975 California #72 · Calimesa, CA 92320

$105,000

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 23 Days on market

Built 1977

---

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
• Schools +3.8/10.0
• 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

MOTIVATED SELLER!! DON'T LET THIS ONE PASS YOU BY!!! Here's you opportunity to make a home your own!! This 1977 manufactured home in the 55+ community of the The Colony features all the 1970's nostalgia one can muster and is just waiting for its new owner to modernize it! Featuring an enviable corner lot location, you'll immediately be struck by the stunning mountain view from the front porch, the lack of rear or eastern neighbors, and the close proximity to the RV lot (especially if you have an RV of your own)! While the home needs some TLC and the aforementioned updating, it has a classic single wide floor plan with an eating nook off the galley kitchen, a bathroom that is convenient to both bedrooms, and an indoor laundry area that also accesses the carport. An orange tree and lilac bush grace its spacious lot. . imagine the scent as you enjoy the view and your morning coffee or tea!! If you're looking for a project or an investment, this might the opportunity you've awaited!

Key facts

• Brand-new kitchen
• Corner lot
• Community pool

Tags

• CORNER LOT
• BRAND-NEW KITCHEN
• BUTCHER BLOCK COUNTERTOPS
• CONTEMPORARY TILED BACKSPLASH
• BUILT-IN ELECTRIC FIREPLACE
• REMOTE-CONTROL THERMOSTAT

Property features AI

Finance

• Financial info: Land lease: $570 monthly (current)
• HOA & community: Senior community; Community pool; Spa; Dog park; Common RV parking; Outdoor cooking area; Recreational/multipurpose room; Gutters; Hiking trails; Street lighting; Manager approval required; Pets allowed; Park name: The Colony

Exterior

• Parking: Carport; Has parking
• Security: Smoke detector
• Utilities: Natural gas connected; Public/district water; Public sewer; Sewer connected; Water connected
• Home design: Mobile home (60' x 12') remains on site; Faces north; Single story; Entry level 1
• Construction: Pier jacks foundation; Updated/remodeled
• Exterior features: Awning; Covered concrete patio; Aluminum skirt; Corner lot; Has view; Community heated pool

Interior

• Kitchen: Remodeled kitchen; Gas range; Microwave; Water heater unit
• Bedrooms: One level home
• Flooring: Laminated
• Bathrooms: 1 full bathroom; Shower-in-tub; Remodeled bathroom
• Heating & cooling: Central furnace (natural gas); Wall/window cooling
• Interior features: Track lighting; Ceiling fan; Blinds; Smoke detector; One-level entry; Side entry; Updated/remodeled condition; Community spa
• Laundry & utility: Inside laundry; Washer hookup; Gas and electric dryer hookup; 220V in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.6% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $20k; list at $105k implies a 425% 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 $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.85% ✓
• Cap rate: 15.58%
• Cash-on-cash: 33.17%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $56,160
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
975 California #72	0.00mi	2/1.0	720 (0%)	4mo	$20,000	$28	96
975 California St #73	0.00mi	2/2.0	720 (0%)	16mo	$72,500	$101	82
950 CALIFORNIA St #111	0.15mi	1/1.0 (-1)	648 (-10%)	4mo	$36,000	$56	68
1001 S 3rd St #55	0.50mi	1/1.0 (-1)	720 (0%)	16mo	$56,000	$78	58

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: 28.4%
• Equity multiple: 2.18×
• Total profit: $34,777
• Equity at exit: $15,656

10-year hold

• IRR: 35.8%
• Equity multiple: 4.30×
• Total profit: $97,056
• Equity at exit: $9,078

Cash invested: $29,400 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,947 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $813

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 53%

Sensitivity live

Price	-10% $885	-5% $849	+0% $813	+5% $776	+10% $740
Rent	-10% $659	-5% $736	+0% $813	+5% $890	+10% $967
Rate	-1.0pp $866	-0.5pp $839	base $813	+0.5pp $786	+1.0pp $758

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1032 California St Unit A Calimesa, CA	2.0	1.0	748	$2,125	$2.84	44d	1	0.15mi
239 Myrtlewood Dr Calimesa, CA	1.0	1.0	499	$1,975	$3.96	0d	1	0.54mi
13383 3rd St Unit 3 Yucaipa, CA	2.0	1.0	750	$1,800	$2.40	25d	1	0.80mi
13564 4th St Unit 13564 Yucaipa, CA	1.0	1.0	500	$1,450	$2.90	21d	1	0.90mi
13564 4th St Unit 2 Yucaipa, CA	1.0	1.0	500	$1,450	$2.90	25d	1	0.90mi
13512 5th Pl Unit 2 Yucaipa, CA	1.0	1.0	500	$1,595	$3.19	44d	1	1.24mi

