1134 Villa Calimesa #46 · Calimesa, CA 92320

$140,000

3 bd · 2.0 ba · 960 sqft · Manufactured · 154 Days on market

Built 2021 Fair condition 23 ac lot $146/sqft · 42% above area Est $99k · 42% over

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Why this score? — see what drove the C 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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Schools +3.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to Las Palomas Estates! This inviting single-family modular home offers an excellent opportunity to enjoy comfortable, modern living. Featuring 3 spacious bedrooms, 2 full bathrooms, and a convenient indoor laundry room, the layout is both functional and welcoming. The home showcases wood laminate flooring throughout and dual-pane windows, creating a sleek, contemporary feel. The kitchen is beautifully appointed with granite countertops, perfect for everyday living and entertaining. Step outside to a private, fenced backyard that provides both privacy and space for outdoor enjoyment. A covered two-car carport offers protection from the elements and added convenience. Residents of Las Palomas Estates enjoy access to community amenities including a clubhouse, swimming pool and spa, and a playground. Buyer must be approved by park management and is subject to the land lease fee. For more information please contact the listing agent directly.

Key facts

• Clubhouse
• Dual-pane windows
• Granite countertops

Tags

• WOOD LAMINATE FLOORING
• DUAL-PANE WINDOWS
• GRANITE COUNTERTOPS
• PRIVATE FENCED BACKYARD
• COVERED TWO-CAR CARPORT
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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.
• Yucaipa-Calimesa Joint Unified (suburban): math 32% / reading 55% proficiency, ranked #195 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 67 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $968 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 $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $90k; list at $140k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.20% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.40%
• DSCR: 1.64
• GRM: 6.9

CMA / ARV

• ARV (median comp): $98,684
• List price: $140,000
• Delta: 41.87%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1134 Villa Calimesa Ln #58	0.00mi	3/2.0	960 (0%)	1mo	$165,000	$172	99
1134 Villa Calimesa Ln #39	0.00mi	3/2.0	960 (0%)	7mo	$95,000	$99	94
1134 Villa Calimesa #106	0.00mi	2/2.0 (-1)	960 (0%)	2mo	$42,500	$44	93
1134 Villa Calimesa Ln #95	0.00mi	3/2.0	925 (-4%)	10mo	$100,000	$108	86
1134 Villa Calimesa Ln #50	0.00mi	3/2.0	920 (-4%)	16mo	$100,000	$109	80
1134 Villa Calimesa Ln Spc 52	0.00mi	3/2.0	1,080 (+12%)	3mo	$89,000	$82	77
1134 Villa Calimesa Ln #87	0.00mi	3/2.0	925 (-4%)	22mo	$80,000	$86	75
1134 Villa Calimesa Ln #70	0.00mi	2/1.0 (-1)	840 (-12%)	15mo	$99,000	$118	58
1134 Villa Calimesa Ln #102	0.09mi	2/1.0 (-1)	840 (-12%)	17mo	$89,000	$106	52

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: 4.8%
• Equity multiple: 1.18×
• Total profit: $7,232
• Equity at exit: $20,874

10-year hold

• IRR: 14.2%
• Equity multiple: 2.14×
• Total profit: $44,709
• Equity at exit: $12,105

Cash invested: $39,200 (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 92320

• Home prices YoY: -22.2%
• Active inventory: 67
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,684 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$68 /mo · $814/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $470

Break-even live

Break-even rent $1,089

Max offer price $140,000

Occupancy floor 67%

Sensitivity live

Price	-10% $550	-5% $510	+0% $470	+5% $431	+10% $391
Rent	-10% $337	-5% $404	+0% $470	+5% $537	+10% $603
Rate	-1.0pp $541	-0.5pp $506	base $470	+0.5pp $434	+1.0pp $397

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
947 Park Ave Calimesa, CA	2.0	1.0	800	$1,600	$2.00	15d	1	0.67mi
13645 5th St #75 Yucaipa, CA	2.0	2.0	890	$1,700	$1.91	44d	1	0.95mi
213 W County Line Rd #5 Calimesa, CA	2.0	2.0	950	$1,750	$1.84	12d	1	1.44mi
213 W County Line Rd #6 Calimesa, CA	2.0	2.0	950	$1,750	$1.84	0d	1	1.44mi

Listing history 32 events

1. 2026-06-18
   days on market $140,000 Active 154 DOM
2. 2026-06-17
   days on market $140,000 Active 153 DOM
3. 2026-06-16
   days on market $140,000 Active 152 DOM
4. 2026-06-15
   days on market $140,000 Active 151 DOM
5. 2026-06-13
   days on market $140,000 Active 149 DOM
6. 2026-06-13
   days on market $140,000 Active 148 DOM
7. 2026-06-09
   days on market $140,000 Active 145 DOM
8. 2026-06-08
   days on market $140,000 Active 144 DOM
9. 2026-06-07
   days on market $140,000 Active 143 DOM
10. 2026-06-04
    days on market $140,000 Active 140 DOM
11. 2026-06-03
    days on market $140,000 Active 139 DOM
12. 2026-06-02
    days on market $140,000 Active 138 DOM
13. 2026-06-01
    days on market $140,000 Active 137 DOM
14. 2026-05-31
    days on market $140,000 Active 136 DOM
15. 2026-01-15
    listed $140,000 Active 965-char remark

