2150 S San Jacinto Ave #19 · San Jacinto, CA 92583

$34,950

1 bd · 1.5 ba · 450 sqft · Manufactured · 63 Days on market

Built 1969 Good condition $78/sqft · 61% above area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the well-established Hemacinto Mobile Home Community, this 1964 Majestic single-wide offers an excellent opportunity for affordable homeownership with space rent at just $795 per month. This 1-bedroom, 1-bathroom home features a functional and comfortable layout, along with thoughtful interior updates that make it truly move-in ready. Situated at 2150 S San Jacinto Avenue in San Jacinto, the community offers convenient access to everyday essentials including nearby shopping centers, dining options, and local services. Residents will appreciate being just minutes from parks, schools, and major roadways, making commuting and daily errands simple and accessible. The surrounding area provides a small-town feel while still being close to larger neighboring cities like Hemet for additional amenities. Hemacinto Mobile Home Community is known for its established setting and welcoming atmosphere, making it a great option for buyers seeking both value and convenience. Whether you’re looking to downsize, or purchase your first home, this property presents a solid opportunity.

Key facts

• Local services
• Convenient access
• Dining options

Tags

• MOVE IN READY
• CONVENIENT ACCESS
• NEARBY SHOPPING CENTERS
• DINING OPTIONS
• LOCAL SERVICES
• MINUTES FROM PARKS

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath manufactured listed at $35k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $838 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 40.3% vs local median 3.8% in San Jacinto — 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 63/100 on livability (#467 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment D+, schools D-, amenities F.
• San Jacinto Unified (suburban): math 13% / reading 36% proficiency, ranked #421 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.6%/yr); 159 active listings in the ZIP; 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 $242 of loan paydown is wiped out by about $1k 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 + 2.6% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,853 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 4.46% ✓
• Cap rate: 40.27%
• Cash-on-cash: 121.36%
• DSCR: 6.40
• GRM: 1.9

CMA / ARV

• ARV (median comp): $21,675
• List price: $34,950
• Delta: 61.25%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.61% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.82×
• Total profit: $47,196
• Equity at exit: $5,211

10-year hold

• IRR: —
• Equity multiple: 12.01×
• Total profit: $107,791
• Equity at exit: $3,022

Cash invested: $9,786 (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 92583

• Home prices YoY: -14.8%
• Rents YoY: 2.6%
• Active inventory: 159
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,559 medium
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $838

Break-even live

Break-even rent $498

Max offer price $34,950

Occupancy floor 41%

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: $8,738
• Closing costs: $1,048
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-04
   days on market $34,950 Active 63 DOM
2. 2026-06-03
   days on market $34,950 Active 62 DOM
3. 2026-06-02
   days on market $34,950 Active 61 DOM
4. 2026-06-01
   days on market $34,950 Active 60 DOM
5. 2026-05-31
   days on market $34,950 Active 59 DOM
6. 2026-04-27
   price $34,950 1098-char remark

   Show marketing remark (1098 chars)

   Located in the well-established Hemacinto Mobile Home Community, this 1964 Majestic single-wide offers an excellent opportunity for affordable homeownership with space rent at just $795 per month. This 1-bedroom, 1-bathroom home features a functional and comfortable layout, along with thoughtful interior updates that make it truly move-in ready. Situated at 2150 S San Jacinto Avenue in San Jacinto, the community offers convenient access to everyday essentials including nearby shopping centers, dining options, and local services. Residents will appreciate being just minutes from parks, schools, and major roadways, making commuting and daily errands simple and accessible. The surrounding area provides a small-town feel while still being close to larger neighboring cities like Hemet for additional amenities. Hemacinto Mobile Home Community is known for its established setting and welcoming atmosphere, making it a great option for buyers seeking both value and convenience. Whether you’re looking to downsize, or purchase your first home, this property presents a solid opportunity.

7. 2026-04-02
   listed $39,950 Active 1098-char remark

   Show marketing remark (1098 chars)

   Located in the well-established Hemacinto Mobile Home Community, this 1964 Majestic single-wide offers an excellent opportunity for affordable homeownership with space rent at just $795 per month. This 1-bedroom, 1-bathroom home features a functional and comfortable layout, along with thoughtful interior updates that make it truly move-in ready. Situated at 2150 S San Jacinto Avenue in San Jacinto, the community offers convenient access to everyday essentials including nearby shopping centers, dining options, and local services. Residents will appreciate being just minutes from parks, schools, and major roadways, making commuting and daily errands simple and accessible. The surrounding area provides a small-town feel while still being close to larger neighboring cities like Hemet for additional amenities. Hemacinto Mobile Home Community is known for its established setting and welcoming atmosphere, making it a great option for buyers seeking both value and convenience. Whether you’re looking to downsize, or purchase your first home, this property presents a solid opportunity.

8. 2026-04-02
   historical

   Show marketing remark (1098 chars)

   Located in the well-established Hemacinto Mobile Home Community, this 1964 Majestic single-wide offers an excellent opportunity for affordable homeownership with space rent at just $795 per month. This 1-bedroom, 1-bathroom home features a functional and comfortable layout, along with thoughtful interior updates that make it truly move-in ready. Situated at 2150 S San Jacinto Avenue in San Jacinto, the community offers convenient access to everyday essentials including nearby shopping centers, dining options, and local services. Residents will appreciate being just minutes from parks, schools, and major roadways, making commuting and daily errands simple and accessible. The surrounding area provides a small-town feel while still being close to larger neighboring cities like Hemet for additional amenities. Hemacinto Mobile Home Community is known for its established setting and welcoming atmosphere, making it a great option for buyers seeking both value and convenience. Whether you’re looking to downsize, or purchase your first home, this property presents a solid opportunity.

9. 2026-04-01
   listed $29,950 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 3/10 Moderate FEMA zone AH · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,702
• − Mortgage interest: −$1,958
• − Property taxes: −$524
• − Insurance: −$1,999
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$1,017
• Taxable income: $10,212
• Est. tax owed @ 24.0%: −$2,451
• After-tax cash flow: $7,601/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This 1964 Majestic single-wide is in good condition and move-in ready, with minor cosmetic updates that could significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both New flooring in the kitchen and bathrooms — Improves aesthetics and functionality
• Both New kitchen cabinets and appliances — Enhances functionality and value
• Both New bathroom fixtures and vanity — Enhances functionality and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in the kitchen and bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen cabinets and appliances — Enhances functionality and value ↑
• Both New bathroom fixtures and vanity — Enhances functionality and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: San Jacinto Unified
• NCES district ID: 0634440
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $43,560
• Composite: 20.94/100
• National rank: #8478
• State rank: #421 of 517 in CA

Livability — San Jacinto

• Score: 63/100
• State rank: #467
• US rank: #15889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Jacinto, CA
• County: Riverside County · 2,287,001 people
• City population: 33,778
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 33,778
• Household income: $68,351
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 747.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 60% White 26% Two or more races 23% Black 5% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Lithuanian 1% Iranian 1% Portuguese 1%
• Foreign-born: 20% · Canada
• Languages at home: 56% English-only · Spanish 40% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -71.15%
• Current HPI: 407.8584
• Rent YoY: ▲ 2.61%
• 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

+16.7% since first listed

4 events — show timeline

• 2026-04-27 Price Changed $34,950 CRMLS
• 2026-04-02 Listing Removed — CRMLS
• 2026-04-02 Listed $39,950 CRMLS
• 2026-04-01 Listed $29,950 CRMLS