10961 Desert Lawn #242 · Calimesa, CA 92320

$214,900

3 bd · 2.0 ba · 1,848 sqft · Manufactured public records · 100 Days on market

Built 1993 $116/sqft · 10% below area Est $239k · 10% under ↓ 4% since listing

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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
• ARV discount +12.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Another corner lot with an English style setting and it’s very own side courtyard area. This home is located on a corner lot with beautiful curb appeal that only requires a new homeowner. 2 bedrooms, 2 baths, dining room, den and a wide-open living area is what you have to look forward to with it’s very own fireplace! The den can be used as a 3rd bedroom if that’s what your looking for, a door and a closet would get you there. The primary bedroom is GRAND, it can accommodate a king-size bed, additional furniture and has a large walk-in closet which is adjacent to the primary bathroom, the primary bath has a garden tub, separate shower and double sinks. The majority of paint and flooring is 2 years new so that’s a large expense out of the way. This home is located in a beautiful 55+ community with numerous amenities and activities for you to enjoy. Come take a look and see what your missing.

Key facts

• Side courtyard area
• Separate shower
• Large walk-in closet

Tags

• CORNER LOT
• SIDE COURTYARD AREA
• FIREPLACE
• LARGE WALK-IN CLOSET
• GARDEN TUB
• SEPARATE SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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 + 3.0% rent growth), your $60k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 $180k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $195,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.58% ✓
• Cap rate: 14.19%
• Cash-on-cash: 28.20%
• DSCR: 2.25
• GRM: 5.3

CMA / ARV

• ARV (median comp): $239,000
• List price: $214,900
• Delta: -10.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10961 Desert Lawn #433	0.00mi	3/2.0	1,890 (+2%)	0mo	$250,000	$132	96
10961 Desert Lawn Dr #243	0.00mi	3/2.0	1,820 (-2%)	4mo	$215,000	$118	94
10961 Desert Lawn Dr #79	0.00mi	3/2.0	1,700 (-8%)	1mo	$90,000	$53	86
10961 Desert Lawn #257	0.00mi	3/2.0	1,986 (+8%)	4mo	$265,500	$134	84
10961 Desert Lawn Dr #380	0.19mi	2/2.0 (-1)	1,823 (-1%)	3mo	$245,000	$134	81
10961 Desert Lawn Dr #370	0.00mi	3/2.0	2,028 (+10%)	5mo	$280,000	$138	80
10961 Desert Lawn Dr #21	0.00mi	3/2.0	1,660 (-10%)	4mo	$250,000	$151	80
10961 Desert Lawn Dr #466	0.00mi	3/2.0	1,600 (-13%)	1mo	$200,000	$125	77
10961 Desert Lawn Dr #416	0.00mi	3/2.0	2,080 (+13%)	3mo	$273,000	$131	77
10961 Desert Lawn Dr #453	0.00mi	3/2.0	1,586 (-14%)	3mo	$228,000	$144	74
10961 Desert Lawn #143	0.28mi	2/2.0 (-1)	2,000 (+8%)	1mo	$150,000	$75	67
10961 Desert Lawn Dr #86	0.28mi	2/2.0 (-1)	2,004 (+8%)	1mo	$270,000	$135	67

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: 22.4%
• Equity multiple: 1.92×
• Total profit: $55,151
• Equity at exit: $32,042

10-year hold

• IRR: 30.4%
• Equity multiple: 3.72×
• Total profit: $163,666
• Equity at exit: $18,581

Cash invested: $60,172 (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: 5.3×

Monthly cashflow live

• Estimated rent: $3,405 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$59 /mo · $713/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$715
• Net cashflow: $1,414

Break-even live

Break-even rent $1,615

Max offer price $214,900

Occupancy floor 53%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1055 Raven Ct Calimesa, CA	4.0	3.0	2429	$3,380	$1.39	44d	1	0.41mi
35349 Mickelson Dr Beaumont, CA	4.0	2.0	2412	$3,300	$1.37	2d	1	0.64mi
36279 Clearwater Ct Beaumont, CA	4.0	3.0	2531	$3,500	$1.38	3d	1	0.72mi
35258 Vernon Dr Beaumont, CA	3.0	1.5	1990	$3,200	$1.61	2d	1	0.86mi
1059 Little Leaf St Calimesa, CA	4.0	3.0	2419	$3,850	$1.59	2d	1	1.15mi

Listing history 29 events

1. 2026-06-18
   days on market $214,900 Active 100 DOM
2. 2026-06-17
   days on market $214,900 Active 99 DOM
3. 2026-06-16
   days on market $214,900 Active 98 DOM
4. 2026-06-15
   days on market $214,900 Active 97 DOM
5. 2026-06-13
   days on market $214,900 Active 95 DOM
6. 2026-06-13
   days on market $214,900 Active 94 DOM
7. 2026-06-09
   days on market $214,900 Active 91 DOM
8. 2026-06-08
   days on market $214,900 Active 90 DOM
9. 2026-06-07
   days on market $214,900 Active 89 DOM
10. 2026-06-04
    days on market $214,900 Active 86 DOM
11. 2026-06-03
    days on market $214,900 Active 85 DOM
12. 2026-06-02
    days on market $214,900 Active 84 DOM
13. 2026-06-01
    days on market $214,900 Active 83 DOM
14. 2026-05-31
    days on market $214,900 Active 82 DOM
15. 2026-04-20
    status Active 928-char remark

