10320 Calimesa Blvd #248 · Calimesa, CA 92320

$134,500

2 bd · 1.0 ba · 1,440 sqft · Manufactured public records · 116 Days on market

Built 1968 $93/sqft · 48% below area Est $261k · 48% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a move in ready home? This may be what you have been searching for! A splendid corner unit in a beautifully maintained 55+ community with wide streets and magnificent mountain views. Open living area; fresh paint; built in dining room hatch; accessible wider hallway; main bedroom with beautiful barn door closet doors; refrigerator, range (stove and oven), microwave, dishwasher, garbage disposal all included; central air and heat plus ceiling fans included; indoor laundry with washer and dryer included; 3-car full length covered carport; attached bonus work room which can be used for motorcycle/bike parking, work station, den, workout room, playroom, etc; fully covered patio with serene panorama; nice backyard storage shed; fenced yard and more. Park amenities include a nice club house, swimming pool, jacuzzi, picnic and game areas, billiards, exercise room, additional community laundry facilities and much more. The community is accessible to freeways and shopping in beautiful Calimesa. This desirable home in this sought after community can all be yours today for a low monthly space rent of $622.70. What are you waiting for? Come visit us today!

Key facts

• 3 parking spots
• Community pool
• Built 1968

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $134k.

Deal economics

• At list price, monthly cash flow is $912 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $122k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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.
• Beaumont Unified (suburban): math 32% / reading 60% proficiency, ranked #168 of 517 in CA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 67 active listings in the ZIP; 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 $930 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 $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 15y ago; this cycle's ask has dropped $18k (12%) 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 8→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,395 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 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 1968 — 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 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?
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: 1.73% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.04%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (median comp): $260,811
• List price: $134,500
• Delta: -48.43%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10320 Calimesa Blvd #260	0.00mi	2/2.0	1,440 (0%)	13mo	$130,000	$90	85
10320 Calimesa Blvd, SPC 267	0.00mi	2/2.0	1,440 (0%)	18mo	$127,500	$89	81
9597 Rosedale	0.60mi	2/2.0	1,440 (0%)	5mo	$290,000	$201	64
10320 Calimesa #257	0.20mi	2/2.0	1,248 (-13%)	2mo	$80,000	$64	63
10320 Calimesa Blvd #98	0.35mi	2/2.0	1,394 (-3%)	18mo	$155,000	$111	59
10320 Calimesa Blvd #362	0.42mi	2/2.0	1,344 (-7%)	18mo	$97,000	$72	50
9518 Crestknoll Dr	0.67mi	2/2.0	1,440 (0%)	18mo	$334,000	$232	50
9699 Crestknoll Dr	0.67mi	2/2.0	1,344 (-7%)	11mo	$195,000	$145	45
10320 Calimesa Blvd #53	0.42mi	2/2.0	1,248 (-13%)	12mo	$138,000	$111	44
9677 Terra Linda	0.51mi	3/2.0 (+1)	1,636 (+14%)	3mo	$359,000	$219	42
10320 Calimesa Blvd #58	0.34mi	2/2.0	1,225 (-15%)	18mo	$193,500	$158	40
9465 Sharon Way	0.69mi	3/2.0 (+1)	1,618 (+12%)	1mo	$360,000	$222	37

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: 23.4%
• Equity multiple: 1.96×
• Total profit: $36,296
• Equity at exit: $20,054

10-year hold

• IRR: 31.4%
• Equity multiple: 3.83×
• Total profit: $106,504
• Equity at exit: $11,629

Cash invested: $37,660 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,330 medium
• Mortgage (P&I): −$705
• Tax est. 1.5%: −$168 /mo · $2,018/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $912

Break-even live

Break-even rent $1,177

Max offer price $134,500

Occupancy floor 56%

Sensitivity live

Price	-10% $1,004	-5% $958	+0% $912	+5% $865	+10% $819
Rent	-10% $727	-5% $819	+0% $912	+5% $1,004	+10% $1,096
Rate	-1.0pp $979	-0.5pp $946	base $912	+0.5pp $877	+1.0pp $841

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: $33,625
• Closing costs: $4,035
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-18
   days on market $134,500 Active 116 DOM
2. 2026-06-17
   days on market $134,500 Active 115 DOM
3. 2026-06-16
   days on market $134,500 Active 114 DOM
4. 2026-06-15
   days on market $134,500 Active 113 DOM
5. 2026-06-13
   days on market $134,500 Active 111 DOM
6. 2026-06-13
   days on market $134,500 Active 110 DOM
7. 2026-06-09
   days on market $134,500 Active 107 DOM
8. 2026-06-08
   days on market $134,500 Active 106 DOM
9. 2026-06-07
   days on market $134,500 Active 105 DOM
10. 2026-06-04
    days on market $134,500 Active 102 DOM
11. 2026-06-03
    days on market $134,500 Active 101 DOM
12. 2026-06-02
    days on market $134,500 Active 100 DOM
13. 2026-06-01
    days on market $134,500 Active 99 DOM
14. 2026-05-31
    days on market $134,500 Active 98 DOM
15. 2026-03-07
    price $134,500 1174-char remark

    Show marketing remark (1174 chars)

    Looking for a move in ready home? This may be what you have been searching for! A splendid corner unit in a beautifully maintained 55+ community with wide streets and magnificent mountain views. Open living area; fresh paint; built in dining room hatch; accessible wider hallway; main bedroom with beautiful barn door closet doors; refrigerator, range (stove and oven), microwave, dishwasher, garbage disposal all included; central air and heat plus ceiling fans included; indoor laundry with washer and dryer included; 3-car full length covered carport; attached bonus work room which can be used for motorcycle/bike parking, work station, den, workout room, playroom, etc; fully covered patio with serene panorama; nice backyard storage shed; fenced yard and more. Park amenities include a nice club house, swimming pool, jacuzzi, picnic and game areas, billiards, exercise room, additional community laundry facilities and much more. The community is accessible to freeways and shopping in beautiful Calimesa. This desirable home in this sought after community can all be yours today for a low monthly space rent of $622.70. What are you waiting for? Come visit us today!

