350 E San Jacinto #11 · Perris, CA 92571

$137,877

3 bd · 2.0 ba · 1,040 sqft · Manufactured · 75 Days on market

Built 1970 Good condition Est $130k · 6% over

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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 +4.8/15.0
• Rent growth +4.4/5.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks

A beautifully remodeled 3-bedroom home offering comfort, style, and move-in-ready convenience. This well-maintained property features a clean, modern interior with thoughtful updates throughout, creating a fresh and inviting living space. The home boasts a spacious layout with three comfortable bedrooms, ideal for families or anyone needing extra room for a home office or guests. The recent renovations enhance both functionality and aesthetic appeal, with updated finishes that give the home a contemporary feel. Impeccably kept and in excellent condition, this property reflects pride of ownership and is ready for its next occupant to enjoy. Whether you're looking for a cozy primary residence

Key facts

• Community pool
• Built 1970
• Listed 74 days

Property features AI

Finance

• Other: Located in Lake Perris Mobile Home Park; Lot density approx. 0–1 unit per acre
• HOA & community: Monthly land lease of $1,060 (park-managed)

Exterior

• Parking: Assigned carport
• Utilities: Public sewer; District/Public water
• Home design: Double-wide mobile home; Single-story; Mobile home remains on site
• Construction: Built (year per public records); Mobile dimensions approximately 50 ft by 10 ft
• Exterior features: Association pool; Sidewalks

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating
• Interior features: One-level home; Entry on 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 $138k. Condition is rated good.

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 $138k).
• Recommended offer: $130k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 3.6% in Perris — 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 67/100 on livability (#322 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute B; Watch: crime C-, health & safety D, schools F.
• Perris Union High (suburban): math 21% / reading 48% proficiency, ranked #282 of 517 in CA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.7%/yr); 141 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 34% of the median local income ($92k/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 $953 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 + 7.7% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $17k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,604 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.89% ✓
• Cap rate: 15.92%
• Cash-on-cash: 34.37%
• DSCR: 2.53
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $130,000
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
350 E San Jacinto	0.05mi	3/2.0	1,120 (+8%)	4mo	$35,000	$31	82
350 E San Jacinto Ave #112	0.05mi	3/2.0	1,040 (0%)	24mo	$130,000	$125	78
350 E San Jacinto Ave #108	0.05mi	3/2.0	1,152 (+11%)	3mo	$145,000	$126	77
350 E San Jacinto Ave #145	0.05mi	2/2.0 (-1)	1,000 (-4%)	13mo	$96,600	$97	76
350 E San Jacinto Ave #9	0.05mi	3/2.0	1,152 (+11%)	18mo	$159,900	$139	65
350 E San Jacinto Ave #170	0.11mi	3/2.0	1,176 (+13%)	19mo	$128,000	$109	57

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 · 7.69% rent growth · sell at horizon

5-year hold

• IRR: 35.0%
• Equity multiple: 2.58×
• Total profit: $61,004
• Equity at exit: $20,558

10-year hold

• IRR: 44.2%
• Equity multiple: 6.24×
• Total profit: $202,200
• Equity at exit: $11,921

Cash invested: $38,606 (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 92571

• Home prices YoY: -9.4%
• Rents YoY: 7.7%
• Active inventory: 141
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,606 high
• Mortgage (P&I): −$723
• Tax est. 1.5%: −$172 /mo · $2,068/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $1,106

Break-even live

Break-even rent $1,206

Max offer price $137,877

Occupancy floor 53%

Sensitivity live

Price	-10% $1,201	-5% $1,153	+0% $1,106	+5% $1,058	+10% $1,011
Rent	-10% $900	-5% $1,003	+0% $1,106	+5% $1,209	+10% $1,312
Rate	-1.0pp $1,175	-0.5pp $1,141	base $1,106	+0.5pp $1,070	+1.0pp $1,034

