53651 US Highway 371 #14 · Anza, CA 92539

$85,000

2 bd · 1.5 ba · 744 sqft · Manufactured · 115 Days on market

Built 1971 Good condition 3,500 sqft lot $114/sqft · 38% below area Est $137k · 38% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.2/5.0

Listing remarks MLS

Recently renovated 2 bedroom 1.5 bathroom manufactured home in Anza Pines Mobile Home Park. Recent renovations include new kitchen, new flooring, new paint, new doors. The home has a spacious floorplan and a fresh move in ready appeal. Come take a look at this home within a tranquil park. Anza is located at 4000 Feet elevation with mild 4 season weather and small town atmosphere. Located in the foothill's mid-way between Temecula and Palm Desert.

Key facts

• New kitchen
• New doors
• New flooring

Tags

• NEW KITCHEN
• NEW FLOORING
• NEW PAINT
• NEW DOORS
• TRANQUIL PARK
• FOOTHILL LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $760 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 3.5% in Anza — 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 45/100 on livability (#1,301 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A-, crime B; Watch: amenities F, commute F, employment D-.
• Hemet Unified (suburban): math 19% / reading 41% proficiency, ranked #360 of 517 in CA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hamilton Elementary (306 students, 81% FRL); Hamilton (math 24% / reading 54%, grade F, #532 of 1,170 statewide, top 48%, 376 students, 77% FRL).
• Market conditions: 155 active listings in the ZIP; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k appreciation (10.0% local appreciation)).
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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: 2.01% ✓
• Cap rate: 17.02%
• Cash-on-cash: 38.32%
• DSCR: 2.71
• GRM: 4.2

CMA / ARV

• ARV (median comp): $136,972
• List price: $85,000
• Delta: -37.94%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.8%
• Equity multiple: 4.98×
• Total profit: $94,727
• Equity at exit: $76,575

10-year hold

• IRR: 47.4%
• Equity multiple: 11.12×
• Total profit: $240,940
• Equity at exit: $165,136

Cash invested: $23,800 (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 92539

• Home prices YoY: 16.5%
• Active inventory: 155
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,706 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $760

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 50%

Sensitivity live

Price	-10% $819	-5% $789	+0% $760	+5% $731	+10% $701
Rent	-10% $625	-5% $693	+0% $760	+5% $827	+10% $895
Rate	-1.0pp $803	-0.5pp $782	base $760	+0.5pp $738	+1.0pp $716

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $85,000 Active 115 DOM
2. 2026-06-18
   days on market $85,000 Active 112 DOM
3. 2026-06-17
   days on market $85,000 Active 111 DOM
4. 2026-06-16
   days on market $85,000 Active 110 DOM
5. 2026-06-15
   days on market $85,000 Active 109 DOM
6. 2026-06-13
   days on market $85,000 Active 107 DOM
7. 2026-06-09
   days on market $85,000 Active 103 DOM
8. 2026-06-08
   days on market $85,000 Active 102 DOM
9. 2026-06-07
   days on market $85,000 Active 101 DOM
10. 2026-06-04
    days on market $85,000 Active 98 DOM
11. 2026-06-03
    days on market $85,000 Active 97 DOM
12. 2026-06-02
    days on market $85,000 Active 96 DOM
13. 2026-06-01
    days on market $85,000 Active 95 DOM
14. 2026-05-31
    days on market $85,000 Active 94 DOM
15. 2026-02-26
    listed $85,000 Active 450-char remark

    Show marketing remark (450 chars)

    Recently renovated 2 bedroom 1.5 bathroom manufactured home in Anza Pines Mobile Home Park. Recent renovations include new kitchen, new flooring, new paint, new doors. The home has a spacious floorplan and a fresh move in ready appeal. Come take a look at this home within a tranquil park. Anza is located at 4000 Feet elevation with mild 4 season weather and small town atmosphere. Located in the foothill's mid-way between Temecula and Palm Desert.

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 8 d/yr ≥95°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,468
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$2,473
• Taxable income: $8,259
• Est. tax owed @ 24.0%: −$1,982
• After-tax cash flow: $7,139/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 · 13 photos

Good 75/100 Cosmetic rehab

This recently renovated mobile home in Anza Pines Mobile Home Park is move-in ready with updated interiors and a fresh exterior. It offers a good condition score and is located in a tranquil park setting.

Value-add opportunities

• Resale Landscaping — Enhances curb appeal and adds value
• Both Painting exterior — Improves curb appeal and resale value
• Both Landscaping and exterior maintenance — Enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Resale Landscaping — Enhances curb appeal and adds value ↑
• Both Painting exterior — Improves curb appeal and resale value ↑
• Both Landscaping and exterior maintenance — Enhances curb appeal and adds 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: Hemet Unified
• NCES district ID: 0616920
• Math proficiency: 19% ▼ -3.00%
• Reading proficiency: 41% ▲ 4.00%
• Median HH income: $39,962
• Composite: 25.16/100
• National rank: #7517
• State rank: #360 of 517 in CA

Livability — Anza

• Score: 45/100
• State rank: #1301
• US rank: #26600

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anza, CA
• Population (ZIP): 3,480

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 54% Hispanic / Latino 36% Two or more races 16% Asian 8% Native American 4%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Italian 6% Lithuanian 4% Slovak 3%
• Foreign-born: 12% · Canada, South Korea, China
• Languages at home: 66% English-only · Spanish 26% Korean 4% Chinese 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: ▲ 46.58%
• Current HPI: 329.4083
• 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

1 event — show timeline

• 2026-02-26 Listed $85,000 CRMLS