1425 Cherry Ave #145 · Beaumont, CA 92223

$69,000

2 bd · 1.5 ba · 880 sqft · Manufactured public records · 3 Days on market

Built 1974 3,049 sqft lot

---

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 +4.0/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AFFORDABLE LIVING IN FAMILY MOBILE HOME PARK IN BEAUMONT. THIS HOME HAS BEEN RECENTLY PAINTED, NEWER CARPET, 2 BEDROOM WITH LOTS OF CLOSET SPACE, LARGE LAUNDRY ROOM & NEW STORAGE SHED AND MUCH MORE. VERY, VERY NICE & READY TO MOVE INTO.

Key facts

• Covered parking
• Mature shade trees
• Updated bathroom

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• ATTRACTIVE FRONT LANDSCAPING
• MATURE SHADE TREES
• COVERED PARKING
• PRIVATE OUTDOOR AREAS
• UPDATED BATHROOM

Property features AI

Finance

• Other: Living area source: Assessor's data; Lot size source: Public records; Lot dimensions noted as 3049; Elevation in feet
• Financial info: Land lease of $942 monthly (seller provided); Rent includes trash and water; Assessments: buyer to verify
• HOA & community: Park: Country Highlands Mobile Home Park; Community features include foothills, street lighting and sidewalks; Manager approval required; Pets allowed with number limit

Exterior

• Parking: Assigned covered parking; Tandem covered parking; Attached carport; Carport; 2 parking spaces; 2 garage spaces
• Utilities: Public sewer; District/public water; Sewer, electricity and water connected
• Home design: Mobile home model Hillcrest; Double body type; Single-story; Entry level 1
• Construction: Composition roof; Mobile home (24' x 44'); Mobile home remains on site
• Exterior features: Covered patio; In-ground indoor community pool; Garden; Has view

Interior

• Flooring: See remarks
• Bathrooms: One full bathroom; One half bathroom; Bathtub
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Sliding glass door(s); Side door entry; One-level layout; Community spa
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Cap rate 30.3% vs local median 3.5% in Beaumont — 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 64/100 on livability (#429 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, cost of living 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.
• Zoned schools: Beaumont Senior High (math 36% / reading 63%, grade D, #352 of 1,170 statewide, top 31%, 3,328 students, 62% FRL) — zoned schools average 62% FRL vs 45% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 276 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); 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 $477 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 + 3.9% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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 $20k; list at $69k implies a 254% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,000

Questions for the listing agent

1. Built in 1974 — 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. 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: 3.28% ✓
• Cap rate: 30.35%
• Cash-on-cash: 85.91%
• DSCR: 4.82
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.85% rent growth · sell at horizon

5-year hold

• IRR: 87.3%
• Equity multiple: 5.08×
• Total profit: $78,859
• Equity at exit: $10,288

10-year hold

• IRR: 90.6%
• Equity multiple: 10.85×
• Total profit: $190,221
• Equity at exit: $5,966

Cash invested: $19,320 (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 92223

• Rents YoY: 3.9%
• Active inventory: 276
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $2,264 high
• Mortgage (P&I): −$362
• Tax from tax record: −$15 /mo · $175/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $1,383

Break-even live

Break-even rent $513

Max offer price $69,000

Occupancy floor 34%

Sensitivity live

Price	-10% $1,422	-5% $1,403	+0% $1,383	+5% $1,364	+10% $1,344
Rent	-10% $1,204	-5% $1,294	+0% $1,383	+5% $1,473	+10% $1,562
Rate	-1.0pp $1,418	-0.5pp $1,401	base $1,383	+0.5pp $1,365	+1.0pp $1,347

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1145 Orange Ave Beaumont, CA	1.0	1.0	840	$1,975	$2.35	25d	1	0.80mi
974 Edgar Ave Beaumont, CA	2.0	1.5	900	$2,400	$2.67	10d	1	1.13mi
876 Wellwood Ave Unit 878 Beaumont, CA	2.0	1.0	850	$1,725	$2.03	10d	1	1.31mi
864 Wellwood Ave Unit 4 Beaumont, CA	2.0	1.0	850	$2,200	$2.59	20d	1	1.33mi
845 E 6th St Unit 16 Beaumont, CA	1.0	1.0	555	$1,395	$2.51	25d	1	1.39mi
845 E Sixth St Beaumont, CA	1.0	1.0	555	$1,395	$2.51	44d	1	1.39mi

Listing history 4 events

1. 2026-06-18
   days on market $69,000 Active 3 DOM
2. 2026-06-17
   days on market $69,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $69,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $175 · $15/mo
• Projected year-2 tax: $524 · $44/mo
• Expected delta: +$350/yr (+$29/mo · 200.2%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 6/10 Major 6 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,165
• − Mortgage interest: −$3,865
• − Property taxes: −$175
• − Insurance: −$345
• − Repairs & maintenance: −$2,173
• − Management: −$2,173
• − Depreciation: −$2,007
• Taxable income: $16,427
• Est. tax owed @ 24.0%: −$3,942
• After-tax cash flow: $12,656/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 — Beaumont

• Score: 64/100
• State rank: #429
• US rank: #14526

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beaumont, CA
• County: Riverside County · 2,287,001 people
• City population: 63,833
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 63,833
• Household income: $102,761
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 1096.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 45% White 37% Two or more races 16% Black 8% Asian 7% Native American 1%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 15% · Canada, China
• Languages at home: 70% English-only · Spanish 23% Tagalog/Filipino 2% Chinese 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: ▼ -395.13%
• Current HPI: 373.4608
• Rent YoY: ▲ 3.85%
• 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

+220.9% since first listed

3 events — show timeline

• 2026-06-15 Listed $69,000 CRMLS
• 2006-01-04 Sold (MLS) $19,500 CRMLS
• 2005-09-27 Listed $21,500 CRMLS

Property tax history

+1.3%/yr

Latest (2025): $175 · +1.2% YoY. Source: county tax records.