80 E Dawes #10 · Perris, CA 92571

$174,999

2 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 41 Days on market

Built 1990 $174/sqft · 5% above area Est $166k · 5% over

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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 +9.3/10.0
• ARV discount +5.2/15.0
• Rent growth +4.4/5.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to another beautifully renovated 2-bedroom, 2-bath mobile home. Offering a Bonus room that could be used as a 3rd bedroom, an office, gym or anything you desire! Located in a well-established park in Perris, CA, this home has been thoughtfully updated from top to bottom. Step inside to discover an open, spacious floor plan with an abundance of natural light and modern finishes throughout. Enjoy the brand-new vinyl flooring that flows seamlessly from room to room, and a sleek, contemporary kitchen with stunning quartz countertops. The home boasts custom-designed bathrooms with high-end finishes. Every detail has been carefully considered with new fixtures and fresh interior and exter

Key facts

• 2 garage spots
• Community pool
• Built 1990

Property features AI

Finance

• Other: Lot features: 0-1 unit/acre; Access via paved city streets
• Financial info: Land lease: $1,060
• HOA & community: Playground and pool in the community; Park on-site (community feature); Located in Park Place (land-lease community)

Exterior

• Parking: Attached front-entry 2-car garage; 2 total parking spaces
• Security: Automatic gate
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected
• Home design: Single-story home; Front entry; Entry level 1; Turnkey condition; Mobile home remains (42' x 11')
• Construction: Built year per public records; Siding exterior
• Exterior features: Storage building; Siding skirt; No pool

Interior

• Kitchen: Gas range
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms with shower-in-tub
• Heating & cooling: Central furnace heating; Central cooling
• Interior features: Quartz counters; Energy Star windows; Automatic gate
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $772 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 3.7% in Perris — 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 67/100 on livability (#322 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute B; Watch: crime C-, health & safety D, schools F.
• Val Verde Unified (suburban): math 28% / reading 44% proficiency, ranked #820 of 1,400 in CA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.7%/yr); 136 active listings in the ZIP; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 33% of the median local income ($92k/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 $1k of loan paydown is wiped out by about $5k 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 + 7.7% rent growth), your $49k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($170k) 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,749 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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: 1.43% ✓
• Cap rate: 11.58%
• Cash-on-cash: 18.90%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (median comp): $166,317
• List price: $174,999
• Delta: 5.22%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 E Dawes #85	0.00mi	3/2.0 (+1)	1,056 (+5%)	2mo	$155,000	$147	86
80 E Dawes #52	0.09mi	3/2.0 (+1)	1,056 (+5%)	2mo	$142,000	$134	81
80 Dawes St #88	0.10mi	3/2.0 (+1)	1,056 (+5%)	4mo	$175,000	$166	79
80 Dawes St #111	0.00mi	3/2.0 (+1)	1,056 (+5%)	12mo	$180,000	$170	77
80 E Dawes St #6	0.00mi	3/1.0 (+1)	960 (-5%)	9mo	$160,000	$167	76
80 E Dawes St #8	0.00mi	3/2.0 (+1)	1,034 (+3%)	20mo	$164,997	$160	74
80 E Dawes St #150	0.08mi	3/2.0 (+1)	1,056 (+5%)	15mo	$159,900	$151	71
80 E Dawes St #91	0.09mi	3/2.0 (+1)	1,056 (+5%)	16mo	$165,000	$156	69
80 E Dawes St #82	0.00mi	3/2.0 (+1)	1,056 (+5%)	21mo	$163,000	$154	69
80 E Dawes St #73	0.00mi	3/2.0 (+1)	1,056 (+5%)	23mo	$163,000	$154	68
80 E Dawes St #65	0.00mi	3/2.0 (+1)	1,056 (+5%)	23mo	$179,900	$170	68
80 E Dawes St E	0.00mi	3/2.0 (+1)	1,152 (+14%)	16mo	$170,000	$148	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 · 7.69% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 1.68×
• Total profit: $33,225
• Equity at exit: $26,093

10-year hold

• IRR: 27.8%
• Equity multiple: 4.03×
• Total profit: $148,414
• Equity at exit: $15,131

Cash invested: $49,000 (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 92571

• Home prices YoY: -9.4%
• Rents YoY: 7.7%
• Active inventory: 136
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,508 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $772

Break-even live

Break-even rent $1,531

Max offer price $174,999

Occupancy floor 64%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $174,999 Active 41 DOM
2. 2026-06-17
   days on market $174,999 Active 40 DOM
3. 2026-06-16
   days on market $174,999 Active 39 DOM
4. 2026-06-15
   days on market $174,999 Active 38 DOM
5. 2026-06-13
   days on market $174,999 Active 36 DOM
6. 2026-06-09
   days on market $174,999 Active 32 DOM
7. 2026-06-08
   days on market $174,999 Active 31 DOM
8. 2026-06-07
   days on market $174,999 Active 30 DOM
9. 2026-06-04
   days on market $174,999 Active 27 DOM
10. 2026-06-03
    days on market $174,999 Active 26 DOM
11. 2026-06-02
    days on market $174,999 Active 25 DOM
12. 2026-06-01
    days on market $174,999 Active 24 DOM
13. 2026-05-31
    days on market $174,999 Active 23 DOM
14. 2026-05-08
    listed $174,999 Active 934-char remark
15. 2026-05-07
    historical $174,999 934-char remark
16. 2026-05-01
    historical
17. 2026-02-12
    listed $155,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,093
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,407
• − Management: −$2,407
• − Depreciation: −$5,091
• Taxable income: $6,884
• Est. tax owed @ 24.0%: −$1,652
• After-tax cash flow: $7,608/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: Val Verde Unified
• NCES district ID: 0691135
• Math proficiency: 28% ▲ 1.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $57,468
• Composite: 34.45/100
• National rank: #10154
• State rank: #820 of 1400 in CA

Livability — Perris

• Score: 67/100
• State rank: #322
• US rank: #10902

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perris, CA
• County: Riverside County · 2,287,001 people
• City population: 118,178
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 60,096
• Household income: $92,309
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 1152.0

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 (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 18% Black 9% White 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 70%
• Common ancestry: Lithuanian 1%
• Foreign-born: 30% · Canada, Jamaica
• Languages at home: 34% English-only · Spanish 62% Tagalog/Filipino 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: ▼ -43.87%
• Current HPI: 421.3426
• Rent YoY: ▲ 7.69%
• 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

+12.9% since first listed

4 events — show timeline

• 2026-05-08 Listed $174,999 CRMLS
• 2026-05-07 Coming Soon $174,999 CRMLS
• 2026-05-01 Listing Removed — CRMLS
• 2026-02-12 Listed $155,000 CRMLS

Property tax history

+2.1%/yr

Latest (2025): $333 · +3.0% YoY. Source: county tax records.