6130 Camino Real #166 · Jurupa Valley, CA 92509

$195,100

3 bd · 2.0 ba · 1,540 sqft · Manufactured public records · 31 Days on market

Built 2001 Est $177k · 10% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.1/10.0
• ARV discount +2.9/15.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

I am pleased to present a mobile home opportunity within the all-ages Jurupa Hills Cascade Park community. This 1,540-square-foot double-wide features a spacious 4-bedroom, 2-bath layout, including a primary suite with a soaking tub and separate shower. The functional floor plan also includes an indoor laundry room and a kitchen equipped with gas cooking, a pantry, and a small island. Standout features of this property include a covered porch perfect for enjoying daily sunsets and a backyard offering views of the downtown Riverside city lights. The home also includes a storage shed and a driveway that accommodates up to three vehicles. The Jurupa Hills Cascade Park community offers a wide r

Key facts

• 3 parking spots
• Community pool
• Built 2001

Property features AI

Finance

• Other: Two sheds on property; Accessibility features include multiple exits and parking access
• Financial info: Land lease payable to park (monthly)
• HOA & community: Park: Jurupa Hills Cascade; Community features include curbs, sidewalks, street lighting, parks, biking paths and a dog park; Close to clubhouse

Exterior

• Parking: Covered parking and paved driveway; Attached carport (3 carport spaces, 3 total parking spaces); Off-street RV access/parking; Driveway level
• Security: Smoke and carbon monoxide detectors; Security lights; Resident manager on site
• Utilities: Natural gas connected; Standard electric service; Public/district water; Public sewer; Sewer and electricity connected; Telephone in street; Cable available
• Home design: Single-story mobile home (model SD552-2); Entry at main level; Mobile home remains on site; Facing / view available
• Construction: Synthetic roof; Wood fencing; Wood construction elements
• Exterior features: Covered front and rear porches; Covered patio; Exterior lighting; In-ground community spa (heated); Community pool (fenced, filtered, passively or gas heated); Wood skirting

Interior

• Kitchen: Refrigerator; Dishwasher; Range/stove hood; Vented exhaust fan; Water heater unit; Formica counters; Kitchen island; Kitchen open to family room
• Bedrooms: Primary bedroom; All bedrooms on main floor
• Flooring: Vinyl; Carpet; Laminate
• Bathrooms: Two full bathrooms; Soaking tub; Separate tub and shower; Walk-in shower; Shower (including shower in tub); Bathtub; Vanity area; Exhaust fan(s)
• Heating & cooling: Central heating (natural gas, furnace); Central cooling; Evaporative cooling
• Interior features: Ceiling fan; Open floor plan; Storage space; Panel doors; Double pane and Energy Star windows with screens; One-level living (no interior steps); 36"+ wide halls and swing-in doors
• Laundry & utility: Inside laundry room; Washer hookup (unit excluded); Gas dryer hookup; Individual laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k.

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 $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 2.9% in Jurupa Valley — 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 49/100 on livability (#1,170 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A-; Watch: schools F, amenities F, commute F.
• Jurupa Unified (suburban): math 25% / reading 38% proficiency, ranked #953 of 1,400 in CA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.3%/yr); 202 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 37% of the median local income ($95k/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 $6k 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 + 1.3% rent growth), your $55k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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.

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 $189,247 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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: 1.50% ✓
• Cap rate: 13.48%
• Cash-on-cash: 25.69%
• DSCR: 2.14
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $177,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6130-5 Camino Real #5	0.07mi	3/2.0	1,440 (-6%)	9mo	$165,000	$115	78
6130 Camino Real #262	0.07mi	3/2.0	1,440 (-6%)	11mo	$178,000	$124	77
6130 Camino Real #242	0.07mi	4/2.0 (+1)	1,400 (-9%)	0mo	$230,000	$164	76
6130 Camino Real #215	0.04mi	3/2.0	1,680 (+9%)	10mo	$220,000	$131	75
6130 Camino Real #179	0.03mi	3/2.0	1,400 (-9%)	14mo	$148,000	$106	72
6130 Camino Real #175	0.07mi	3/2.0	1,440 (-6%)	21mo	$162,000	$113	69
6130 Camino Real #311	0.18mi	3/2.0	1,456 (-6%)	20mo	$165,000	$113	66
6130 Camino Real #95	0.07mi	4/2.0 (+1)	1,320 (-14%)	3mo	$166,800	$126	66
6130 Camino Real #181	0.02mi	3/2.0	1,344 (-13%)	15mo	$155,000	$115	65
6130 Camino Real #173	0.07mi	4/2.0 (+1)	1,647 (+7%)	18mo	$169,000	$103	65
6130 Camino Real #253	0.12mi	3/2.0	1,344 (-13%)	15mo	$165,000	$123	61
6130 Camino Real #244	0.07mi	2/2.0 (-1)	1,344 (-13%)	13mo	$120,000	$89	60

