31330 S General Kearny · Temecula, CA 92591

$289,900

3 bd · 2.0 ba · 1,728 sqft · Manufactured public records · 20 Days on market

Built 2008 Est $225k · 29% 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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +6.1/10.0
• Schools +5.7/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready 3-bedroom, 2-bath home located in Temecula’s desirable 55+ Heritage Estates community. Built in 2008, this 1,728 sq. ft. home sits on an oversized pie-shaped lot near the back of the park, offering added privacy and beautiful sunset views of Temecula Valley wine country and the nearby golf course. Open floor plan with spacious primary suite featuring soaking tub, walk-in shower, and ample closet space. Third bedroom currently used as a den/office. Enjoy abundant storage, a custom 10’x12’ shed, two mature orange trees, and a newer energy-efficient tankless water heater. Relax on the full-length back porch and enjoy resort-style amenities including clubhouse, p

Key facts

• Mature orange trees
• Sunset views
• Custom shed

Tags

• OVERSIZED PIE SHAPED LOT
• SUNSET VIEWS
• CUSTOM SHED
• MATURE ORANGE TREES
• FULL LENGTH BACK PORCH
• RESORT STYLE AMENITIES

Property features AI

Finance

• Other: Pets allowed with number limits
• Financial info: Land lease amount applies
• HOA & community: Senior community; Association amenities include pool, spa, clubhouse, common RV parking, pet rules and pets permitted; Street lighting in the community; Park name: Heritage Estates; Manager approval required for occupancy; Land lease applies

Exterior

• Parking: Covered parking; Driveway-level parking; Two parking spaces; Two carport spaces
• Utilities: Public sewer; District/public water; Natural gas connected; Sewer connected; Electricity connected; Water connected
• Home design: Single-story property; Mobile home remains on site (24 x 72); Has a view
• Construction: Composition roof; Pier jacks foundation
• Exterior features: Covered rear porch; Covered porch; Patio; Wood fencing; Shed on the property; Pool available through the association; Cul-de-sac location; Greenbelt view/adjacent greenbelt

Interior

• Kitchen: Microwave; Gas range and gas oven; Tankless water heater
• Bedrooms: All bedrooms located on the main level
• Bathrooms: Two full bathrooms; Separate tub and shower in at least one bath; Shower
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: One-level home; All bedrooms on the same level; Association spa
• Laundry & utility: Inside laundry in a dedicated room; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $290k.

Deal economics

• At list price, monthly cash flow is $837 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Recommended offer: $286k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 2.6% in Temecula — 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 71/100 on livability (#225 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: cost of living F, health & safety F.
• Temecula Valley Unified (urban): math 55% / reading 69% proficiency, ranked #173 of 1,400 in CA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.6%/yr); 218 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 34% of the median local income ($114k/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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $285,551 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.37%
• DSCR: 1.55
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $224,640
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31130 S General Kearny Rd #37	0.09mi	3/2.0	1,728 (0%)	11mo	$360,000	$208	86
31130 South General Kearny Rd #49	0.09mi	2/2.0 (-1)	1,920 (+11%)	22mo	$249,900	$130	54
31130 S General Kearny Rd #144	0.09mi	2/2.0 (-1)	1,488 (-14%)	20mo	$132,500	$89	51

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 · 1.57% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $1,599
• Equity at exit: $43,225

10-year hold

• IRR: 8.8%
• Equity multiple: 1.63×
• Total profit: $51,214
• Equity at exit: $25,065

Cash invested: $81,172 (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 92591

• Home prices YoY: -24.8%
• Rents YoY: 1.6%
• Active inventory: 218
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,230 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$74 /mo · $890/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$678
• Net cashflow: $837

