38111 Manzanita Mountain Ln · Anza, CA 92539

$130,000

None bd · None ba · 6,000 sqft · Manufactured · 1 Days on market

Built 2024

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

At the base of Cahuilla Mountain, 5 acres with views. Fenced with a well and electric. The pad on this property is about 80ft. long by 40 ft. wide. You could easily make it twice that size with a bit of tractor work. There is a lot of additional flat area that could be used for parking a motorhome, etc. There is an upper level on the property that could make a great building site. Beautiful red shank color the hills. Great for exploration, camping, building a home or improved horse property or ranch. Zoned Rural Residential so you can build your dream home for the peace, quiet and starry nights, but allows for plenty of work from home business opportunities. Living in Anza offers a suburban rural mix feel and affordable home ownership. Children, chickens, horses, goats, gardening and more is doable here. Property is being sold As Is. Hiking and riding trails abound. 4000+foot elevation with mild four-season weather including a few snow days per year. The hamlet of Anza boasts of a casino, motocross, several restaurants, Dollar General store, grocers, bank, pharmacy, medical clinic. K-12 schools, public and private. Find moderate electric & internet rates, low property taxes. just minutes away from Highway 371 for the commute up or off the hill.

Key facts

• Water on property
• R-r-5 zoning
• 5 acre parcel

Tags

• 5 ACRE PARCEL
• WATER ON PROPERTY
• POWER ON PROPERTY
• TWO POTENTIAL BUILD SITES
• R-R-5 ZONING

What this means for you Summary

Snapshot

• This is a manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $-850 ($-10k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Cap rate -1.6% vs local median 3.5% in Anza — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 45/100 on livability (#1,301 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A-, crime B; Watch: schools F, amenities F, commute F.
• Hemet Unified (suburban): math 19% / reading 41% proficiency, ranked #360 of 517 in CA (top 70%) — 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: 155 active listings in the ZIP; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($899 loan paydown + $13k appreciation (10.0% local appreciation)).
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 20y 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: severe wildfire risk; extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

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. 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. 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?
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: 0.00% ✗
• Cap rate: -1.56%
• Cash-on-cash: -28.04%
• DSCR: -0.25
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.46×
• Total profit: $16,610
• Equity at exit: $117,114

10-year hold

• IRR: 8.2%
• Equity multiple: 3.51×
• Total profit: $91,447
• Equity at exit: $252,561

Cash invested: $36,400 (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 92539

• Home prices YoY: 16.5%
• Active inventory: 155

Monthly cashflow live

• Estimated rent: $0 none
• Mortgage (P&I): −$682
• Tax from tax record: −$114 /mo · $1,374/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$0
• Net cashflow: $-850

Break-even live

Break-even rent $1,076

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-777	-5% $-814	+0% $-850	+5% $-887	+10% $-924
Rent	-10% $-850	-5% $-850	+0% $-850	+5% $-850	+10% $-850
Rate	-1.0pp $-785	-0.5pp $-817	base $-850	+0.5pp $-884	+1.0pp $-918

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 46 events

1. 2026-06-18
   remarks 683-char remark
2. 2026-06-18
   days on marketlisting id $130,000 Active 1 DOM
3. 2026-06-18
   days on market $130,000 Active 37 DOM
4. 2026-06-17
   days on market $130,000 Active 36 DOM
5. 2026-06-16
   days on market $130,000 Active 35 DOM
6. 2026-06-15
   days on market $130,000 Active 34 DOM
7. 2026-06-13
   days on market $130,000 Active 32 DOM
8. 2026-06-09
   days on market $130,000 Active 28 DOM
9. 2026-06-08
   days on market $130,000 Active 27 DOM
10. 2026-06-07
    days on market $130,000 Active 26 DOM
11. 2026-06-04
    days on market $130,000 Active 23 DOM
12. 2026-06-03
    days on market $130,000 Active 22 DOM
13. 2026-06-02
    days on market $130,000 Active 21 DOM
14. 2026-06-01
    days on market $130,000 Active 20 DOM
15. 2026-05-31
    days on market $130,000 Active 19 DOM
16. 2026-05-12
    listed $130,000 Active 1155-char remark
17. 2026-01-31
    historical
18. 2025-10-27
    price $155,000
19. 2025-08-30
    price $165,000
20. 2025-08-03
    listed $170,000 Active
21. 2024-06-27
    soldstatus $120,000 Closed Sale

