4901 Green River Rd #125 · Corona, CA 92878

$139,500

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 35 Days on market

Manufactured home Built 1977 Good condition $104/sqft · 15% below area Est $163k · 15% under

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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 +14.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.5/10.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Manufactured-home adj. -6.9

Listing remarks

Back on the market! to no fault of the seller or the property. Charming 4-Bed Home, nestled along the scenic Santa Ana River in the gated Green River Village, this beautifully 4-bedroom, 2-bathroom home sits on a premium lot. The interior features a spacious, light-filled open floor plan highlighted by a fully remodeled kitchen and a private primary suite. Designed for comfort and efficiency, the home is equipped with three brand-new ductless mini-split AC units, a new water heater, and a massive covered carport that accommodates up to four vehicles. Outside, enjoy a private covered patio, a separate fenced yard perfect for pets, an exterior storage shed, and upgraded electrical breakers.

Key facts

• Gated community
• Fenced yard
• Remodeled kitchen

Tags

• CORNER LOT
• GATED COMMUNITY
• REMODELED KITCHEN
• DUCTLESS MINI-SPLIT AC UNITS
• PRIVATE COVERED PATIO
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $766 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 2.9% in Corona — 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 (#461 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A-; Watch: commute C-, health & safety D, amenities F.
• Corona-Norco Unified (suburban): math 46% / reading 61% proficiency, ranked #312 of 1,400 in CA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Cesar Chavez Academy (938 students, 78% FRL); Corona High (2,251 students, 86% FRL) — zoned schools average 82% FRL vs 35% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 37 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($964 loan paydown + $14k appreciation (10.0% local appreciation)).
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 1.6% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,315 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.68% ✓
• Cap rate: 13.96%
• Cash-on-cash: 27.38%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

• ARV (median comp): $163,350
• List price: $139,500
• Delta: -14.60%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4901 Green Riv #303	0.24mi	3/2.0 (+1)	1,344 (0%)	4mo	$220,000	$164	81
4901 Green Riv #229	0.15mi	2/2.0	1,248 (-7%)	9mo	$155,000	$124	74
4901 Green Riv #319	0.22mi	3/2.0 (+1)	1,257 (-6%)	3mo	$180,000	$143	72
4901 Green Riv #153	0.18mi	3/2.0 (+1)	1,232 (-8%)	1mo	$180,000	$146	71
4901 Green River Rd #140	0.19mi	3/2.0 (+1)	1,440 (+7%)	4mo	$140,000	$97	71
4901 Green River Rd #248	0.18mi	3/2.0 (+1)	1,440 (+7%)	9mo	$103,000	$72	67
4901 Green River Rd #228	0.24mi	3/2.0 (+1)	1,456 (+8%)	6mo	$159,000	$109	65
4901 Green River Rd #227	0.22mi	3/2.0 (+1)	1,440 (+7%)	11mo	$124,500	$86	64
4901 Green River Rd #38	0.31mi	3/2.0 (+1)	1,152 (-14%)	2mo	$77,000	$67	55
4901 Green River Rd #173	0.15mi	3/2.0 (+1)	1,534 (+14%)	12mo	$235,000	$153	54
4901 Green River Rd #39	0.30mi	3/2.0 (+1)	1,508 (+12%)	13mo	$165,000	$109	49
4901 Green River Rd #258	0.33mi	3/2.0 (+1)	1,144 (-15%)	11mo	$155,000	$135	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 1.64% rent growth · sell at horizon

5-year hold

• IRR: 41.2%
• Equity multiple: 4.12×
• Total profit: $121,713
• Equity at exit: $125,673

10-year hold

• IRR: 35.0%
• Equity multiple: 9.04×
• Total profit: $314,191
• Equity at exit: $271,018

Cash invested: $39,060 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 4 under contract
• Months of supply: 14.4 mo (7%/mo absorbed)
• Median asking: $192,500 ($137/sqft)
• Median days on market: 35 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: -11.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92878

• Home prices YoY: 2.2%
• Rents YoY: 1.6%
• Active inventory: 37
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,349 medium
• Mortgage (P&I): −$732
• Tax est. 1.5%: −$174 /mo · $2,092/yr
• Insurance: −$58
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $766

Break-even live

Break-even rent $1,379

Max offer price $139,500

Occupancy floor 62%

Sensitivity live

Price	-10% $863	-5% $814	+0% $766	+5% $718	+10% $670
Rent	-10% $581	-5% $673	+0% $766	+5% $859	+10% $952
Rate	-1.0pp $836	-0.5pp $802	base $766	+0.5pp $730	+1.0pp $693

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: $34,875
• Closing costs: $4,185
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11533 Chadwick Rd Corona, CA	3.0	2.5	1599	$3,675	$2.30	113d	1	0.29mi
4816 Feather River Rd Corona, CA	3.0	2.5	1502	$3,595	$2.39	89d	1	0.39mi

Property features AI

Finance

• Other: Located near Green River Rd and the 91 Freeway
• Financial info: Monthly land lease of $1,710.62 (seller-provided amount)
• HOA & community: Land lease community (Green River Village)Community features include curbs, golf course access, biking, dog park, hiking, and park