    Show marketing remark (965 chars)

    Welcome home to Las Palomas Estates! This inviting single-family modular home offers an excellent opportunity to enjoy comfortable, modern living. Featuring 3 spacious bedrooms, 2 full bathrooms, and a convenient indoor laundry room, the layout is both functional and welcoming. The home showcases wood laminate flooring throughout and dual-pane windows, creating a sleek, contemporary feel. The kitchen is beautifully appointed with granite countertops, perfect for everyday living and entertaining. Step outside to a private, fenced backyard that provides both privacy and space for outdoor enjoyment. A covered two-car carport offers protection from the elements and added convenience. Residents of Las Palomas Estates enjoy access to community amenities including a clubhouse, swimming pool and spa, and a playground. Buyer must be approved by park management and is subject to the land lease fee. For more information please contact the listing agent directly.

16. 2024-08-01
    soldstatus $90,000 Closed Sale 630-char remark

    Show marketing remark (630 chars)

    Welcome to The Las Paloma's Estates, your ideal destination for owning a newly constructed single-family modular home featuring 3 bedrooms, 2 full bathrooms, and an inside laundry room. This residence showcases wood laminate flooring, dual pane windows, and a stylish kitchen with granite countertops, a gas range, and stainless steel refrigerator. Enjoy the privacy of a fenced back yard for outdoor activities, along with a 2-car covered carport for vehicle protection. The community amenities at Las Paloma's Estates include a clubhouse, swimming pool/spa, playground, and utility coverage within the park land lease agreement.

17. 2024-07-08
    historical Active Under Contract 630-char remark

    Show marketing remark (630 chars)

    Welcome to The Las Paloma's Estates, your ideal destination for owning a newly constructed single-family modular home featuring 3 bedrooms, 2 full bathrooms, and an inside laundry room. This residence showcases wood laminate flooring, dual pane windows, and a stylish kitchen with granite countertops, a gas range, and stainless steel refrigerator. Enjoy the privacy of a fenced back yard for outdoor activities, along with a 2-car covered carport for vehicle protection. The community amenities at Las Paloma's Estates include a clubhouse, swimming pool/spa, playground, and utility coverage within the park land lease agreement.

18. 2024-06-24
    price $105,000 630-char remark

    Show marketing remark (630 chars)

    Welcome to The Las Paloma's Estates, your ideal destination for owning a newly constructed single-family modular home featuring 3 bedrooms, 2 full bathrooms, and an inside laundry room. This residence showcases wood laminate flooring, dual pane windows, and a stylish kitchen with granite countertops, a gas range, and stainless steel refrigerator. Enjoy the privacy of a fenced back yard for outdoor activities, along with a 2-car covered carport for vehicle protection. The community amenities at Las Paloma's Estates include a clubhouse, swimming pool/spa, playground, and utility coverage within the park land lease agreement.

19. 2024-05-24
    price $119,900 630-char remark

    Show marketing remark (630 chars)

    Welcome to The Las Paloma's Estates, your ideal destination for owning a newly constructed single-family modular home featuring 3 bedrooms, 2 full bathrooms, and an inside laundry room. This residence showcases wood laminate flooring, dual pane windows, and a stylish kitchen with granite countertops, a gas range, and stainless steel refrigerator. Enjoy the privacy of a fenced back yard for outdoor activities, along with a 2-car covered carport for vehicle protection. The community amenities at Las Paloma's Estates include a clubhouse, swimming pool/spa, playground, and utility coverage within the park land lease agreement.

20. 2024-05-15
    price $129,900 630-char remark

    Show marketing remark (630 chars)

    Welcome to The Las Paloma's Estates, your ideal destination for owning a newly constructed single-family modular home featuring 3 bedrooms, 2 full bathrooms, and an inside laundry room. This residence showcases wood laminate flooring, dual pane windows, and a stylish kitchen with granite countertops, a gas range, and stainless steel refrigerator. Enjoy the privacy of a fenced back yard for outdoor activities, along with a 2-car covered carport for vehicle protection. The community amenities at Las Paloma's Estates include a clubhouse, swimming pool/spa, playground, and utility coverage within the park land lease agreement.

