26200 San Quintin Rd · Menifee, CA 92584

$285,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 13 Days on market

Manufactured home Built 1972 7,841 sqft lot Est $388k · 27% under

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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).

• ARV discount +15.0/15.0
• Cash flow +5.9/30.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

family mobile, 2 bedroom, 2 bath plus huge 300sqft family room (added on could be 3rd bedroom), formal dining room, newer dual pane windows, newer built-in oven + gas cook top, newer earthquake jacks, newer water heater, newer central a/c & evap. cooler, ceiling fans, washer, dryer and fridge to stay, 2 car garage with sink & work table, 6 fruit trees, patio off bonus room, walk to shopping & schools.

Key facts

• Manufactured home
• Low property tax
• Own land

Tags

• MANUFACTURED HOME
• OWN LAND
• LOW PROPERTY TAX
• BONUS ROOM ADDITION
• REMODELED BATHROOMS
• INDOOR LAUNDRY

Property features AI

Finance

• Financial info: Total units: 1; Assessments: unknown
• HOA & community: Community features: valley setting, biking, suburban

Exterior

• Parking: 2 garage spaces (front entry) with garage door opener and workshop area; 3 carport spaces (attached carport); 1 uncovered space; Driveway (concrete) and on-site private parking; total about 6 parking spaces
• Security: Security lights; Security system
• Utilities: District/public water connected; Electricity connected (standard service; electricity on property); Natural gas connected; Sewer or septic: unknown
• Home design: Manufactured house; One story; Entry at main level (front porch and side door); No accessory dwelling unit
• Construction: Pier jacks foundation; Property shows additions/alterations and cosmetic repairs; updated/remodeled condition; Year built source: assessor
• Exterior features: Covered front porch and additional porch; Patio (covered); Awning; Rain gutters; Exterior lighting; TV antenna; Storage building; Block wall and chain link fencing; Front and back yard, landscaped and treed lot; Rectangular lot shape; Near public transit; Has view

Interior

• Kitchen: Gas cooktop; Gas oven; Range/stove hood; Vented exhaust fan; Pots & pan drawers; Laminate counters; Water heater central (gas)
• Bedrooms: Primary bedroom / primary suite on main level; 2 main-level bedrooms
• Flooring: Tile; Carpet; Laminate flooring
• Bathrooms: 2 full bathrooms; Upgraded and remodeled baths; Soaking tub; Walk-in shower and shower in tub; Stone counters in baths; Bathtub
• Heating & cooling: Central electric cooling; Central forced air heating (natural gas furnace)
• Interior features: Crown moldings; Ceiling fan(s); Storage space; Cathedral or vaulted ceilings; Sliding glass door(s); Panel doors; Service entrance; Double pane windows with blinds, drapes/curtains and screens; No interior steps; Grab bars in bathroom(s); Low pile carpeting
• Laundry & utility: Laundry inside; Washer hookup; Gas and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $285k.

Deal economics

• At list price, monthly cash flow is $-555 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (28.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (37.2% below list).
• Recommended offer: $179k (37.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#407 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A-; Watch: health & safety D+, amenities D, commute F.
• Menifee Union Elementary (suburban): math 43% / reading 56% proficiency, ranked #434 of 1,400 in CA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Evans Ranch Elementary (737 students, 60% FRL); Menifee Valley Middle (1,393 students, 60% FRL) — zoned schools average 60% FRL vs 32% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 329 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $9k 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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 $40k; list at $285k implies a 612% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $179,048 (37.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.63% ✗
• Cap rate: 3.96%
• Cash-on-cash: -8.35%
• DSCR: 0.63
• GRM: 13.3

CMA / ARV

• ARV (on-the-fly): $387,840
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26070 San Quintin Rd	0.11mi	2/2.0	1,052 (+10%)	9mo	$425,000	$404	71

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 · 1.35% rent growth · sell at horizon

5-year hold

• IRR: -32.8%
• Equity multiple: -0.06×
• Total profit: $-84,434
• Equity at exit: $42,494

