10961 Desert Lawn Dr #413 · Calimesa, CA 92320

$225,000

2 bd · 2.0 ba · 1,600 sqft · Manufactured public records · 6 Days on market

Built 2005 Est $222k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.0/15.0
• Schools +4.0/10.0
• 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

WOW PRICE! BANK SAYS GET IT SOLD! CALL NOW TO VIEW THIS LOVELY 3 BEDROOM, 1 3/4 BATH MODULAR HOME. THIS GREAT OPEN FLOOR PLAN IS PERFECT FOR ENTERTAINING. THE LARGE LIVING ROOM HAS CATHEDRAL CEILINGS, SKYLIGHTS AND THERE IS A SLIDER TO ACCESS THE COVERED PATIO WHICH OVERLOOKS A BEAUTIFUL YARD WITH AUTO SPRINKLERS SURROUNDED BY VINYL PICKET FENCING. YOU'LL LOVE THE BEAUTIFUL UPGRADED KITCHEN WITH UPGRADED COUNTERS, NEWER FLOORING, AND AN ANGLED BREAKFAST BAR WHICH GIVES THE APPEAL OF A GREAT ROOM. THE LARGE MASTER BEDROOM HAS A BIG WALK-IN CLOSET. THE MASTER BATH HAS DUAL SINKS, NEWER FLOORING, AND A LARGE SHOWER WITH SEATS. THE TWO ADDITIONAL BEDROOMS ARE AMPLE IN SIZE, ONE OF WHICH HAS DOUBLE DOORS AND COULD BE USED AS DEN. IN ADDITION, THERE IS A 2 CAR ATTACHED UPGRADED GARAGE WITH A DRYWALL INTERIOR, LIGHTING, CLASSIC BLACK AND WHITE CHECKERBOARD TILE FLOORING AND A REMARKABLE ATTIC FOR STORAGE WITH A HIDDEN DROP LADDER FOR ACCESS. PARK HAS MANY AMENITIES, ACCEPTING AGE 45+

Key facts

• Open floor plan
• Newer plank flooring
• Fenced back yard

Tags

• OPEN FLOOR PLAN
• BREAKFAST BAR
• NEWER PLANK FLOORING
• FENCED BACK YARD
• WELL MAINTAINED

Property features AI

Finance

• Other: Directions: From the 10 east exit Cherry Valley Blvd., make a left on Desert Lawn Dr.; property is on the right; Paved road access
• Financial info: Land lease of $1,108 monthly (park source)
• HOA & community: Part of an association; Senior community; Association amenities include pool, spa, clubhouse, gym/exercise room, billiard and card rooms, picnic area, outdoor cooking area, fire pit, pickleball, dog park, recreational multipurpose room; Park name: Plantation on The Lake; Manager approval required; Pets allowed with breed restrictions; Community features include lake, ravine, preserve/public land, street lighting, curbs, gutters, storm drains

Exterior

• Parking: Attached garage; 2 garage spaces; Garage door opener; Side-entry garage; 2 total parking spaces
• Security: Carbon monoxide detector(s); Fire and smoke detection system
• Utilities: Well water; Public sewer; Water available; Sewer available; Natural gas available; Cable available; Electricity available; Telephone available (in street)
• Home design: Single-story; Entry at front; Mobile home model VHS1562B; Mobile home remains on site; Turnkey condition; 32' wide by 50' long
• Construction: Masonite and drywall walls; Composition roof; Pier jacks foundation
• Exterior features: Covered porch; Porch; Patio; Backyard; Sprinklers in front and rear; Drip irrigation sprinklers; Landscaped; Down slope from street; Stone skirting; Vinyl fencing; Association pool access

Interior

• Kitchen: Gas range; Gas oven; Microwave; Refrigerator; Dishwasher; Water line to refrigerator; Water heater unit; Formica counters
• Bedrooms: Primary bedroom; Jack & Jill
• Flooring: Vinyl
• Bathrooms: Two full bathrooms; Master bath with double sinks; Shower and shower-in-tub options; Bathroom exhaust fan(s); Closet in bathroom
• Heating & cooling: Forced air heating; Central cooling
• Interior features: High ceilings (9 feet+); Open floor plan; Formica counters; Sliding glass door(s); Panel doors; Double pane windows; Carbon monoxide detector(s); Fire and smoke detection system; Association spa access
• Laundry & utility: Inside laundry in its own room; Washer included; Dryer included; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Cap rate 12.5% 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.
• 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.
• Market conditions: 67 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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 $63k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 17y 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 $84k; list at $225k implies a 168% 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 $225,000