    Show marketing remark (1270 chars)

    At the base of Cahuilla Mountain, 5 acres with views. Fenced with a well and electric. The pad on this property is about 80ft. long by 40 ft. wide. You could easily make it twice that size with a bit of tractor work. There is a lot of additional flat area that could be used for parking a motorhome, etc. There is an upper level on the property that could make a great building site. Beautiful red shank color the hills. Great for exploration, camping, building a home or improved horse property or ranch. Zoned Rural Residential so you can build your dream home for the peace, quiet and starry nights, but allows for plenty of work from home business opportunities. Living in Anza offers a suburban rural mix feel and affordable home ownership. Children, chickens, horses, goats, gardening and more is doable here. Property is being sold As Is. Hiking and riding trails abound. 4000+foot elevation with mild four-season weather including a few snow days per year. The hamlet of Anza boasts of a casino, motocross, several restaurants, Dollar General store, grocers, bank, pharmacy, medical clinic. K-12 schools, public and private. Find moderate electric & internet rates, low property taxes. just minutes away from Highway 371 for the commute up or off the hill.

22. 2024-06-27
    soldstatus $120,000

    Show marketing remark (1270 chars)

    At the base of Cahuilla Mountain, 5 acres with views. Fenced with a well and electric. The pad on this property is about 80ft. long by 40 ft. wide. You could easily make it twice that size with a bit of tractor work. There is a lot of additional flat area that could be used for parking a motorhome, etc. There is an upper level on the property that could make a great building site. Beautiful red shank color the hills. Great for exploration, camping, building a home or improved horse property or ranch. Zoned Rural Residential so you can build your dream home for the peace, quiet and starry nights, but allows for plenty of work from home business opportunities. Living in Anza offers a suburban rural mix feel and affordable home ownership. Children, chickens, horses, goats, gardening and more is doable here. Property is being sold As Is. Hiking and riding trails abound. 4000+foot elevation with mild four-season weather including a few snow days per year. The hamlet of Anza boasts of a casino, motocross, several restaurants, Dollar General store, grocers, bank, pharmacy, medical clinic. K-12 schools, public and private. Find moderate electric & internet rates, low property taxes. just minutes away from Highway 371 for the commute up or off the hill.

23. 2024-06-18
    status Pending Sale

    Show marketing remark (1270 chars)

    At the base of Cahuilla Mountain, 5 acres with views. Fenced with a well and electric. The pad on this property is about 80ft. long by 40 ft. wide. You could easily make it twice that size with a bit of tractor work. There is a lot of additional flat area that could be used for parking a motorhome, etc. There is an upper level on the property that could make a great building site. Beautiful red shank color the hills. Great for exploration, camping, building a home or improved horse property or ranch. Zoned Rural Residential so you can build your dream home for the peace, quiet and starry nights, but allows for plenty of work from home business opportunities. Living in Anza offers a suburban rural mix feel and affordable home ownership. Children, chickens, horses, goats, gardening and more is doable here. Property is being sold As Is. Hiking and riding trails abound. 4000+foot elevation with mild four-season weather including a few snow days per year. The hamlet of Anza boasts of a casino, motocross, several restaurants, Dollar General store, grocers, bank, pharmacy, medical clinic. K-12 schools, public and private. Find moderate electric & internet rates, low property taxes. just minutes away from Highway 371 for the commute up or off the hill.

24. 2024-06-06
    listed $124,900 Active

    Show marketing remark (1270 chars)

    At the base of Cahuilla Mountain, 5 acres with views. Fenced with a well and electric. The pad on this property is about 80ft. long by 40 ft. wide. You could easily make it twice that size with a bit of tractor work. There is a lot of additional flat area that could be used for parking a motorhome, etc. There is an upper level on the property that could make a great building site. Beautiful red shank color the hills. Great for exploration, camping, building a home or improved horse property or ranch. Zoned Rural Residential so you can build your dream home for the peace, quiet and starry nights, but allows for plenty of work from home business opportunities. Living in Anza offers a suburban rural mix feel and affordable home ownership. Children, chickens, horses, goats, gardening and more is doable here. Property is being sold As Is. Hiking and riding trails abound. 4000+foot elevation with mild four-season weather including a few snow days per year. The hamlet of Anza boasts of a casino, motocross, several restaurants, Dollar General store, grocers, bank, pharmacy, medical clinic. K-12 schools, public and private. Find moderate electric & internet rates, low property taxes. just minutes away from Highway 371 for the commute up or off the hill.

