38155 Via Taffia · Murrieta, CA 92563

$269,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 25 Days on market

Built 1973 3,920 sqft lot Est $363k · 26% under $87/mo HOA · 3% of rent

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.1/10.0
• Schools +5.3/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 38155 Via Taffia, located in one of the desirable 55+ communities in Murrieta! This spacious manufactured home offers approximately 1,440 sq ft of comfortable living space with a functional floor plan, generous living areas, and great natural light throughout. MH Lot with MH on ILT. OWN-THE-LAND. Enjoy a peaceful, low-maintenance lifestyle while being conveniently located near shopping, dining, golf courses, medical facilities, wineries, and easy freeway access. This active adult community offers a welcoming atmosphere and a fantastic opportunity to enjoy all that Murrieta and the Temecula Valley have to offer. Whether you’re looking to downsize, invest, or customize a home

Key facts

• Own-the-land
• Permanent foundation
• Easy freeway access

Tags

• PERMANENT FOUNDATION
• OWN-THE-LAND
• LOW-MAINTENANCE LIFESTYLE
• EASY FREEWAY ACCESS

Property features AI

Finance

• HOA & community: Homeowners association (annual fee); Association fee $1,044 annually (about $87/month); Senior community; Community name: Golf Knolls

Exterior

• Parking: 2 parking spaces
• Utilities: Private water; Sewer connected
• Home design: Manufactured home; Single-story
• Construction: Composition roof
• Exterior features: Partial fencing; Community pool

Interior

• Kitchen: Built-in range; Disposal
• Bedrooms: 2 possible bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Disposal; Built-in range; Central air; Forced air heating (natural gas)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $270k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $266k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.0% in Murrieta — 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 68/100 on livability (#279 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, housing A+; Watch: health & safety D+, commute F, cost of living F.
• Murrieta Valley Unified (suburban): math 51% / reading 64% proficiency, ranked #255 of 1,400 in CA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.0%/yr); 239 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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 $8k 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

• It's been on market 25 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $131k; list at $270k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $265,851 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.11% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.31%
• DSCR: 1.46
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $362,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28925 Calle Alta	0.14mi	2/2.0	1,440 (0%)	2mo	$255,550	$177	92
38212 Via La Colina	0.20mi	2/2.0	1,440 (0%)	1mo	$345,000	$240	90
38195 Via Taffia	0.05mi	2/2.0	1,368 (-5%)	2mo	$345,000	$252	87
38171 Via La Colina	0.24mi	2/2.0	1,392 (-3%)	0mo	$138,000	$99	83
38069 Calle De Amor	0.17mi	2/2.0	1,560 (+8%)	3mo	$205,000	$131	75
38190 Camino Cinife	0.31mi	2/2.0	1,512 (+5%)	2mo	$500,000	$331	75
38240 Calle Arrebol	0.08mi	2/2.0	1,632 (+13%)	4mo	$292,700	$179	70
37967 Via La Colina	0.40mi	3/2.0 (+1)	1,512 (+5%)	0mo	$439,250	$291	68
28698 Via Princesa	0.31mi	3/2.0 (+1)	1,296 (-10%)	2mo	$278,215	$215	62
29115 Via Princesa	0.47mi	3/2.0 (+1)	1,512 (+5%)	5mo	$499,900	$331	61
38619 Calle De La Siesta	0.45mi	3/2.0 (+1)	1,344 (-7%)	3mo	$390,000	$290	61
38070 Via La Colina	0.29mi	3/2.0 (+1)	1,232 (-14%)	5mo	$379,900	$308	53

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 · 1.01% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-8,295
• Equity at exit: $40,243

10-year hold

• IRR: 4.5%
• Equity multiple: 1.30×
• Total profit: $22,692
• Equity at exit: $23,336

Cash invested: $75,572 (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 92563

• Home prices YoY: -17.8%
• Rents YoY: 1.0%
• Active inventory: 239
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,990 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$98 /mo · $1,173/yr
• Insurance: −$112
• HOA: −$87
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $649

Break-even live

Break-even rent $2,168

Max offer price $269,900

Occupancy floor 73%

Sensitivity live

Price	-10% $802	-5% $726	+0% $649	+5% $573	+10% $497
Rent	-10% $413	-5% $531	+0% $649	+5% $767	+10% $886
Rate	-1.0pp $785	-0.5pp $718	base $649	+0.5pp $579	+1.0pp $508