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 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?
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: 1.42% ✓
• Cap rate: 12.46%
• Cash-on-cash: 22.03%
• DSCR: 1.98
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $222,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10961 Desert Lawn Dr #466	0.00mi	3/2.0 (+1)	1,600 (0%)	1mo	$200,000	$125	94
10961 Desert Lawn Dr #82	0.00mi	2/2.0	1,560 (-2%)	3mo	$265,000	$170	93
10961 Desert Lawn Dr #394	0.00mi	2/2.0	1,612 (+1%)	8mo	$255,000	$158	92
10961 Desert Lawn Dr #453	0.00mi	3/2.0 (+1)	1,586 (-1%)	3mo	$228,000	$144	91
10961 Desert Lawn Dr #21	0.00mi	3/2.0 (+1)	1,660 (+4%)	4mo	$250,000	$151	85
10961 Desert Lawn Dr #79	0.00mi	3/2.0 (+1)	1,700 (+6%)	1mo	$90,000	$53	84
10961 Desert Lawn Dr #162	0.00mi	2/2.0	1,440 (-10%)	1mo	$120,000	$83	82
10961 Desert Lawn Dr #451	0.28mi	2/2.0	1,612 (+1%)	6mo	$235,000	$146	80
10961 Desert Lawn Dr #331	0.19mi	2/2.0	1,675 (+5%)	5mo	$217,000	$130	80
10961 Desert Lawn Dr #472	0.28mi	2/2.0	1,620 (+1%)	10mo	$225,000	$139	77
10961 Desert Lawn Dr #243	0.00mi	3/2.0 (+1)	1,820 (+14%)	4mo	$215,000	$118	68
10961 Desert Lawn Dr #380	0.19mi	2/2.0	1,823 (+14%)	3mo	$245,000	$134	65

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: 14.7%
• Equity multiple: 1.59×
• Total profit: $37,134
• Equity at exit: $33,548

10-year hold

• IRR: 23.4%
• Equity multiple: 3.01×
• Total profit: $126,920
• Equity at exit: $19,454

Cash invested: $63,000 (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 92320

• Home prices YoY: -22.2%
• Active inventory: 67
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$98 /mo · $1,174/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $1,156

Break-even live

Break-even rent $1,736

Max offer price $225,000

Occupancy floor 59%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35258 Vernon Dr Beaumont, CA	3.0	1.5	1990	$3,200	$1.61	2d	1	0.86mi

Listing history 6 events

1. 2026-06-18
   days on market $225,000 Active 6 DOM
2. 2026-06-17
   days on market $225,000 Active 5 DOM
3. 2026-06-16
   days on market $225,000 Active 4 DOM
4. 2026-06-15
   days on market $225,000 Active 3 DOM
5. 2026-06-13
   remarks 695-char remark
6. 2026-06-13
   listed $225,000 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: $1,174 · $98/mo
• Projected year-2 tax: $1,710 · $142/mo
• Expected delta: +$536/yr (+$45/mo · 45.7%)

ⓘ 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 7 d/yr ≥101°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: $38,400
• − Mortgage interest: −$12,603
• − Property taxes: −$1,174
• − Insurance: −$1,125
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − Depreciation: −$6,545
• Taxable income: $10,808
• Est. tax owed @ 24.0%: −$2,594
• After-tax cash flow: $11,284/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 — 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

+73.7% since first listed

15 events — show timeline

• 2026-06-12 Listed $225,000 CRMLS
• 2026-05-22 Listing Removed — CRMLS
• 2026-04-18 Contingent — CRMLS
• 2026-04-09 Pending — CRMLS
• 2026-03-16 Contingent — CRMLS
• 2026-01-23 Price Changed $224,000 CRMLS
• 2025-12-04 Price Changed $229,000 CRMLS
• 2025-10-14 Listed $239,999 CRMLS
• 2010-05-07 Sold (MLS) $84,000 CRMLS
• 2010-03-27 Pending — CRMLS
• 2010-01-18 Listed $89,000 CRMLS
• 2009-12-22 Listing Removed — CRMLS
• 2009-10-05 Listed $129,000 CRMLS
• 2009-09-18 Listing Removed — CRMLS
• 2009-06-16 Listed $129,500 CRMLS

Property tax history

-1.0%/yr

Latest (2025): $1,174 · +1.9% YoY. Source: county tax records.