16. 2026-03-07
    price $134,000 1174-char remark

    Show marketing remark (1174 chars)

    Looking for a move in ready home? This may be what you have been searching for! A splendid corner unit in a beautifully maintained 55+ community with wide streets and magnificent mountain views. Open living area; fresh paint; built in dining room hatch; accessible wider hallway; main bedroom with beautiful barn door closet doors; refrigerator, range (stove and oven), microwave, dishwasher, garbage disposal all included; central air and heat plus ceiling fans included; indoor laundry with washer and dryer included; 3-car full length covered carport; attached bonus work room which can be used for motorcycle/bike parking, work station, den, workout room, playroom, etc; fully covered patio with serene panorama; nice backyard storage shed; fenced yard and more. Park amenities include a nice club house, swimming pool, jacuzzi, picnic and game areas, billiards, exercise room, additional community laundry facilities and much more. The community is accessible to freeways and shopping in beautiful Calimesa. This desirable home in this sought after community can all be yours today for a low monthly space rent of $622.70. What are you waiting for? Come visit us today!

17. 2026-02-22
    listed $152,500 Active 1174-char remark

    Show marketing remark (1174 chars)

    Looking for a move in ready home? This may be what you have been searching for! A splendid corner unit in a beautifully maintained 55+ community with wide streets and magnificent mountain views. Open living area; fresh paint; built in dining room hatch; accessible wider hallway; main bedroom with beautiful barn door closet doors; refrigerator, range (stove and oven), microwave, dishwasher, garbage disposal all included; central air and heat plus ceiling fans included; indoor laundry with washer and dryer included; 3-car full length covered carport; attached bonus work room which can be used for motorcycle/bike parking, work station, den, workout room, playroom, etc; fully covered patio with serene panorama; nice backyard storage shed; fenced yard and more. Park amenities include a nice club house, swimming pool, jacuzzi, picnic and game areas, billiards, exercise room, additional community laundry facilities and much more. The community is accessible to freeways and shopping in beautiful Calimesa. This desirable home in this sought after community can all be yours today for a low monthly space rent of $622.70. What are you waiting for? Come visit us today!

18. 2026-02-18
    historical
19. 2026-01-04
    price $148,500
20. 2025-12-13
    listed $154,500 Active
21. 2025-11-12
    historical
22. 2025-11-06
    price $147,000
23. 2025-10-25
    price $154,900
24. 2025-09-19
    status Active
25. 2025-09-14
    historical Active Under Contract
26. 2025-08-23
    listed $159,900 Active
27. 2025-04-14
    status Active
28. 2025-04-01
    price $129,500
29. 2025-03-19
    listed $134,000 Active
30. 2025-03-04
    historical
31. 2025-01-15
    status Active
32. 2025-01-15
    price $137,500
33. 2024-09-12
    listed $140,000 Active
34. 2012-02-09
    historical
35. 2012-02-08
    status Active
36. 2012-01-16
    status Backup Offers Accepted
37. 2011-12-06
    price $8,900
38. 2011-11-02
    listed $9,900 Active

ⓘ 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 7/10 Severe 8 d/yr ≥101°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,965
• − Mortgage interest: −$7,534
• − Property taxes: −$2,018
• − Insurance: −$672
• − Repairs & maintenance: −$2,237
• − Management: −$2,237
• − Depreciation: −$3,913
• Taxable income: $9,354
• Est. tax owed @ 24.0%: −$2,245
• After-tax cash flow: $8,693/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: Beaumont Unified
• NCES district ID: 0604290
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 60% ▲ 11.00%
• Median HH income: $60,635
• Composite: 40.37/100
• National rank: #3736
• State rank: #168 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

+1258.6% since first listed

24 events — show timeline

• 2026-03-07 Price Changed $134,500 CRMLS
• 2026-03-07 Price Changed $134,000 CRMLS
• 2026-02-22 Listed $152,500 CRMLS
• 2026-02-18 Listing Removed — CRMLS
• 2026-01-04 Price Changed $148,500 CRMLS
• 2025-12-13 Listed $154,500 CRMLS
• 2025-11-12 Listing Removed — CRMLS
• 2025-11-06 Price Changed $147,000 CRMLS
• 2025-10-25 Price Changed $154,900 CRMLS
• 2025-09-19 Relisted — CRMLS
• 2025-09-14 Contingent — CRMLS
• 2025-08-23 Listed $159,900 CRMLS
• 2025-04-14 Relisted — CRMLS
• 2025-04-01 Price Changed $129,500 CRMLS
• 2025-03-19 Listed $134,000 CRMLS
• 2025-03-04 Listing Removed — CRMLS
• 2025-01-15 Relisted — CRMLS
• 2025-01-15 Price Changed $137,500 CRMLS
• 2024-09-12 Listed $140,000 CRMLS
• 2012-02-09 Listing Removed — CRMLS
• 2012-02-08 Relisted — CRMLS
• 2012-01-16 Pending — CRMLS
• 2011-12-06 Price Changed $8,900 CRMLS
• 2011-11-02 Listed $9,900 CRMLS

Property tax history

-6.1%/yr

Latest (2025): $119 · +2.3% YoY. Source: county tax records.