1134 Villa Calimesa #26 · Calimesa, CA 92320

$130,000

3 bd · 2.0 ba · 925 sqft · Manufactured · 31 Days on market

Built 2024 Est $100k · 30% over

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Schools +3.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

A VERY ATTRACTIVE WELL MAINTAINED HOME WITH LIGHT NATURAL COLORED PANELING AND FLOOR TO CEILING, ATTRACTIVE DRAPERIES IN LIVING ROOM AND DINING ROOM. VERY NICELY FURNISHED AND MOST EVERYTHING INCLUDED IN PRICE, ORGAN TOO. SHOW THIS INSIDE AND I PROMISE YOU IT WILL PRETTY MUCH SELL ITSELF. HAS TWO SHEDS, ALSO. SPACE IS ACTUALLY C-26.

Key facts

• Gated community
• Clubhouse
• Spa

Tags

• GATED COMMUNITY
• POOL
• SPA
• CLUBHOUSE

Property features AI

Finance

• Other: Parcel number: 009733055; Located near I-10/Calimesa
• Financial info: Land lease: $2,272 monthly; Manager approval required
• HOA & community: Suburban community

Exterior

• Parking: Located in Las Palomas Estates (park community)
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Mobile home remains on site; Mobile dimensions approximately 24' x 40'
• Construction: Year built (builder source)
• Exterior features: Community pool; Sprinkler system

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Entry on the first level
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 6.7% in Calimesa — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 55/100 on livability (#865 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A-, employment B; Watch: health & safety D+, schools D, amenities F.
• Yucaipa-Calimesa Joint Unified (suburban): math 32% / reading 55% proficiency, ranked #195 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 67 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $25k; list at $130k implies a 420% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.28% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.82%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $99,900
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1134 Villa Calimesa Ln #58	0.00mi	3/2.0	960 (+4%)	1mo	$165,000	$172	93
1134 Villa Calimesa Ln #95	0.00mi	3/2.0	925 (0%)	10mo	$100,000	$108	92
1134 Villa Calimesa Ln #39	0.00mi	3/2.0	960 (+4%)	7mo	$95,000	$99	88
1134 Villa Calimesa #106	0.00mi	2/2.0 (-1)	960 (+4%)	2mo	$42,500	$44	87
1134 Villa Calimesa Ln #50	0.00mi	3/2.0	920 (-0%)	16mo	$100,000	$109	86
1134 Villa Calimesa Ln #87	0.00mi	3/2.0	925 (0%)	22mo	$80,000	$86	81
1134 Villa Calimesa Ln #70	0.00mi	2/1.0 (-1)	840 (-9%)	15mo	$99,000	$118	63
1134 Villa Calimesa Ln #102	0.09mi	2/1.0 (-1)	840 (-9%)	17mo	$89,000	$106	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.16×
• Total profit: $5,668
• Equity at exit: $19,383

10-year hold

• IRR: 13.5%
• Equity multiple: 2.08×
• Total profit: $39,430
• Equity at exit: $11,240

Cash invested: $36,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 92320

• Home prices YoY: -22.2%
• Active inventory: 67
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,668 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $419

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 70%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
947 Park Ave Calimesa, CA	2.0	1.0	800	$1,600	$2.00	15d	1	0.67mi
13645 5th St #75 Yucaipa, CA	2.0	2.0	890	$1,700	$1.91	44d	1	0.95mi
213 W County Line Rd #5 Calimesa, CA	2.0	2.0	950	$1,750	$1.84	11d	1	1.44mi