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: $34,469
• Closing costs: $4,136
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
342 Wilkerson Ave Perris, CA	2.0	2.0	920	$1,595	$1.73	0d	1	0.28mi
290 Wilson Ave Perris, CA	1.0–3.0	1.0–2.0	875	$1,950	$2.23	0d	7	0.34mi
768 Wilson Ave Perris, CA	3.0	2.5	1500	$4,500	$3.00	3d	1	0.54mi
1093 Johns Rd Perris, CA	3.0	2.0	1100	$2,500	$2.27	16d	1	0.84mi
154 E 11th St Perris, CA	3.0	2.0	1423	$3,333	$2.34	0d	1	0.94mi
876 S D St Perris, CA	2.0	2.5	1300	$2,395	$1.84	0d	1	0.98mi
1355 S Perris Blvd Perris, CA	2.0	1.0	962	$1,975	$2.05	0d	1	1.01mi
128 Elmtree Dr Perris, CA	2.0	1.0	794	$2,300	$2.90	0d	1	1.36mi
1687 Sycamore St Perris, CA	3.0	2.0	1100	$7,500	$6.82	0d	1	1.44mi
1188 Witt St Perris, CA	2.0	1.0	900	$2,800	$3.11	0d	1	1.45mi
2036 Orchard Dr Perris, CA	2.0	2.0	1005	$2,095	$2.08	3d	1	1.48mi
2036 Orchard Dr Perris, CA	2.0	2.0	1005	$2,095	$2.08	3d	1	1.48mi

Listing history 24 events

1. 2026-06-21
   days on market $137,877 Active 75 DOM
2. 2026-06-18
   days on market $137,877 Active 72 DOM
3. 2026-06-17
   days on market $137,877 Active 71 DOM
4. 2026-06-16
   days on market $137,877 Active 70 DOM
5. 2026-06-16
   price $137,877 Active 69 DOM
6. 2026-06-15
   days on market $149,877 Active 69 DOM
7. 2026-06-13
   days on market $149,877 Active 67 DOM
8. 2026-06-13
   days on market $149,877 Active 66 DOM
9. 2026-06-09
   days on market $149,877 Active 63 DOM
10. 2026-06-08
    days on market $149,877 Active 62 DOM
11. 2026-06-07
    days on market $149,877 Active 61 DOM
12. 2026-06-04
    days on market $149,877 Active 58 DOM
13. 2026-06-03
    days on market $149,877 Active 57 DOM
14. 2026-06-02
    days on market $149,877 Active 56 DOM
15. 2026-06-01
    days on market $149,877 Active 55 DOM
16. 2026-05-31
    days on market $149,877 Active 54 DOM
17. 2026-04-07
    listed $154,999 Active
18. 2026-03-30
    historical $154,999
19. 2025-09-29
    historical
20. 2025-09-05
    historical
21. 2025-08-07
    listed $149,999 Active
22. 2025-07-15
    status Active
23. 2025-07-13
    listed $149,000 Active
24. 2025-07-13
    historical

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,270
• − Mortgage interest: −$7,723
• − Property taxes: −$2,068
• − Insurance: −$689
• − Repairs & maintenance: −$2,502
• − Management: −$2,502
• − Depreciation: −$4,011
• Taxable income: $11,775
• Est. tax owed @ 24.0%: −$2,826
• After-tax cash flow: $10,443/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.

Condition & rehab AI · 10 photos

Good 80/100 Cosmetic rehab

This beautifully remodeled 3-bedroom home is move-in ready with modern updates and excellent condition.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and rental value
• Both New window treatments — Enhances curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both New window treatments — Enhances curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Perris Union High
• NCES district ID: 0630210
• Math proficiency: 21% ▲ 2.00%
• Reading proficiency: 48% ▲ 5.00%
• Median HH income: $49,210
• Composite: 29.75/100
• National rank: #6439
• State rank: #282 of 517 in CA

Livability — Perris

• Score: 67/100
• State rank: #322
• US rank: #10902

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perris, CA
• County: Riverside County · 2,287,001 people
• City population: 118,178
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 60,096
• Household income: $92,309
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 1152.0

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 (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 18% Black 9% White 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 70%
• Common ancestry: Lithuanian 1%
• Foreign-born: 30% · Canada, Jamaica
• Languages at home: 34% English-only · Spanish 62% 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: ▼ -43.87%
• Current HPI: 421.3426
• Rent YoY: ▲ 7.69%
• 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

+4.0% since first listed

8 events — show timeline

• 2026-04-07 Listed $154,999 CRMLS
• 2026-03-30 Coming Soon $154,999 CRMLS
• 2025-09-29 Listing Removed — CRMLS
• 2025-09-05 Listing Removed — CRMLS
• 2025-08-07 Listed $149,999 CRMLS
• 2025-07-15 Relisted — CRMLS
• 2025-07-13 Listing Removed — CRMLS
• 2025-07-13 Listed $149,000 CRMLS