3701 Fillmore #108 · Riverside, CA 92505

$160,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 8 Days on market

Built 1983 Est $160k · at est.

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.4/15.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clean, sharp, spacious Fleetwood mobile home located in Rancho Riverside MHP. Lovely family park with pets and children welcome in a gated community setting. Newly built, highly recommended elementary school. Sellers sent their kids there and loved it! 3 bedroom, 2 baths, 1248 sq ft with indoor laundry and central ht & a/c. Pool, playground, rec room with pool tables, and brand new workout room fully equipped. Plenty of parking space for two cars and shed stays. Washer & dryer stay, too.

Key facts

• 2 parking spots
• Community pool
• Built 1983

Property features AI

Finance

• Other: Park name: Rancho Riverside
• Financial info: Land lease of $1,285 per month (seller provided source); Rent includes: none
• HOA & community: Community amenities include pool, clubhouse, gym/exercise room, and pet rules; Sidewalks in the neighborhood; Manager approval required for residency; Breed restrictions apply to pets

Exterior

• Parking: Carport with space for 2 vehicles; Located in Rancho Riverside mobile home park
• Utilities: Public sewer; Water source: see remarks
• Home design: Mobile home (model 3523B); Double-wide body type; Single-story
• Construction: Mobile home remains on site; Mobile dimensions approximately 12' x 52'; Year built information: Other
• Exterior features: Community pool; No landscaping

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling; Forced air heating
• Interior features: One-level home with front entry; Entry located at the front
• Laundry & utility: Community laundry available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Cap rate 13.8% vs local median 3.0% in Riverside — 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 66/100 on livability (#337 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, commute B+; Watch: schools C-, health & safety D, crime F.
• Alvord Unified (urban): math 28% / reading 42% proficiency, ranked #852 of 1,400 in CA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.5%/yr); 63 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 38% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 4.5% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y ago; this cycle's ask is 357% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $27k; list at $160k implies a 495% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
3. 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.
4. 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.
5. 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: 1.67% ✓
• Cap rate: 13.80%
• Cash-on-cash: 26.82%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $159,744
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3701 Fillmore St #32	0.00mi	3/2.0	1,254 (+0%)	2mo	$160,000	$128	98

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 · 4.47% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 1.93×
• Total profit: $41,885
• Equity at exit: $23,857

10-year hold

• IRR: 31.3%
• Equity multiple: 4.03×
• Total profit: $135,673
• Equity at exit: $13,834

Cash invested: $44,800 (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 92505

• Rents YoY: 4.5%
• Active inventory: 63
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,667 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $1,001

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,112	-5% $1,057	+0% $1,001	+5% $946	+10% $891
Rent	-10% $791	-5% $896	+0% $1,001	+5% $1,107	+10% $1,212
Rate	-1.0pp $1,082	-0.5pp $1,042	base $1,001	+0.5pp $960	+1.0pp $918