    Show marketing remark (928 chars)

    Another corner lot with an English style setting and it’s very own side courtyard area. This home is located on a corner lot with beautiful curb appeal that only requires a new homeowner. 2 bedrooms, 2 baths, dining room, den and a wide-open living area is what you have to look forward to with it’s very own fireplace! The den can be used as a 3rd bedroom if that’s what your looking for, a door and a closet would get you there. The primary bedroom is GRAND, it can accommodate a king-size bed, additional furniture and has a large walk-in closet which is adjacent to the primary bathroom, the primary bath has a garden tub, separate shower and double sinks. The majority of paint and flooring is 2 years new so that’s a large expense out of the way. This home is located in a beautiful 55+ community with numerous amenities and activities for you to enjoy. Come take a look and see what your missing.

16. 2026-04-20
    historical Active Under Contract 928-char remark

    Show marketing remark (928 chars)

    Another corner lot with an English style setting and it’s very own side courtyard area. This home is located on a corner lot with beautiful curb appeal that only requires a new homeowner. 2 bedrooms, 2 baths, dining room, den and a wide-open living area is what you have to look forward to with it’s very own fireplace! The den can be used as a 3rd bedroom if that’s what your looking for, a door and a closet would get you there. The primary bedroom is GRAND, it can accommodate a king-size bed, additional furniture and has a large walk-in closet which is adjacent to the primary bathroom, the primary bath has a garden tub, separate shower and double sinks. The majority of paint and flooring is 2 years new so that’s a large expense out of the way. This home is located in a beautiful 55+ community with numerous amenities and activities for you to enjoy. Come take a look and see what your missing.

17. 2026-03-10
    listed $214,900 Active 928-char remark

    Show marketing remark (928 chars)

    Another corner lot with an English style setting and it’s very own side courtyard area. This home is located on a corner lot with beautiful curb appeal that only requires a new homeowner. 2 bedrooms, 2 baths, dining room, den and a wide-open living area is what you have to look forward to with it’s very own fireplace! The den can be used as a 3rd bedroom if that’s what your looking for, a door and a closet would get you there. The primary bedroom is GRAND, it can accommodate a king-size bed, additional furniture and has a large walk-in closet which is adjacent to the primary bathroom, the primary bath has a garden tub, separate shower and double sinks. The majority of paint and flooring is 2 years new so that’s a large expense out of the way. This home is located in a beautiful 55+ community with numerous amenities and activities for you to enjoy. Come take a look and see what your missing.

18. 2026-02-28
    historical
19. 2026-02-26
    status Active
20. 2026-02-18
    historical Active Under Contract
21. 2026-01-30
    price $207,500
22. 2025-11-03
    price $244,444
23. 2025-08-08
    listed $245,900 Active
24. 2023-03-21
    soldstatus $180,000 Closed Sale
25. 2023-03-07
    status Pending Sale
26. 2023-01-27
    price $195,000
27. 2022-12-01
    price $205,000
28. 2022-10-20
    price $215,000
29. 2022-09-23
    listed $225,000 Active

ⓘ 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: $713 · $59/mo
• Projected year-2 tax: $1,633 · $136/mo
• Expected delta: +$920/yr (+$77/mo · 129.0%)

ⓘ 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: $40,858
• − Mortgage interest: −$12,038
• − Property taxes: −$713
• − Insurance: −$1,074
• − Repairs & maintenance: −$3,269
• − Management: −$3,269
• − Depreciation: −$6,252
• Taxable income: $14,244
• Est. tax owed @ 24.0%: −$3,418
• After-tax cash flow: $13,548/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

-4.5% since first listed

15 events — show timeline

• 2026-04-20 Relisted — CRMLS
• 2026-04-20 Contingent — CRMLS
• 2026-03-10 Listed $214,900 CRMLS
• 2026-02-28 Listing Removed — CRMLS
• 2026-02-26 Relisted — CRMLS
• 2026-02-18 Contingent — CRMLS
• 2026-01-30 Price Changed $207,500 CRMLS
• 2025-11-03 Price Changed $244,444 CRMLS
• 2025-08-08 Listed $245,900 CRMLS
• 2023-03-21 Sold (MLS) $180,000 CRMLS
• 2023-03-07 Pending — CRMLS
• 2023-01-27 Price Changed $195,000 CRMLS
• 2022-12-01 Price Changed $205,000 CRMLS
• 2022-10-20 Price Changed $215,000 CRMLS
• 2022-09-23 Listed $225,000 CRMLS

Property tax history

-4.1%/yr

Latest (2025): $713 · +2.0% YoY. Source: county tax records.