4080 Pedley #143 · Jurupa Valley, CA 92509

$190,000

3 bd · 2.0 ba · 1,820 sqft · Manufactured public records · 10 Days on market

Built 1987 Est $184k · 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +6.0/15.0
• Schools +3.1/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1820 sq ft Triple-Wide – Clean, Quiet Community. Move-in ready with open-concept living, tons of natural light + sunrise hill views. * * Inside: * * 3 bed + flexible 4th room with bar & fireplace. Master suite has walk-in closet, corner windows for a cozy reading nook, and private ensuite with stand-up shower + Jacuzzi tub. * * Kitchen & Laundry: * * Updated kitchen with tile counters, self-cleaning oven, and tons of cabinets. Separate laundry hallway with extra storage. * * Outside: * * Fenced backyard for grilling + dog runner. Pet friendly with guest parking + RV/boat storage lot. Well-kept park with great neighbors. No private land needed. Must come see it to

Key facts

• Built in bar
• Open concept
• Bonus room

Tags

• OPEN CONCEPT
• BONUS ROOM
• BUILT IN BAR
• NEWLY REDONE KITCHEN
• POOL
• JACUZZI

Property features AI

Finance

• Other: Located north of Mission Ave and south of the 60 Freeway; Curbs in community
• HOA & community: Land lease: $1,800 per month (seller provided)

Exterior

• Parking: Located in Bravo Estates mobile home park
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Mobile home remains on lot; Entry on front side
• Construction: Built by builder (year source: Builder); Mobile home dimensions approximately 34' x 60'
• Exterior features: Community pool; Front and back yard

Interior

• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: Front entry; One-level home; Community spa
• Laundry & utility: Inside laundry in a dedicated room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Cap rate 13.2% vs local median 2.9% in Jurupa Valley — 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 49/100 on livability (#1,170 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A-; Watch: schools F, amenities F, commute F.
• Jurupa Unified (suburban): math 25% / reading 38% proficiency, ranked #953 of 1,400 in CA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.3%/yr); 202 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 35% of the median local income ($95k/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 $6k 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 + 1.3% rent growth), your $53k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,000

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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.47% ✓
• Cap rate: 13.19%
• Cash-on-cash: 24.64%
• DSCR: 2.10
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $183,820
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4080 Pedley Rd #89	0.00mi	3/2.0	1,820 (0%)	20mo	$100,000	$55	83
4080 Pedley Rd #182	0.00mi	2/2.0 (-1)	1,664 (-9%)	14mo	$130,000	$78	69
4080 Pedley Rd #8	0.00mi	3/2.0	1,642 (-10%)	18mo	$184,000	$112	68
4080 Pedley Rd Unit 28A	0.00mi	2/2.0 (-1)	1,646 (-10%)	14mo	$166,000	$101	67
4080 Pedley Rd #6	0.00mi	2/2.0 (-1)	1,680 (-8%)	21mo	$160,000	$95	65
4080 pedley #191	0.00mi	4/2.0 (+1)	1,584 (-13%)	20mo	$150,000	$95	57
4041 Pedley Rd #133	0.23mi	3/2.0	1,584 (-13%)	17mo	$112,500	$71	53
3700 Quartz Canyon Rd #82	0.59mi	3/2.0	1,568 (-14%)	6mo	$180,000	$115	44
4041 Pedley Rd #149	0.31mi	4/2.0 (+1)	1,580 (-13%)	20mo	$220,000	$139	42
3700 Quartz Canyon Rd #123	0.59mi	3/2.0	1,568 (-14%)	12mo	$199,000	$127	39

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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 1.64×
• Total profit: $34,017
• Equity at exit: $28,330

10-year hold

• IRR: 23.6%
• Equity multiple: 2.89×
• Total profit: $100,309
• Equity at exit: $16,428

Cash invested: $53,200 (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 92509

• Rents YoY: 1.3%
• Active inventory: 202
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,801 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$45 /mo · $540/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $1,092

Break-even live

Break-even rent $1,418

Max offer price $190,000

Occupancy floor 56%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3892 Kenneth St Jurupa Valley, CA	3.0	2.0	1700	$3,000	$1.76	44d	1	0.67mi

Listing history 9 events

1. 2026-06-18
   days on market $190,000 Active 10 DOM
2. 2026-06-17
   remarks 685-char remark
3. 2026-06-17
   days on market $190,000 Active 9 DOM
4. 2026-06-16
   days on market $190,000 Active 8 DOM
5. 2026-06-15
   remarks 645-char remark
6. 2026-06-15
   days on market $190,000 Active 7 DOM
7. 2026-06-13
   days on market $190,000 Active 5 DOM
8. 2026-06-13
   remarks 631-char remark
9. 2026-06-13
   listed $190,000 Active 4 DOM

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $540 · $45/mo
• Projected year-2 tax: $1,444 · $120/mo
• Expected delta: +$904/yr (+$75/mo · 167.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,611
• − Mortgage interest: −$10,643
• − Property taxes: −$540
• − Insurance: −$950
• − Repairs & maintenance: −$2,689
• − Management: −$2,689
• − Depreciation: −$5,527
• Taxable income: $10,574
• Est. tax owed @ 24.0%: −$2,538
• After-tax cash flow: $10,569/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: Jurupa Unified
• NCES district ID: 0619260
• Math proficiency: 25% ▲ 2.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $58,100
• Composite: 30.97/100
• National rank: #11327
• State rank: #953 of 1400 in CA

Livability — Jurupa Valley

• Score: 49/100
• State rank: #1170
• US rank: #25915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jurupa Valley, CA
• County: Riverside County · 2,287,001 people
• City population: 119,165
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 81,182
• Household income: $95,355
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 1694.0

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: Predominantly Hispanic (74%)
• Race & ethnicity: Hispanic / Latino 74% White 17% Two or more races 16% Black 4% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Lithuanian 1%
• Foreign-born: 28% · Canada, China, Vietnam
• Languages at home: 42% English-only · Spanish 54% Other Indo-European 1% Tagalog/Filipino 1%

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: ▼ -374.91%
• Current HPI: 464.8939
• Rent YoY: ▲ 1.31%
• 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

1 event — show timeline

• 2026-06-08 Listed $190,000 CRMLS

Property tax history

-2.4%/yr

Latest (2025): $540 · +5.4% YoY. Source: county tax records.