Listing history 23 events

1. 2026-06-18
   days on market $105,000 Active 23 DOM
2. 2026-06-17
   days on market $105,000 Active 22 DOM
3. 2026-06-16
   days on market $105,000 Active 21 DOM
4. 2026-06-15
   days on market $105,000 Active 20 DOM
5. 2026-06-13
   days on market $105,000 Active 18 DOM
6. 2026-06-13
   days on market $105,000 Active 17 DOM
7. 2026-06-09
   days on market $105,000 Active 14 DOM
8. 2026-06-08
   days on market $105,000 Active 13 DOM
9. 2026-06-07
   days on market $105,000 Active 12 DOM
10. 2026-06-04
    days on market $105,000 Active 9 DOM
11. 2026-06-03
    days on market $105,000 Active 8 DOM
12. 2026-06-02
    days on market $105,000 Active 7 DOM
13. 2026-06-01
    days on market $105,000 Active 6 DOM
14. 2026-05-31
    days on market $105,000 Active 5 DOM
15. 2026-05-26
    listed $105,000 Active
16. 2026-02-10
    soldstatus $20,000 Closed Sale 995-char remark

    Show marketing remark (995 chars)

    MOTIVATED SELLER!! DON'T LET THIS ONE PASS YOU BY!!! Here's you opportunity to make a home your own!! This 1977 manufactured home in the 55+ community of the The Colony features all the 1970's nostalgia one can muster and is just waiting for its new owner to modernize it! Featuring an enviable corner lot location, you'll immediately be struck by the stunning mountain view from the front porch, the lack of rear or eastern neighbors, and the close proximity to the RV lot (especially if you have an RV of your own)! While the home needs some TLC and the aforementioned updating, it has a classic single wide floor plan with an eating nook off the galley kitchen, a bathroom that is convenient to both bedrooms, and an indoor laundry area that also accesses the carport. An orange tree and lilac bush grace its spacious lot. . imagine the scent as you enjoy the view and your morning coffee or tea!! If you're looking for a project or an investment, this might the opportunity you've awaited!

17. 2026-01-10
    historical Active Under Contract 995-char remark

    Show marketing remark (995 chars)

    MOTIVATED SELLER!! DON'T LET THIS ONE PASS YOU BY!!! Here's you opportunity to make a home your own!! This 1977 manufactured home in the 55+ community of the The Colony features all the 1970's nostalgia one can muster and is just waiting for its new owner to modernize it! Featuring an enviable corner lot location, you'll immediately be struck by the stunning mountain view from the front porch, the lack of rear or eastern neighbors, and the close proximity to the RV lot (especially if you have an RV of your own)! While the home needs some TLC and the aforementioned updating, it has a classic single wide floor plan with an eating nook off the galley kitchen, a bathroom that is convenient to both bedrooms, and an indoor laundry area that also accesses the carport. An orange tree and lilac bush grace its spacious lot. . imagine the scent as you enjoy the view and your morning coffee or tea!! If you're looking for a project or an investment, this might the opportunity you've awaited!

18. 2026-01-10
    price $25,000 995-char remark

    Show marketing remark (995 chars)

    MOTIVATED SELLER!! DON'T LET THIS ONE PASS YOU BY!!! Here's you opportunity to make a home your own!! This 1977 manufactured home in the 55+ community of the The Colony features all the 1970's nostalgia one can muster and is just waiting for its new owner to modernize it! Featuring an enviable corner lot location, you'll immediately be struck by the stunning mountain view from the front porch, the lack of rear or eastern neighbors, and the close proximity to the RV lot (especially if you have an RV of your own)! While the home needs some TLC and the aforementioned updating, it has a classic single wide floor plan with an eating nook off the galley kitchen, a bathroom that is convenient to both bedrooms, and an indoor laundry area that also accesses the carport. An orange tree and lilac bush grace its spacious lot. . imagine the scent as you enjoy the view and your morning coffee or tea!! If you're looking for a project or an investment, this might the opportunity you've awaited!

19. 2025-12-26
    price $38,500 995-char remark

    Show marketing remark (995 chars)

    MOTIVATED SELLER!! DON'T LET THIS ONE PASS YOU BY!!! Here's you opportunity to make a home your own!! This 1977 manufactured home in the 55+ community of the The Colony features all the 1970's nostalgia one can muster and is just waiting for its new owner to modernize it! Featuring an enviable corner lot location, you'll immediately be struck by the stunning mountain view from the front porch, the lack of rear or eastern neighbors, and the close proximity to the RV lot (especially if you have an RV of your own)! While the home needs some TLC and the aforementioned updating, it has a classic single wide floor plan with an eating nook off the galley kitchen, a bathroom that is convenient to both bedrooms, and an indoor laundry area that also accesses the carport. An orange tree and lilac bush grace its spacious lot. . imagine the scent as you enjoy the view and your morning coffee or tea!! If you're looking for a project or an investment, this might the opportunity you've awaited!