21. 2024-05-07
    price $149,000 630-char remark

    Show marketing remark (630 chars)

    Welcome to The Las Paloma's Estates, your ideal destination for owning a newly constructed single-family modular home featuring 3 bedrooms, 2 full bathrooms, and an inside laundry room. This residence showcases wood laminate flooring, dual pane windows, and a stylish kitchen with granite countertops, a gas range, and stainless steel refrigerator. Enjoy the privacy of a fenced back yard for outdoor activities, along with a 2-car covered carport for vehicle protection. The community amenities at Las Paloma's Estates include a clubhouse, swimming pool/spa, playground, and utility coverage within the park land lease agreement.

22. 2024-04-29
    listed $159,000 Active 630-char remark

    Show marketing remark (630 chars)

    Welcome to The Las Paloma's Estates, your ideal destination for owning a newly constructed single-family modular home featuring 3 bedrooms, 2 full bathrooms, and an inside laundry room. This residence showcases wood laminate flooring, dual pane windows, and a stylish kitchen with granite countertops, a gas range, and stainless steel refrigerator. Enjoy the privacy of a fenced back yard for outdoor activities, along with a 2-car covered carport for vehicle protection. The community amenities at Las Paloma's Estates include a clubhouse, swimming pool/spa, playground, and utility coverage within the park land lease agreement.

23. 2023-09-11
    soldstatus $140,000 Closed Sale
24. 2023-09-05
    status Pending Sale
25. 2023-08-14
    historical Active Under Contract
26. 2023-08-02
    listed $149,900 Active
27. 2023-08-01
    historical $149,900
28. 2022-09-16
    soldstatus $120,000 Closed Sale
29. 2022-08-15
    status Pending Sale
30. 2022-08-13
    status Active
31. 2022-08-08
    price $125,000
32. 2022-07-07
    listed $135,000 Active

ⓘ 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: $814 · $68/mo
• Projected year-2 tax: $1,064 · $89/mo
• Expected delta: +$250/yr (+$21/mo · 30.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,214
• − Mortgage interest: −$7,842
• − Property taxes: −$814
• − Insurance: −$700
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − Depreciation: −$4,073
• Taxable income: $3,550
• Est. tax owed @ 24.0%: −$852
• After-tax cash flow: $4,792/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 · 12 photos

Fair 45/100 Moderate rehab

This single-family modular home requires moderate repairs and updates to improve its condition and value. The home is currently in fair condition with average systems and average exterior. Simple updates to the kitchen and bathroom, along with exterior painting and landscaping, can significantly enhance its resale and rental value.

Repairs flagged

• Minor kitchen backsplash — simple update to modernize
• Minor bathroom vanity — update to modernize
• Moderate exterior paint — painting to refresh appearance
• Minor landscaping — simple landscaping to enhance curb appeal

Value-add opportunities

• Resale kitchen backsplash — modernizes the kitchen
• Resale bathroom vanity — modernizes the bathroom
• Both exterior paint — refreshes the home's appearance
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · simple update to modernize	Minor	$500–3,000
bathroom vanity · update to modernize	Minor	$500–3,000
exterior paint · painting to refresh appearance	Moderate	$3,000–15,000
landscaping · simple landscaping to enhance curb appeal	Minor	$500–3,000
Total estimated repair cost · 4 items		$4,500–24,000

Value-add ROI direction

• Resale kitchen backsplash — modernizes the kitchen ↑
• Resale bathroom vanity — modernizes the bathroom ↑
• Both exterior paint — refreshes the home's appearance ↑
• Both landscaping — 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: Yucaipa-Calimesa Joint Unified
• NCES district ID: 0643560
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 55% ▲ 6.00%
• Median HH income: $58,243
• Composite: 38.09/100
• National rank: #4277
• State rank: #195 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

+3.7% since first listed

18 events — show timeline

• 2026-01-15 Listed $140,000 CRMLS
• 2024-08-01 Sold (MLS) $90,000 CRMLS
• 2024-07-08 Contingent — CRMLS
• 2024-06-24 Price Changed $105,000 CRMLS
• 2024-05-24 Price Changed $119,900 CRMLS
• 2024-05-15 Price Changed $129,900 CRMLS
• 2024-05-07 Price Changed $149,000 CRMLS
• 2024-04-29 Listed $159,000 CRMLS
• 2023-09-11 Sold (MLS) $140,000 CRMLS
• 2023-09-05 Pending — CRMLS
• 2023-08-14 Contingent — CRMLS
• 2023-08-02 Listed $149,900 CRMLS
• 2023-08-01 Coming Soon $149,900 CRMLS
• 2022-09-16 Sold (MLS) $120,000 CRMLS
• 2022-08-15 Pending — CRMLS
• 2022-08-13 Relisted — CRMLS
• 2022-08-08 Price Changed $125,000 CRMLS
• 2022-07-07 Listed $135,000 CRMLS

Property tax history

+5.0%/yr

Latest (2025): $814 · +3.2% YoY. Source: county tax records.