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39484 Via Montalvo Murrieta, CA	3.0	2.5	1808	$6,500	$3.60	44d	1	0.50mi
39656 Columbia Union Dr Unit C Murrieta, CA	3.0	2.0	1408	$2,925	$2.08	25d	1	0.73mi
39668 Princeton Way Unit C Murrieta, CA	3.0	2.0	1408	$2,900	$2.06	6d	1	0.78mi
28221 Via Princesa Unit 4 Murrieta, CA	2.0	2.0	1000	$1,950	$1.95	44d	1	0.80mi
29677 Woodlands Ave Murrieta, CA	3.0	2.0	1143	$2,700	$2.36	25d	1	0.84mi
29324 Calle Gaviota Murrieta, CA	3.0	3.0	1854	$3,150	$1.70	44d	1	0.85mi
26137 Oakcreek Union Dr Unit C Murrieta, CA	3.0	2.0	1408	$2,950	$2.10	0d	1	0.87mi
26133 Williams Way Murrieta, CA	3.0	2.0	1408	$3,100	$2.20	44d	1	0.90mi
28611 Calle del Lago Murrieta, CA	2.0	2.0	900	$1,975	$2.19	25d	1	0.92mi
28611 Calle Del Lago Unit c Murrieta, CA	2.0	1.5	900	$1,975	$2.19	25d	1	0.92mi
39930 Whitewood Rd Murrieta, CA	2.0	2.0	1015	$2,413	$2.38	0d	11	0.93mi
39875 Alpine Union St Unit B Murrieta, CA	3.0	2.5	1654	$2,795	$1.69	44d	1	0.94mi
39930 Alpine Union St Murrieta, CA	3.0	2.5	1654	$2,795	$1.69	0d	1	0.99mi
38245 Murrieta Hot Springs Rd Murrieta, CA	1.0–3.0	1.0–2.0	1020	$2,824	$2.77	0d	24	1.09mi
25295 Shadescale Dr Murrieta, CA	3.0	2.0	1368	$2,950	$2.16	25d	1	1.19mi
26900 Winchester Creek Ave Murrieta, CA	1.0–3.0	1.0–2.0	1315	$2,510	$1.91	44d	1	1.23mi
40213 Calle Real Unit 40213 Murrieta, CA	3.0	2.5	1427	$2,795	$1.96	6d	1	1.27mi
39261 Delhaven St Murrieta, CA	1.0–3.0	1.0–2.0	859	$2,694	$3.14	0d	18	1.29mi
40319 Calle Real Murrieta, CA	3.0	2.5	1427	$2,900	$2.03	25d	1	1.42mi
40324 Calle Real Murrieta, CA	2.0	2.5	1336	$2,495	$1.87	6d	1	1.43mi
40358 Calle Real Murrieta, CA	3.0	3.0	1427	$2,795	$1.96	44d	1	1.45mi
39585 Oak Cliff Dr Temecula, CA	3.0	2.0	1052	$3,100	$2.95	0d	1	1.49mi

HOA detail

• Monthly dues: $87 · $1,044/yr

Listing history 18 events

1. 2026-06-21
   days on market $269,900 Active 25 DOM
2. 2026-06-18
   days on market $269,900 Active 22 DOM
3. 2026-06-17
   days on market $269,900 Active 21 DOM
4. 2026-06-16
   days on market $269,900 Active 20 DOM
5. 2026-06-15
   days on market $269,900 Active 19 DOM
6. 2026-06-13
   days on market $269,900 Active 17 DOM
7. 2026-06-09
   days on market $269,900 Active 13 DOM
8. 2026-06-08
   days on market $269,900 Active 12 DOM
9. 2026-06-07
   days on market $269,900 Active 11 DOM
10. 2026-06-04
    days on market $269,900 Active 8 DOM
11. 2026-06-03
    days on market $269,900 Active 7 DOM
12. 2026-06-02
    days on market $269,900 Active 6 DOM
13. 2026-06-01
    days on market $269,900 Active 5 DOM
14. 2026-05-31
    days on market $269,900 Active 4 DOM
15. 2026-05-29
    status Active
16. 2026-05-28
    historical
17. 2026-05-27
    listed $269,900 Active
18. 2004-12-22
    soldstatus $131,000

ⓘ 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: $1,173 · $98/mo
• Projected year-2 tax: $2,051 · $171/mo
• Expected delta: +$878/yr (+$73/mo · 74.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,879
• − Mortgage interest: −$15,119
• − Property taxes: −$1,173
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,870
• − Management: −$2,870
• − HOA: −$1,044
• − Depreciation: −$7,852
• Taxable income: $3,601
• Est. tax owed @ 24.0%: −$864
• After-tax cash flow: $6,928/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: Murrieta Valley Unified
• NCES district ID: 0600029
• Math proficiency: 51% ▲ 3.00%
• Reading proficiency: 64% ▲ 4.00%
• Median HH income: $78,615
• Composite: 53.42/100
• National rank: #3152
• State rank: #255 of 1400 in CA

Livability — Murrieta

• Score: 68/100
• State rank: #279
• US rank: #9348

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murrieta, CA
• County: Riverside County · 2,287,001 people
• City population: 145,160
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 80,379
• Household income: $125,397
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 1075.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 41% Hispanic / Latino 32% Two or more races 17% Asian 13% Black 6%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 18% · Canada, Vietnam, South Korea
• Languages at home: 71% English-only · Spanish 17% Tagalog/Filipino 5% Other Indo-European 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: ▼ -73.79%
• Current HPI: 341.728
• Rent YoY: ▲ 1.01%
• 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

+106.0% since first listed

4 events — show timeline

• 2026-05-29 Relisted — SDMLS
• 2026-05-28 Listing Removed — SDMLS
• 2026-05-27 Listed $269,900 SDMLS
• 2004-12-22 Sold (Public Records) $131,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,173 · +1.8% YoY. Source: county tax records.