Exterior

• Parking: Carport with 4 parking spaces
• Utilities: Public sewerDistrict/public water
• Home design: Manufactured/mobile home (24' x 60')Mobile home remains on siteTotal of 1 story
• Construction: Two sheds on property
• Exterior features: Community poolGardenYardLot is level/flat

Interior

• Kitchen: RefrigeratorGas rangeGas water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heatingWall/window coolingDuctless cooling
• Interior features: One-level homeGround-level entryOne story
• Laundry & utility: Indoor laundry room (individual room)

Listing history 27 events

1. 2026-09-24
   days on market $139,500 Active 35 DOM
2. 2026-09-23
   days on market $139,500 Active 34 DOM
3. 2026-09-22
   days on market $139,500 Active 33 DOM
4. 2026-09-21
   days on market $139,500 Active 32 DOM
5. 2026-09-20
   days on market $139,500 Active 31 DOM
6. 2026-09-19
   days on market $139,500 Active 30 DOM
7. 2026-09-18
   days on market $139,500 Active 29 DOM
8. 2026-09-17
   days on market $139,500 Active 28 DOM
9. 2026-09-16
   days on market $139,500 Active 27 DOM
10. 2026-09-15
    days on market $139,500 Active 26 DOM
11. 2026-09-14
    days on market $139,500 Active 25 DOM
12. 2026-09-13
    days on market $139,500 Active 24 DOM
13. 2026-09-12
    pricestatusdays on market $139,500 Active 23 DOM
14. 2026-07-28
    statusdays on market $124,900 Pending Sale 22 DOM
15. 2026-07-26
    days on market $124,900 Active Under Contract 21 DOM
16. 2026-07-24
    days on market $124,900 Active Under Contract 19 DOM
17. 2026-07-24
    status $124,900 Active Under Contract 18 DOM
18. 2026-06-10
    status $124,900 Pending Sale 18 DOM
19. 2026-06-09
    days on market $124,900 Active Under Contract 18 DOM
20. 2026-06-08
    days on market $124,900 Active Under Contract 17 DOM
21. 2026-06-07
    days on market $124,900 Active Under Contract 16 DOM
22. 2026-06-04
    days on market $124,900 Active Under Contract 13 DOM
23. 2026-06-03
    days on market $124,900 Active Under Contract 12 DOM
24. 2026-06-02
    days on market $124,900 Active Under Contract 11 DOM
25. 2026-06-01
    days on market $124,900 Active Under Contract 10 DOM
26. 2026-05-31
    days on market $124,900 Active Under Contract 9 DOM
27. 2026-05-22
    listed $124,900 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 7/10 Severe FEMA zone A · 27% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,183
• − Mortgage interest: −$7,814
• − Property taxes: −$2,092
• − Insurance: −$2,200
• − Repairs & maintenance: −$2,255
• − Management: −$2,255
• − Depreciation: −$4,058
• Taxable income: $7,509
• Est. tax owed @ 24.0%: −$1,802
• After-tax cash flow: $7,391/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $6,720–$20,160 screening

This charming 4-bedroom, 2-bathroom home is in good condition with recent updates, including new ductless mini-split AC units and a new water heater. The exterior siding could benefit from a fresh coat of paint to enhance curb appeal and increase its value.

Components & finishes AI

Flooring tile Counters granite Appliances stainless steel

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding can improve the curb appeal and increase both resale and rental value. ↑
• Both Replace the dated backsplash in the kitchen — Updating the backsplash can enhance the kitchen's appearance and functionality, making it more appealing to potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Cesar Chavez Academy High Corona High

Schools (NCES district)

• District: Corona-Norco Unified
• NCES district ID: 0609850
• Math proficiency: 46% ▲ 1.00%
• Reading proficiency: 61% ▬ 0.00%
• Median HH income: $83,380
• Composite: 50.72/100
• National rank: #3920
• State rank: #312 of 1400 in CA

C Composite livability gradescore 63/100

Livability — Corona

• Score: 63/100
• State rank: #461
• US rank: #15787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corona, CA
• County: Riverside County · 2,664,475 people
• City population: 188,369
• Metro: Riverside-San Bernardino-Ontario, CA

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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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: ▲ 12.32%
• Current HPI: 574.78
• Rent YoY: ▲ 1.64%
• Metro: Riverside-San Bernardino-Ontario, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

Property features AI

Finance

• Other: Located near Green River Rd and the 91 Freeway
• Financial info: Monthly land lease of $1,710.62 (seller-provided amount)
• HOA & community: Land lease community (Green River Village)Community features include curbs, golf course access, biking, dog park, hiking, and park

Exterior

• Parking: Carport with 4 parking spaces
• Utilities: Public sewerDistrict/public water
• Home design: Manufactured/mobile home (24' x 60')Mobile home remains on siteTotal of 1 story
• Construction: Two sheds on property
• Exterior features: Community poolGardenYardLot is level/flat

Interior

• Kitchen: RefrigeratorGas rangeGas water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heatingWall/window coolingDuctless cooling
• Interior features: One-level homeGround-level entryOne story
• Laundry & utility: Indoor laundry room (individual room)

Price history

3 events — show timeline

• 2026-06-09 Pending — CRMLS
• 2026-05-24 Contingent — CRMLS
• 2026-05-22 Listed $124,900 CRMLS

Property tax history

-1.6%/yr

Latest (2025): $165 · +4.4% YoY. Source: county tax records.