20. 2025-12-01
    price $49,900 995-char remark

    Show marketing remark (995 chars)

    MOTIVATED SELLER!! DON'T LET THIS ONE PASS YOU BY!!! Here's you opportunity to make a home your own!! This 1977 manufactured home in the 55+ community of the The Colony features all the 1970's nostalgia one can muster and is just waiting for its new owner to modernize it! Featuring an enviable corner lot location, you'll immediately be struck by the stunning mountain view from the front porch, the lack of rear or eastern neighbors, and the close proximity to the RV lot (especially if you have an RV of your own)! While the home needs some TLC and the aforementioned updating, it has a classic single wide floor plan with an eating nook off the galley kitchen, a bathroom that is convenient to both bedrooms, and an indoor laundry area that also accesses the carport. An orange tree and lilac bush grace its spacious lot. . imagine the scent as you enjoy the view and your morning coffee or tea!! If you're looking for a project or an investment, this might the opportunity you've awaited!

21. 2025-11-14
    price $54,900 995-char remark

    Show marketing remark (995 chars)

    MOTIVATED SELLER!! DON'T LET THIS ONE PASS YOU BY!!! Here's you opportunity to make a home your own!! This 1977 manufactured home in the 55+ community of the The Colony features all the 1970's nostalgia one can muster and is just waiting for its new owner to modernize it! Featuring an enviable corner lot location, you'll immediately be struck by the stunning mountain view from the front porch, the lack of rear or eastern neighbors, and the close proximity to the RV lot (especially if you have an RV of your own)! While the home needs some TLC and the aforementioned updating, it has a classic single wide floor plan with an eating nook off the galley kitchen, a bathroom that is convenient to both bedrooms, and an indoor laundry area that also accesses the carport. An orange tree and lilac bush grace its spacious lot. . imagine the scent as you enjoy the view and your morning coffee or tea!! If you're looking for a project or an investment, this might the opportunity you've awaited!

22. 2025-10-29
    price $64,000 995-char remark

    Show marketing remark (995 chars)

    MOTIVATED SELLER!! DON'T LET THIS ONE PASS YOU BY!!! Here's you opportunity to make a home your own!! This 1977 manufactured home in the 55+ community of the The Colony features all the 1970's nostalgia one can muster and is just waiting for its new owner to modernize it! Featuring an enviable corner lot location, you'll immediately be struck by the stunning mountain view from the front porch, the lack of rear or eastern neighbors, and the close proximity to the RV lot (especially if you have an RV of your own)! While the home needs some TLC and the aforementioned updating, it has a classic single wide floor plan with an eating nook off the galley kitchen, a bathroom that is convenient to both bedrooms, and an indoor laundry area that also accesses the carport. An orange tree and lilac bush grace its spacious lot. . imagine the scent as you enjoy the view and your morning coffee or tea!! If you're looking for a project or an investment, this might the opportunity you've awaited!

23. 2025-10-16
    listed $69,000 Active 995-char remark

    Show marketing remark (995 chars)

    MOTIVATED SELLER!! DON'T LET THIS ONE PASS YOU BY!!! Here's you opportunity to make a home your own!! This 1977 manufactured home in the 55+ community of the The Colony features all the 1970's nostalgia one can muster and is just waiting for its new owner to modernize it! Featuring an enviable corner lot location, you'll immediately be struck by the stunning mountain view from the front porch, the lack of rear or eastern neighbors, and the close proximity to the RV lot (especially if you have an RV of your own)! While the home needs some TLC and the aforementioned updating, it has a classic single wide floor plan with an eating nook off the galley kitchen, a bathroom that is convenient to both bedrooms, and an indoor laundry area that also accesses the carport. An orange tree and lilac bush grace its spacious lot. . imagine the scent as you enjoy the view and your morning coffee or tea!! If you're looking for a project or an investment, this might the opportunity you've awaited!

ⓘ 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 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 34 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,367
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − Depreciation: −$3,055
• Taxable income: $8,592
• Est. tax owed @ 24.0%: −$2,062
• After-tax cash flow: $7,690/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: 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

+52.2% since first listed

9 events — show timeline

• 2026-05-26 Listed $105,000 CRMLS
• 2026-02-10 Sold (MLS) $20,000 CRMLS
• 2026-01-10 Contingent — CRMLS
• 2026-01-10 Price Changed $25,000 CRMLS
• 2025-12-26 Price Changed $38,500 CRMLS
• 2025-12-01 Price Changed $49,900 CRMLS
• 2025-11-14 Price Changed $54,900 CRMLS
• 2025-10-29 Price Changed $64,000 CRMLS
• 2025-10-16 Listed $69,000 CRMLS

Property tax history

+1.1%/yr

Latest (2025): $44 · +6.8% YoY. Source: county tax records.