1333 Bruce Ct · Blythe, CA 92225

$194,999

3 bd · 2.0 ba · 1,178 sqft · SingleFamily public records · 27 Days on market

Built 1982 7,841 sqft lot Est $179k · 9% over

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Why this score? — see what drove the D- 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 +13.6/30.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• ARV discount +3.5/15.0
• 1% rule +3.2/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice home in a well established neighborhood. The home has over 1100 square feet of living space with three bedrooms and two full bathrooms. Good size living room and kitchen with dining area next to it. Has an attached one car garage. Front and back yard are fenced in. Much more to see so make an appointment to view this home.

Key facts

• Near schools
• Near shopping
• Near parks

Tags

• ESTABLISHED NEIGHBORHOOD
• NEAR SCHOOLS
• NEAR PARKS
• NEAR SHOPPING
• ENERGY EFFICIENT SOLAR PANELS
• RECENTLY PAINTED INTERIOR

Property features AI

Finance

• HOA & community: Rural community setting

Exterior

• Parking: Attached garage (1 car); 1 total parking space
• Utilities: Public sewer; District/Public water; Solar energy generation
• Home design: Single-story; Entry at level 1; No accessory dwelling unit
• Construction: Year built from assessor
• Exterior features: House structure; Front yard; Back yard; Located on a cul-de-sac; No pool

Interior

• Kitchen: Gas range; Gas oven
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: One-level home; Entry area
• Laundry & utility: Washer hookup; Laundry facilities available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $10 ($125/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (18.5% below list).
• Recommended offer: $159k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $77k; list at $195k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,967 (18.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.23%
• DSCR: 1.01
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $179,056
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 N Carlton Ave	0.16mi	3/1.0	1,122 (-5%)	0mo	$139,105	$124	80
441 N Willow St	0.42mi	3/2.0	1,132 (-4%)	1mo	$215,000	$190	73
491 N Willow St	0.43mi	3/2.0	1,132 (-4%)	6mo	$220,000	$194	69
725 W Chanslor Way	0.41mi	3/2.0	1,248 (+6%)	7mo	$130,000	$104	65
560 Parker Pl	0.71mi	3/2.0	1,176 (-0%)	3mo	$220,000	$187	64
1325 W Michigan Ave	0.05mi	3/1.0	1,272 (+8%)	22mo	$190,000	$149	62
1366 W San Gorgonio St	0.14mi	3/1.0	1,248 (+6%)	23mo	$190,000	$152	60
310 N Lovekin Blvd	0.41mi	3/1.5	1,132 (-4%)	17mo	$142,000	$125	58
300 N Lovekin Blvd	0.41mi	3/2.0	1,242 (+5%)	22mo	$200,000	$161	54
660 Parker Pl	0.65mi	2/2.0 (-1)	1,276 (+8%)	3mo	$215,000	$168	48
680 W California St	0.47mi	3/1.0	1,020 (-13%)	23mo	$135,000	$132	32

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-30,975
• Equity at exit: $29,075

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-26,278
• Equity at exit: $16,860

Cash invested: $54,600 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,590 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$142 /mo · $1,699/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $10

Break-even live

Break-even rent $1,577

Max offer price $194,999

Occupancy floor 94%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
381 San Luis Way Blythe, CA	4.0	2.0	1316	$1,800	$1.37	43d	1	0.05mi
400 N Palm Dr Blythe, CA	2.0–3.0	1.0–1.5	928	$1,100	$1.18	13d	1	0.54mi
450 W Barnard St Blythe, CA	2.0–3.0	1.0–2.0	935	$1,095	$1.17	13d	2	0.62mi
238 E Rice St Blythe, CA	2.0	1.0	800	$1,100	$1.38	43d	1	1.14mi
551 S 3rd St Blythe, CA	2.0–3.0	1.0–2.0	885	$1,120	$1.27	13d	9	1.42mi