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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 1.69×
• Total profit: $37,876
• Equity at exit: $29,090

10-year hold

• IRR: 24.8%
• Equity multiple: 3.00×
• Total profit: $109,107
• Equity at exit: $16,869

Cash invested: $54,628 (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 92509

• Rents YoY: 1.3%
• Active inventory: 202
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,932 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$42 /mo · $510/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $1,169

Break-even live

Break-even rent $1,452

Max offer price $195,100

Occupancy floor 55%

Sensitivity live

Price	-10% $1,280	-5% $1,225	+0% $1,169	+5% $1,114	+10% $1,059
Rent	-10% $938	-5% $1,053	+0% $1,169	+5% $1,285	+10% $1,401
Rate	-1.0pp $1,268	-0.5pp $1,219	base $1,169	+0.5pp $1,119	+1.0pp $1,067

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: $48,775
• Closing costs: $5,853
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6322 Brian Cir Jurupa Valley, CA	3.0	2.0	1177	$2,800	$2.38	44d	1	0.50mi

Listing history 21 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   days on market $195,100 Active 31 DOM
3. 2026-06-18
   price $195,100 Active 30 DOM
4. 2026-06-17
   days on market $195,000 Active 30 DOM
5. 2026-06-16
   days on market $195,000 Active 29 DOM
6. 2026-06-15
   days on market $195,000 Active 28 DOM
7. 2026-06-13
   days on market $195,000 Active 26 DOM
8. 2026-06-13
   days on market $195,000 Active 25 DOM
9. 2026-06-09
   days on market $195,000 Active 22 DOM
10. 2026-06-08
    days on market $195,000 Active 21 DOM
11. 2026-06-07
    days on market $195,000 Active 20 DOM
12. 2026-06-04
    days on market $195,000 Active 17 DOM
13. 2026-06-03
    days on market $195,000 Active 16 DOM
14. 2026-06-02
    days on market $195,000 Active 15 DOM
15. 2026-06-01
    days on market $195,000 Active 14 DOM
16. 2026-05-31
    days on market $195,000 Active 13 DOM
17. 2026-05-18
    listed $195,000 Active
18. 2023-05-02
    historical
19. 2023-04-06
    listed $149,999 Active
20. 2009-04-26
    historical
21. 2008-12-09
    listed $84,900

ⓘ 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: $510 · $42/mo
• Projected year-2 tax: $1,483 · $124/mo
• Expected delta: +$973/yr (+$81/mo · 190.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,183
• − Mortgage interest: −$10,929
• − Property taxes: −$510
• − Insurance: −$976
• − Repairs & maintenance: −$2,815
• − Management: −$2,815
• − Depreciation: −$5,676
• Taxable income: $11,464
• Est. tax owed @ 24.0%: −$2,751
• After-tax cash flow: $11,280/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: Jurupa Unified
• NCES district ID: 0619260
• Math proficiency: 25% ▲ 2.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $58,100
• Composite: 30.97/100
• National rank: #11327
• State rank: #953 of 1400 in CA

Livability — Jurupa Valley

• Score: 49/100
• State rank: #1170
• US rank: #25915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jurupa Valley, CA
• County: Riverside County · 2,287,001 people
• City population: 119,165
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 81,182
• Household income: $95,355
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 1694.0

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 (74%)
• Race & ethnicity: Hispanic / Latino 74% White 17% Two or more races 16% Black 4% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Lithuanian 1%
• Foreign-born: 28% · Canada, China, Vietnam
• Languages at home: 42% English-only · Spanish 54% Other Indo-European 1% 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: ▼ -374.91%
• Current HPI: 464.8939
• Rent YoY: ▲ 1.31%
• 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

+129.7% since first listed

5 events — show timeline

• 2026-05-18 Listed $195,000 CRMLS
• 2023-05-02 Listing Removed — CRMLS
• 2023-04-06 Listed $149,999 CRMLS
• 2009-04-26 Listing Removed — CRMLS
• 2008-12-09 Listed $84,900 CRMLS

Property tax history

-3.5%/yr

Latest (2025): $510 · +5.7% YoY. Source: county tax records.