Break-even live

Break-even rent $2,171

Max offer price $289,900

Occupancy floor 69%

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30900 Branford Dr Temecula, CA	3.0	2.0	1689	$3,000	$1.78	43d	1	0.17mi
41929 Humber Dr Temecula, CA	4.0	2.5	1697	$3,075	$1.81	11d	1	0.51mi
42093 Acacia Way Temecula, CA	3.0	2.5	1442	$2,750	$1.91	24d	1	0.93mi
30000 Rancho California Rd Temecula, CA	1.0–3.0	1.0–2.0	1002	$2,870	$2.86	43d	1	0.99mi
42180 Calabria Dr Temecula, CA	3.0	2.5	2060	$3,200	$1.55	4d	1	0.99mi
31989 Corte Soledad Temecula, CA	4.0	2.5	1825	$3,650	$2.00	24d	1	1.10mi
30135 Rancho California Rd Temecula, CA	1.0–3.0	1.0–2.0	962	$3,600	$3.74	43d	1	1.11mi
41955 Margarita Rd Temecula, CA	1.0–2.0	1.0–2.0	930	$2,664	$2.86	2d	14	1.12mi
42720 Azure St Temecula, CA	3.0	2.5	1974	$5,500	$2.79	24d	1	1.41mi
42752 Azure St Temecula, CA	3.0	2.5	1564	$3,095	$1.98	43d	1	1.41mi
42744 Azure St Temecula, CA	4.0	3.0	2014	$3,250	$1.61	12d	1	1.41mi
43097 Corte Cabrera Temecula, CA	3.0	2.0	1069	$2,925	$2.74	15d	1	1.41mi

Listing history 13 events

1. 2026-06-18
   days on market $289,900 Active 20 DOM
2. 2026-06-17
   days on market $289,900 Active 19 DOM
3. 2026-06-16
   days on market $289,900 Active 18 DOM
4. 2026-06-15
   days on market $289,900 Active 17 DOM
5. 2026-06-13
   days on market $289,900 Active 15 DOM
6. 2026-06-09
   days on market $289,900 Active 11 DOM
7. 2026-06-08
   days on market $289,900 Active 10 DOM
8. 2026-06-07
   days on market $289,900 Active 9 DOM
9. 2026-06-04
   days on market $289,900 Active 6 DOM
10. 2026-06-03
    days on market $289,900 Active 5 DOM
11. 2026-06-02
    days on market $289,900 Active 4 DOM
12. 2026-06-01
    days on market $289,900 Active 3 DOM
13. 2026-05-31
    days on market $289,900 Active 2 DOM

ⓘ 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: $890 · $74/mo
• Projected year-2 tax: $2,203 · $184/mo
• Expected delta: +$1,313/yr (+$109/mo · 147.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,763
• − Mortgage interest: −$16,239
• − Property taxes: −$890
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,101
• − Management: −$3,101
• − Depreciation: −$8,433
• Taxable income: $5,549
• Est. tax owed @ 24.0%: −$1,332
• After-tax cash flow: $8,708/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: Temecula Valley Unified
• NCES district ID: 0600028
• Math proficiency: 55% ▲ 1.00%
• Reading proficiency: 69% ▲ 1.00%
• Median HH income: $84,032
• Composite: 57.48/100
• National rank: #2264
• State rank: #173 of 1400 in CA

Livability — Temecula

• Score: 71/100
• State rank: #225
• US rank: #7291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Temecula, CA
• County: Riverside County · 2,287,001 people
• City population: 127,079
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 41,955
• Household income: $114,160
• Rent vs Own: 39.5% rent · 60.5% own
• Severe rent burden: 1497.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 50% Hispanic / Latino 30% Two or more races 17% Asian 10% Black 4%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 3% Slovak 3% Scotch-Irish 2%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 71% English-only · Spanish 17% Tagalog/Filipino 3% Other Indo-European 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: ▼ -115.45%
• Current HPI: 350.5314
• Rent YoY: ▲ 1.57%
• 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

1 event — show timeline

• 2026-05-29 Listed $289,900 CRMLS

Property tax history

+0.5%/yr

Latest (2025): $890 · +1.6% YoY. Source: county tax records.