Listing history 29 events

1. 2026-06-19
   days on market $194,999 Active 27 DOM
2. 2026-06-18
   days on market $194,999 Active 26 DOM
3. 2026-06-17
   days on market $194,999 Active 25 DOM
4. 2026-06-16
   days on market $194,999 Active 24 DOM
5. 2026-06-15
   days on market $194,999 Active 23 DOM
6. 2026-06-14
   days on market $194,999 Active 21 DOM
7. 2026-06-12
   days on market $194,999 Active 20 DOM
8. 2026-06-09
   days on market $194,999 Active 17 DOM
9. 2026-06-08
   days on market $194,999 Active 16 DOM
10. 2026-06-07
    days on market $194,999 Active 15 DOM
11. 2026-06-07
    days on market $194,999 Active 14 DOM
12. 2026-06-04
    days on market $194,999 Active 11 DOM
13. 2026-06-02
    days on market $194,999 Active 10 DOM
14. 2026-06-01
    days on market $194,999 Active 9 DOM
15. 2026-05-31
    days on market $194,999 Active 8 DOM
16. 2026-05-31
    days on market $194,999 Active 7 DOM
17. 2026-05-23
    listed $194,999 Active
18. 2018-04-23
    soldstatus $77,000 Sold 334-char remark

    Show marketing remark (334 chars)

    Very nice home in a well established neighborhood. The home has over 1100 square feet of living space with three bedrooms and two full bathrooms. Good size living room and kitchen with dining area next to it. Has an attached one car garage. Front and back yard are fenced in. Much more to see so make an appointment to view this home.

19. 2018-04-03
    soldstatus $75,000
20. 2018-01-23
    status Pending 334-char remark

    Show marketing remark (334 chars)

    Very nice home in a well established neighborhood. The home has over 1100 square feet of living space with three bedrooms and two full bathrooms. Good size living room and kitchen with dining area next to it. Has an attached one car garage. Front and back yard are fenced in. Much more to see so make an appointment to view this home.

21. 2018-01-10
    listed $75,000 Active 334-char remark

    Show marketing remark (334 chars)

    Very nice home in a well established neighborhood. The home has over 1100 square feet of living space with three bedrooms and two full bathrooms. Good size living room and kitchen with dining area next to it. Has an attached one car garage. Front and back yard are fenced in. Much more to see so make an appointment to view this home.

22. 2017-12-31
    historical
23. 2017-10-31
    price $80,000
24. 2017-10-30
    price $75,000
25. 2017-06-21
    listed $125,000 Active
26. 2012-12-08
    historical
27. 2012-06-07
    price $69,999
28. 2011-12-16
    price $77,400
29. 2011-08-20
    listed $77,900 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: $1,699 · $142/mo
• Projected year-2 tax: $1,699 · $142/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥116°F today · 19 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: $19,076
• − Mortgage interest: −$10,923
• − Property taxes: −$1,699
• − Insurance: −$975
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$5,673
• Taxable loss: −$3,246
• Est. tax savings @ 24.0%: +$779
• After-tax cash flow: $904/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: 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

• Census place: Blythe, CA
• 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

+150.3% since first listed

13 events — show timeline

• 2026-05-23 Listed $194,999 CRMLS
• 2018-04-23 Sold (MLS) $77,000 GPSMLS
• 2018-04-03 Sold (Public Records) $75,000 Public Records
• 2018-01-23 Pending — GPSMLS
• 2018-01-10 Listed $75,000 GPSMLS
• 2017-12-31 Listing Removed — GPSMLS
• 2017-10-31 Price Changed $80,000 GPSMLS
• 2017-10-30 Price Changed $75,000 GPSMLS
• 2017-06-21 Listed $125,000 GPSMLS
• 2012-12-08 Listing Removed — GPSMLS
• 2012-06-07 Price Changed $69,999 GPSMLS
• 2011-12-16 Price Changed $77,400 GPSMLS
• 2011-08-20 Listed $77,900 GPSMLS

Property tax history

+3.9%/yr

Latest (2025): $1,699 · -0.9% YoY. Source: county tax records.