25. 2022-08-12
    soldstatus $110,000 Closed Sale
26. 2022-08-12
    soldstatus $110,000
27. 2022-08-08
    status Pending Sale
28. 2022-08-05
    status Active
29. 2022-08-05
    price $120,000
30. 2022-07-13
    status Pending Sale
31. 2022-07-02
    historical Active Under Contract
32. 2022-06-15
    listed $110,000 Active
33. 2017-08-29
    historical
34. 2016-09-01
    soldstatus $86,000
35. 2016-08-29
    listed $54,000
36. 2016-08-07
    listed $86,000
37. 2014-10-31
    soldstatus $55,000 Closed Sale
38. 2014-10-14
    status Pending Sale
39. 2014-10-14
    listed $59,000 Active
40. 2011-04-26
    historical
41. 2010-03-24
    listed $89,000 Active
42. 2010-01-02
    historical
43. 2009-02-02
    listed $110,000
44. 2006-10-31
    historical
45. 2006-07-21
    listed $199,999
46. 2004-09-16
    soldstatus $48,000

ⓘ 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: $1,374 · $114/mo
• Projected year-2 tax: $1,374 · $114/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 8 d/yr ≥95°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $0
• − Mortgage interest: −$7,282
• − Property taxes: −$1,374
• − Insurance: −$650
• − Repairs & maintenance: −$0
• − Management: −$0
• − Depreciation: −$3,782
• Taxable loss: −$13,088
• Est. tax savings @ 24.0%: +$3,141
• After-tax cash flow: $-7,064/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: Hemet Unified
• NCES district ID: 0616920
• Math proficiency: 19% ▼ -3.00%
• Reading proficiency: 41% ▲ 4.00%
• Median HH income: $39,962
• Composite: 25.16/100
• National rank: #7517
• State rank: #360 of 517 in CA

Livability — Anza

• Score: 45/100
• State rank: #1301
• US rank: #26600

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anza, CA
• Population (ZIP): 3,480

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 54% Hispanic / Latino 36% Two or more races 16% Asian 8% Native American 4%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Italian 6% Lithuanian 4% Slovak 3%
• Foreign-born: 12% · Canada, South Korea, China
• Languages at home: 66% English-only · Spanish 26% Korean 4% Chinese 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: ▲ 46.58%
• Current HPI: 329.4083
• 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

+170.8% since first listed

31 events — show timeline

• 2026-05-12 Listed $130,000 FSBO.com
• 2026-01-31 Listing Removed — CRMLS
• 2025-10-27 Price Changed $155,000 CRMLS
• 2025-08-30 Price Changed $165,000 CRMLS
• 2025-08-03 Listed $170,000 CRMLS
• 2024-06-27 Sold (Public Records) $120,000 Public Records
• 2024-06-27 Sold (MLS) $120,000 CRMLS
• 2024-06-18 Pending — CRMLS
• 2024-06-06 Listed $124,900 CRMLS
• 2022-08-12 Sold (Public Records) $110,000 Public Records
• 2022-08-12 Sold (MLS) $110,000 CRMLS
• 2022-08-08 Pending — CRMLS
• 2022-08-05 Relisted — CRMLS
• 2022-08-05 Price Changed $120,000 CRMLS
• 2022-07-13 Pending — CRMLS
• 2022-07-02 Contingent — CRMLS
• 2022-06-15 Listed $110,000 CRMLS
• 2017-08-29 Listing Removed — SDMLS
• 2016-09-01 Sold (MLS) $86,000 SDMLS
• 2016-08-29 Listed $54,000 SDMLS
• 2016-08-07 Listed $86,000 SDMLS
• 2014-10-31 Sold (MLS) $55,000 CRMLS
• 2014-10-14 Pending — CRMLS
• 2014-10-14 Listed $59,000 CRMLS
• 2011-04-26 Listing Removed — CRMLS
• 2010-03-24 Listed $89,000 CRMLS
• 2010-01-02 Listing Removed — CRMLS
• 2009-02-02 Listed $110,000 CRMLS
• 2006-10-31 Listing Removed — CRMLS
• 2006-07-21 Listed $199,999 CRMLS
• 2004-09-16 Sold (Public Records) $48,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,374 · +9.1% YoY. Source: county tax records.