10-year hold

• IRR: -50.0%
• Equity multiple: -0.64×
• Total profit: $-130,547
• Equity at exit: $24,642

Cash invested: $79,800 (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 92584

• Home prices YoY: -21.9%
• Rents YoY: 1.4%
• Active inventory: 329
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,790 high
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-555

Break-even live

Break-even rent $2,493

Max offer price $204,677

Occupancy floor —

Sensitivity live

Price	-10% $-358	-5% $-457	+0% $-555	+5% $-654	+10% $-752
Rent	-10% $-697	-5% $-626	+0% $-555	+5% $-484	+10% $-414
Rate	-1.0pp $-412	-0.5pp $-483	base $-555	+0.5pp $-629	+1.0pp $-704

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29980 Berea Rd Menifee, CA	3.0	2.0	918	$2,662	$2.90	0d	70	0.64mi
26221 Painted Daisy Menifee, CA	1.0	1.5	600	$2,000	$3.33	0d	1	0.65mi
29250 Murrieta Rd Menifee, CA	2.0	2.0	975	$2,200	$2.26	0d	1	0.75mi
29272 Murrieta Rd Unit 1 Menifee, CA	2.0	1.0	940	$1,995	$2.12	0d	1	0.79mi
29216 Deer Creek Cir Menifee, CA	1.0	1.0	949	$1,200	$1.26	6d	1	0.86mi
31133 Antares St Menifee, CA	1.0	1.0	900	$1,849	$2.05	0d	1	1.14mi
30414 Town Center Dr Menifee, CA	1.0–3.0	1.0–2.0	1072	$2,682	$2.50	0d	17	1.44mi

Listing history 9 events

1. 2026-06-22
   days on market $285,000 Active 13 DOM
2. 2026-06-21
   days on market $285,000 Active 12 DOM
3. 2026-06-18
   days on market $285,000 Active 9 DOM
4. 2026-06-17
   days on market $285,000 Active 8 DOM
5. 2026-06-16
   days on market $285,000 Active 7 DOM
6. 2026-06-15
   days on market $285,000 Active 6 DOM
7. 2026-06-13
   days on market $285,000 Active 4 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   listed $285,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,486
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$8,291
• Taxable loss: −$11,907
• Est. tax savings @ 24.0%: +$2,858
• After-tax cash flow: $-3,803/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: Menifee Union Elementary
• NCES district ID: 0624540
• Math proficiency: 43% ▬ 0.00%
• Reading proficiency: 56% ▲ 3.00%
• Median HH income: $58,228
• Composite: 45.17/100
• National rank: #5790
• State rank: #434 of 1400 in CA

Livability — Menifee

• Score: 64/100
• State rank: #407
• US rank: #13882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Menifee, CA
• County: Riverside County · 2,287,001 people
• City population: 111,667
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 61,366
• Household income: $113,767
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 766.0

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 0.68)
• Race & ethnicity: White 43% Hispanic / Latino 35% Two or more races 19% Asian 8% Black 7%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Romanian 2% Italian 2% Iranian 1%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 77% English-only · Spanish 15% Tagalog/Filipino 3% Vietnamese 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: ▼ -92.31%
• Current HPI: 328.3025
• Rent YoY: ▲ 1.35%
• 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

+1017.6% since first listed

9 events — show timeline

• 2026-06-09 Listed $285,000 CRMLS
• 2019-04-30 Listing Removed — CRMLS
• 2019-01-10 Listed $219,000 CRMLS
• 2007-11-29 Sold (Public Records) $40,000 Public Records
• 2007-11-28 Sold (MLS) $140,000 CRMLS
• 2007-11-01 Listing Removed — CRMLS
• 2007-09-07 Listed $192,000 CRMLS
• 2000-05-19 Sold (Public Records) $35,000 Public Records
• 1981-03-01 Sold (Public Records) $25,500 Public Records

Property tax history

-7.0%/yr

Latest (2025): $436 · +2.4% YoY. Source: county tax records.