1300 Highway 95 #16 · Blythe, CA 92225

$129,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 224 Days on market

Built 1988 Fair condition 8,000 sqft lot

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Why this score? — see what drove the C+ 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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful riverfront home with private boat dock! This 3-bedroom, 2-bath retreat offers stunning water views and direct river access, perfect for boating and outdoor living. The open-concept floor plan features a bright, inviting living area, spacious kitchen, and comfortable bedrooms. The 2.5-car garage provides plenty of room for vehicles, toys, and storage. Home comes complete with a Pontoon boat and golf cart, ready for endless fun on the water and around the community. Located on leased land, this property offers an affordable way to enjoy riverfront living. Relax, entertain, and soak in the picturesque sunsets from your own backyard oasis on the river!

Key facts

• Private boat dock
• Water views
• Direct river access

Tags

• RIVERFRONT HOME
• PRIVATE BOAT DOCK
• WATER VIEWS
• DIRECT RIVER ACCESS
• OPEN-CONCEPT FLOOR PLAN
• SPACIOUS KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 4.6% in Blythe — 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 74/100 on livability (#143 in CA, #4,910 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: employment D, schools F, amenities F.
• Palo Verde Unified (town): math 20% / reading 34% proficiency, ranked #1,133 of 1,400 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 189 active listings in the ZIP; 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 $892 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.28% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.83%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.0%
• Equity multiple: 1.16×
• Total profit: $5,631
• Equity at exit: $19,234

10-year hold

• IRR: 13.5%
• Equity multiple: 2.08×
• Total profit: $39,141
• Equity at exit: $11,154

Cash invested: $36,120 (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 92225

• Home prices YoY: -15.8%
• Active inventory: 189
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,655 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $416

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 70%

Sensitivity live

Price	-10% $505	-5% $461	+0% $416	+5% $372	+10% $327
Rent	-10% $285	-5% $351	+0% $416	+5% $482	+10% $547
Rate	-1.0pp $481	-0.5pp $449	base $416	+0.5pp $383	+1.0pp $349

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $129,000 Active 224 DOM
2. 2026-06-18
   days on market $129,000 Active 223 DOM
3. 2026-06-17
   days on market $129,000 Active 222 DOM
4. 2026-06-16
   days on market $129,000 Active 221 DOM
5. 2026-06-15
   days on market $129,000 Active 220 DOM
6. 2026-06-14
   days on market $129,000 Active 218 DOM
7. 2026-06-12
   days on market $129,000 Active 217 DOM
8. 2026-06-09
   days on market $129,000 Active 214 DOM
9. 2026-06-08
   days on market $129,000 Active 213 DOM
10. 2026-06-07
    days on market $129,000 Active 212 DOM
11. 2026-06-07
    days on market $129,000 Active 211 DOM
12. 2026-06-04
    days on market $129,000 Active 208 DOM
13. 2026-06-02
    days on market $129,000 Active 207 DOM
14. 2026-06-01
    days on market $129,000 Active 206 DOM
15. 2026-05-31
    days on market $129,000 Active 205 DOM
16. 2026-05-31
    days on market $129,000 Active 204 DOM
17. 2025-11-07
    listed $139,000 Active 666-char remark

    Show marketing remark (666 chars)

    Beautiful riverfront home with private boat dock! This 3-bedroom, 2-bath retreat offers stunning water views and direct river access, perfect for boating and outdoor living. The open-concept floor plan features a bright, inviting living area, spacious kitchen, and comfortable bedrooms. The 2.5-car garage provides plenty of room for vehicles, toys, and storage. Home comes complete with a Pontoon boat and golf cart, ready for endless fun on the water and around the community. Located on leased land, this property offers an affordable way to enjoy riverfront living. Relax, entertain, and soak in the picturesque sunsets from your own backyard oasis on the river!

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥117°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,864
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$3,753
• Taxable income: $3,127
• Est. tax owed @ 24.0%: −$751
• After-tax cash flow: $4,244/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 · 12 photos

Fair 45/100 Moderate rehab

This riverfront home requires moderate renovations, including new appliances, painting, and landscaping, to improve its resale and rental value.

Repairs flagged

• Major Appliances — Outdated and worn, likely not functioning properly.
• Moderate Exterior siding — Weathered and may need repainting or replacement.
• Major Carpeted floors — Worn and may need replacement or re-carpeting.
• Minor Paint — Chipped in some areas, can be touched up or repainted.
• Major Landscaping — Overgrown and needs trimming and maintenance.

Value-add opportunities

• Resale New appliances — Modern appliances will attract more buyers.
• Resale Painting and repainting — Fresh paint will improve curb appeal.
• Both Landscaping and trimming — A well-maintained yard will enhance both resale and rental value.
• Rental HVAC maintenance — A functional HVAC system will attract renters and reduce maintenance costs.
• Resale Exterior siding repair or replacement — Aesthetic improvements will increase the home's value and appeal to buyers.
• Resale Carpet replacement — Fresh carpet will make the home more appealing to potential buyers and renters.
• Rental Window screens — Screens will improve comfort and reduce energy costs for renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Appliances · Outdated and worn, likely not functioning properly.	Major	$15,000–50,000
Exterior siding · Weathered and may need repainting or replacement.	Moderate	$3,000–15,000
Carpeted floors · Worn and may need replacement or re-carpeting.	Major	$15,000–50,000
Paint · Chipped in some areas, can be touched up or repainted.	Minor	$500–3,000
Landscaping · Overgrown and needs trimming and maintenance.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$48,500–168,000

Value-add ROI direction

• Resale New appliances — Modern appliances will attract more buyers. ↑
• Resale Painting and repainting — Fresh paint will improve curb appeal. ↑
• Both Landscaping and trimming — A well-maintained yard will enhance both resale and rental value. ↑
• Rental HVAC maintenance — A functional HVAC system will attract renters and reduce maintenance costs. ↑
• Resale Exterior siding repair or replacement — Aesthetic improvements will increase the home's value and appeal to buyers. ↑
• Resale Carpet replacement — Fresh carpet will make the home more appealing to potential buyers and renters. ↑
• Rental Window screens — Screens will improve comfort and reduce energy costs for renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Palo Verde Unified
• NCES district ID: 0629640
• Math proficiency: 20% ▲ 3.00%
• Reading proficiency: 34% ▲ 5.00%
• Median HH income: $40,808
• Composite: 25.77/100
• National rank: #12796
• State rank: #1133 of 1400 in CA

Livability — Blythe

• Score: 74/100
• State rank: #143
• US rank: #4910

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 21,101

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 0.58)
• Race & ethnicity: Hispanic / Latino 59% White 26% Two or more races 13% Black 10% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Lithuanian 1% Romanian 1% Iranian 1%
• Foreign-born: 18% · Canada
• Languages at home: 55% English-only · Spanish 42% Other Indo-European 1% Tagalog/Filipino 0%

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: ▼ -40.53%
• Current HPI: 215.4794
• 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

1 event — show timeline

• 2025-11-07 Listed $139,000 CRMLS