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11207 Magnolia Ave Riverside, CA	2.0	2.0	1200	$2,250	$1.88	25d	1	0.15mi
11520 Magnolia Ave Riverside, CA	1.0–3.0	1.0–2.0	902	$4,512	$5.00	0d	7	0.26mi
3900 Fir Tree Dr Riverside, CA	1.0–2.0	1.0–2.0	789	$2,695	$3.42	0d	6	0.28mi
3935 La Sierra Ave Riverside, CA	1.0–2.0	1.0	747	$2,288	$3.06	2d	11	0.47mi
3850 Skofstad St Riverside, CA	1.0–2.0	1.0–2.0	880	$2,135	$2.43	25d	2	0.47mi
11330 Indiana Ave Unit 1 Riverside, CA	4.0	3.0	1300	$885	$0.68	25d	1	0.50mi
3957 Pierce St Riverside, CA	1.0–2.0	1.0–2.0	845	$2,795	$3.31	0d	24	0.68mi
4259 Redstar Ct Riverside, CA	3.0	2.0	1178	$3,000	$2.55	15d	1	0.68mi
4259 Redstar Ct Riverside, CA	3.0	2.0	1178	$3,000	$2.55	25d	1	0.68mi
4259 Redstar Ct Riverside, CA	3.0	2.0	1178	$3,000	$2.55	6d	1	0.68mi
4259 Redstar Ct Riverside, CA	3.0	2.0	1178	$3,000	$2.55	21d	1	0.68mi
3411 Grande Vista Pkwy Riverside, CA	1.0–2.0	1.0–2.0	1044	$2,850	$2.73	0d	11	0.70mi
11249 Heathrow Dr Riverside, CA	3.0	3.0	1421	$2,795	$1.97	0d	1	0.76mi
3874 Polk St Unit F Riverside, CA	2.0	2.0	1211	$2,700	$2.23	15d	1	0.86mi
3944 Polk St Unit B Riverside, CA	3.0	2.5	1481	$3,000	$2.03	5d	1	0.90mi
3984 Polk St Unit C Riverside, CA	3.0	2.5	1394	$2,795	$2.01	20d	1	0.92mi
4301 La Sierra Ave Riverside, CA	2.0	2.0	833	$2,335	$2.80	3d	1	0.95mi
10743 Cass St Riverside, CA	3.0	2.0	1228	$2,400	$1.95	2d	1	0.95mi
11711 Collett Ave Riverside, CA	1.0–3.0	1.0–2.0	1018	$4,241	$4.16	0d	22	0.96mi
3941 Polk St Riverside, CA	1.0–2.0	1.0–2.0	645	$1,498	$2.32	0d	4	1.00mi
3845 Polk St Riverside, CA	1.0–2.0	1.0–2.0	773	$2,573	$3.33	0d	9	1.04mi
10601 Diana Ave Riverside, CA	2.0	2.0	964	$2,100	$2.18	0d	3	1.05mi
4655 Minnier Ave Riverside, CA	2.0	1.0	850	$2,014	$2.37	44d	1	1.05mi
3572 Banbury Dr Riverside, CA	2.0	1.0–2.0	949	$2,212	$2.33	6d	4	1.09mi
10652 Burton St Unit A Riverside, CA	2.0	1.0	800	$1,895	$2.37	44d	1	1.10mi
3516 Banbury Dr Riverside, CA	1.0–2.0	1.0–2.0	846	$2,250	$2.66	15d	7	1.13mi
4655 Sierra Vista Ave Riverside, CA	1.0–3.0	1.0–2.0	950	$3,394	$3.57	0d	12	1.16mi
4408 Ambs Dr Riverside, CA	3.0	2.0	1470	$3,040	$2.07	44d	1	1.17mi
10566 Hole Ave Riverside, CA	2.0	1.0	925	$2,238	$2.42	0d	13	1.22mi
4725 Sierra Vista Ave Riverside, CA	1.0–2.0	1.0–2.0	785	$2,890	$3.68	0d	9	1.27mi
4635 Mitchell Ave Riverside, CA	2.0	2.0	925	$2,417	$2.61	44d	2	1.29mi
4564 Jones Ave Riverside, CA	2.0	2.0	988	$2,300	$2.33	0d	2	1.34mi
4848 Doane Ave Unit Back House Riverside, CA	3.0	1.0	1000	$2,295	$2.29	25d	1	1.42mi

Listing history 6 events

1. 2026-06-04
   days on market $160,000 Active 8 DOM
2. 2026-06-03
   days on market $160,000 Active 7 DOM
3. 2026-06-02
   days on market $160,000 Active 6 DOM
4. 2026-06-01
   days on market $160,000 Active 5 DOM
5. 2026-05-31
   remarks 664-char remark
6. 2026-05-31
   listed $160,000 Active 4 DOM

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,004
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,560
• − Management: −$2,560
• − Depreciation: −$4,655
• Taxable income: $10,067
• Est. tax owed @ 24.0%: −$2,416
• After-tax cash flow: $9,599/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: Alvord Unified
• NCES district ID: 0602430
• Math proficiency: 28% ▲ 1.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $58,965
• Composite: 33.81/100
• National rank: #10383
• State rank: #852 of 1400 in CA

Livability — Riverside

• Score: 66/100
• State rank: #337
• US rank: #11613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverside, CA
• County: Riverside County · 2,287,001 people
• City population: 367,890
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 53,419
• Household income: $84,906
• Rent vs Own: 48.5% rent · 51.5% own
• Severe rent burden: 1940.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 60% White 20% Two or more races 17% Asian 10% Black 6% Native American 1%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Scandinavian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 29% · Canada, Vietnam, South Korea
• Languages at home: 40% English-only · Spanish 47% Other Indo-European 4% Vietnamese 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: ▼ -379.14%
• Current HPI: 405.3408
• Rent YoY: ▲ 4.47%
• Metro: Riverside-San Bernardino-Ontario, CA
• 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

+357.1% since first listed

9 events — show timeline

• 2026-05-31 Relisted — CRMLS
• 2026-05-16 Relisted — CRMLS
• 2026-03-29 Relisted — CRMLS
• 2026-01-26 Coming Soon $160,000 CRMLS
• 2010-08-23 Sold (MLS) $26,900 CRMLS
• 2010-06-18 Pending — CRMLS
• 2010-02-02 Price Changed $29,900 CRMLS
• 2009-11-18 Price Changed $32,500 CRMLS
• 2009-10-09 Listed $35,000 CRMLS

Property tax history

-4.3%/yr

Latest (2025): $257 · +3.3% YoY. Source: county tax records.