14890 Perris Blvd #54 · Moreno Valley, CA 92553

$75,000

1 bd · 1.0 ba · 576 sqft · Manufactured · 19 Days on market

Built 1968 Poor condition

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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 +7.5/15.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

UNIT IS CENTRAL LOCATED NEAR SCHOOLS, SHOPPING CENTERS, HOME DEPOT, MEXICAN CARDENAS MARKET THIS UNIT OFFERS 1 BEDROOM, ONE BATH, KITCHEN OPEN TO LIVING ROOM. SOME WINDOWS WERE REPLACED WITH DOUBLE PANE GLASS, NEW WATER HEATER AND NEW ELECTRICAL PANEL, GREAT STARTER HOME FOR A COUPLE in A SMALL FAMILY PARK.

Key facts

• Community pool
• Built 1968
• Listed 18 days

Property features AI

Finance

• Other: Manager approval required
• HOA & community: Land lease in place with a monthly amount of $845; Community features include street lighting and community pool

Exterior

• Parking: Located in Sky Trails Mobile Village
• Utilities: Sewer: Unknown (Sewer or Septic - Unknown); Water: See remarks
• Home design: Single-story mobile home; Mobile home remains on the lot; Entry level: 1
• Construction: Year built per public records; Mobile dimensions approximately 12 ft by 48 ft
• Exterior features: Community pool; Yard

Interior

• Bathrooms: 1 full bathroom
• Interior features: Entry at gated location
• Laundry & utility: Laundry inside the unit; Community laundry available

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $75k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.5% vs local median 3.9% in Moreno 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 55/100 on livability (#838 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment B; Watch: schools D-, amenities F, commute F.
• Moreno Valley Unified (suburban): math 23% / reading 34% proficiency, ranked #1,050 of 1,400 in CA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.1%/yr); 81 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $519 of loan paydown is wiped out by about $2k 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 + 2.1% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $33k; list at $75k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.59% ✓
• Cap rate: 22.51%
• Cash-on-cash: 57.91%
• DSCR: 3.58
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.08% rent growth · sell at horizon

5-year hold

• IRR: 55.4%
• Equity multiple: 3.41×
• Total profit: $50,644
• Equity at exit: $11,183

10-year hold

• IRR: 60.1%
• Equity multiple: 6.72×
• Total profit: $120,168
• Equity at exit: $6,485

Cash invested: $21,000 (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 92553

• Home prices YoY: -11.8%
• Rents YoY: 2.1%
• Active inventory: 81
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,939 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $1,013

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 43%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24688 Rugby Ln Moreno Valley, CA	2.0	1.0	687	$1,899	$2.76	44d	1	0.54mi
15048 Elm Ct Unit B Moreno Valley, CA	2.0	1.0	744	$1,950	$2.62	44d	1	0.98mi
15092 Elm Ct Unit B Moreno Valley, CA	2.0	1.0	744	$1,950	$2.62	24d	1	0.99mi
15025 Elm Ct Moreno Valley, CA	2.0	1.0	744	$1,950	$2.62	44d	1	1.01mi
15025 Elm Ct Moreno Valley, CA	2.0	1.0	744	$1,950	$2.62	24d	1	1.01mi
15101 Elm Ct Apt A Moreno Valley, CA	2.0	1.0	744	$1,950	$2.62	24d	1	1.02mi
24375 Robie Ct Moreno Valley, CA	1.0	1.0	600	$2,000	$3.33	3d	1	1.08mi
15700 Lasselle St Moreno Valley, CA	1.0–3.0	1.0–2.0	944	$2,112	$2.24	2d	27	1.23mi
14147 Darwin Dr Moreno Valley, CA	1.0–2.0	1.0–2.0	914	$2,166	$2.37	24d	24	1.28mi
26074 Bay Ave Unit 3 Moreno Valley, CA	2.0	1.0	650	$1,895	$2.92	44d	1	1.47mi

Listing history 14 events

1. 2026-06-18
   days on market $75,000 Active 19 DOM
2. 2026-06-17
   days on market $75,000 Active 18 DOM
3. 2026-06-16
   days on market $75,000 Active 17 DOM
4. 2026-06-15
   days on market $75,000 Active 16 DOM
5. 2026-06-13
   days on market $75,000 Active 14 DOM
6. 2026-06-13
   days on market $75,000 Active 13 DOM
7. 2026-06-09
   days on market $75,000 Active 10 DOM
8. 2026-06-08
   days on market $75,000 Active 9 DOM
9. 2026-06-07
   days on market $75,000 Active 8 DOM
10. 2026-06-04
    days on market $75,000 Active 5 DOM
11. 2026-06-03
    days on market $75,000 Active 4 DOM
12. 2026-06-02
    days on market $75,000 Active 3 DOM
13. 2026-06-01
    days on market $75,000 Active 2 DOM
14. 2026-05-31
    listed $75,000 Active 1 DOM

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 21 unhealthy d/yr today · 25 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,267
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − Depreciation: −$2,182
• Taxable income: $11,661
• Est. tax owed @ 24.0%: −$2,799
• After-tax cash flow: $9,363/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 · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to improve its condition and value. Significant work is needed on the exterior, roof, HVAC, and interior elements.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — No visible damage, but not new
• Major HVAC/mechanicals — Not visible, but likely outdated
• Major windows — Not visible, but likely outdated

Value-add opportunities

• Resale exterior siding replacement — Improves curb appeal
• Resale roof replacement — Enhances structural integrity
• Both HVAC upgrade — Improves comfort and energy efficiency
• Both paint and flooring — Enhances interior aesthetics and comfort

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but not new	Major	$15,000–50,000
HVAC/mechanicals · Not visible, but likely outdated	Major	$15,000–50,000
windows · Not visible, but likely outdated	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale exterior siding replacement — Improves curb appeal ↑
• Resale roof replacement — Enhances structural integrity ↑
• Both HVAC upgrade — Improves comfort and energy efficiency ↑
• Both paint and flooring — Enhances interior aesthetics and comfort ↑

ⓘ 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: Moreno Valley Unified
• NCES district ID: 0625800
• Math proficiency: 23% ▲ 1.00%
• Reading proficiency: 34% ▲ 3.00%
• Median HH income: $55,495
• Composite: 28.36/100
• National rank: #12131
• State rank: #1050 of 1400 in CA

Livability — Moreno Valley

• Score: 55/100
• State rank: #838
• US rank: #23203

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moreno Valley, CA
• County: Riverside County · 2,287,001 people
• City population: 212,104
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 74,640
• Household income: $78,246
• Rent vs Own: 48.1% rent · 51.9% own
• Severe rent burden: 3671.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Black 15% Two or more races 13% White 10% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 58%
• Foreign-born: 28% · Canada, Vietnam, China
• Languages at home: 44% English-only · Spanish 51% Tagalog/Filipino 2% Other Indo-European 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: ▼ -65.16%
• Current HPI: 486.4402
• Rent YoY: ▲ 2.08%
• 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

+7.1% since first listed

8 events — show timeline

• 2026-05-30 Listed $75,000 CRMLS
• 2024-05-24 Sold (MLS) $33,000 TheMLS
• 2024-05-07 Contingent — TheMLS
• 2024-04-16 Price Changed $59,000 TheMLS
• 2024-02-20 Listed $65,000 TheMLS
• 2023-12-13 Listing Removed — CRMLS
• 2023-08-25 Price Changed $55,000 CRMLS
• 2023-07-30 Listed $70,000 CRMLS