Listing history 19 events

1. 2026-06-18
   days on market $130,000 Active 31 DOM
2. 2026-06-17
   days on market $130,000 Active 30 DOM
3. 2026-06-16
   days on market $130,000 Active 29 DOM
4. 2026-06-15
   days on market $130,000 Active 28 DOM
5. 2026-06-13
   days on market $130,000 Active 26 DOM
6. 2026-06-13
   days on market $130,000 Active 25 DOM
7. 2026-06-09
   days on market $130,000 Active 22 DOM
8. 2026-06-08
   days on market $130,000 Active 21 DOM
9. 2026-06-07
   days on market $130,000 Active 20 DOM
10. 2026-06-04
    days on market $130,000 Active 17 DOM
11. 2026-06-03
    days on market $130,000 Active 16 DOM
12. 2026-06-02
    days on market $130,000 Active 15 DOM
13. 2026-06-01
    days on market $130,000 Active 14 DOM
14. 2026-05-31
    days on market $130,000 Active 13 DOM
15. 2026-05-18
    listed $130,000 Active
16. 2006-08-28
    historical
17. 2006-05-27
    listed $49,900
18. 2004-04-19
    soldstatus $25,000 334-char remark

    Show marketing remark (334 chars)

    A VERY ATTRACTIVE WELL MAINTAINED HOME WITH LIGHT NATURAL COLORED PANELING AND FLOOR TO CEILING, ATTRACTIVE DRAPERIES IN LIVING ROOM AND DINING ROOM. VERY NICELY FURNISHED AND MOST EVERYTHING INCLUDED IN PRICE, ORGAN TOO. SHOW THIS INSIDE AND I PROMISE YOU IT WILL PRETTY MUCH SELL ITSELF. HAS TWO SHEDS, ALSO. SPACE IS ACTUALLY C-26.

19. 2003-12-19
    listed $25,000 334-char remark

    Show marketing remark (334 chars)

    A VERY ATTRACTIVE WELL MAINTAINED HOME WITH LIGHT NATURAL COLORED PANELING AND FLOOR TO CEILING, ATTRACTIVE DRAPERIES IN LIVING ROOM AND DINING ROOM. VERY NICELY FURNISHED AND MOST EVERYTHING INCLUDED IN PRICE, ORGAN TOO. SHOW THIS INSIDE AND I PROMISE YOU IT WILL PRETTY MUCH SELL ITSELF. HAS TWO SHEDS, ALSO. SPACE IS ACTUALLY C-26.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,016
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$3,782
• Taxable income: $3,150
• Est. tax owed @ 24.0%: −$756
• After-tax cash flow: $4,276/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Yucaipa-Calimesa Joint Unified
• NCES district ID: 0643560
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 55% ▲ 6.00%
• Median HH income: $58,243
• Composite: 38.09/100
• National rank: #4277
• State rank: #195 of 517 in CA

Livability — Calimesa

• Score: 55/100
• State rank: #865
• US rank: #23579

Category grades

Amenities F Commute F Cost of living F Crime A- Employment B Housing A+ Health & safety D+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calimesa, CA
• City population: 10,680
• Population (ZIP): 10,680

Population outlook (Riverside County) Hauer SSP2

• Today (2025): 2,664,475 people
• By 2030: 2,802,692 · +5.2%
• By 2040: 3,050,904 · +14.5%
• By 2050: 3,256,783 · +22.2%
• By 2075: 3,655,058 · +37.2%
• By 2100: 3,766,594 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 57% Hispanic / Latino 31% Two or more races 12% Asian 3% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 12% Tagalog/Filipino 2%

Political lean MEDSL · Riverside

• 2024 margin: Toss-up / Even · D 48.0% · R 49.3% · Other 2.6%
• 2008→2024 swing: -3.6pp toward R · 2008: 2.3pp · 2024: -1.3pp
• All cycles: 2024: R+1.3 2020: D+8.0 2016: D+4.3 2012: R+0.4 2008: D+2.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -104.13%
• Current HPI: 364.3627
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+420.0% since first listed

5 events — show timeline

• 2026-05-18 Listed $130,000 CRMLS
• 2006-08-28 Listing Removed — CRMLS
• 2006-05-27 Listed $49,900 CRMLS
• 2004-04-19 Sold (MLS) $25,000 CRMLS
• 2003-12-19 Listed $25,000 CRMLS