31522 Amsterdam · French Valley, CA 92596

$560,000

3 bd · 2.0 ba · 1,515 sqft · SingleFamily public records · 52 Days on market

Built 1999 7,405 sqft lot $370/sqft · 9% below area Est $613k · 9% under $45/mo HOA · 1% of rent

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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).

• ARV discount +11.4/15.0
• Appreciation +10.0/10.0
• Cash flow +6.0/30.0
• Schools +5.7/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +1.0/10.0
• DSCR +0.3/10.0

Listing remarks MLS

Simply amazing single-story home located in a highly sought-after family friendly neighborhood with an EXTREMELY LOW TAX RATE and low HOA dues. Situated on a large, landscaped lot, this desirable 4-bedroom, 2-bath home offers a wonderful floor plan designed for comfortable living. The spacious remodeled kitchen features an island, abundant cabinetry, pantry, and sunny breakfast nook, with entrance opening to the inviting family room with fireplace. High ceilings enhance the light and open feel throughout the home, while the indoor laundry room adds everyday convenience. Step outside to a private backyard with patio, lawn area, and mature shade trees—perfect for relaxing or entertaining. The architecturally pleasing covered front porch adds charm and curb appeal, while the attached 2-car garage completes the package. Numerous solar panels make this home very energy efficient. Located within top-rated Temecula Valley Unified School District and just minutes from freeway access, Promenade Temecula, dining, Temecula Valley Wine Country, Lake Skinner, golf courses, and resorts—this is the perfect place to call home.

Key facts

• Covered front porch
• Private backyard
• Remodeled kitchen

Tags

• LANDSCAPED LOT
• REMODELED KITCHEN
• PRIVATE BACKYARD
• COVERED FRONT PORCH
• SOLAR PANELS
• TOP-RATED SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $560k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $369k (34.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $334k (40.4% below list).
• Recommended offer: $334k (40.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#655 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+; Watch: crime D-, amenities F, commute F.
• Temecula Valley Unified (urban): math 55% / reading 69% proficiency, ranked #173 of 1,400 in CA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: French Valley Elementary (880 students, 24% FRL); Bella Vista Middle (1,396 students, 26% FRL); Chaparral High (3,030 students, 27% FRL).
• Market conditions: Rents soft (-0.8%/yr); 353 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent runs 30% of the median local income ($133k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $60k of equity ($4k loan paydown + $56k 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 2, paydown + projected appreciation supports a ~$96k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($543k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 22y 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: major wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $333,637 (40.4% below list)

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. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.60% ✗
• Cap rate: 3.98%
• Cash-on-cash: -8.27%
• DSCR: 0.63
• GRM: 14.0

CMA / ARV

• ARV (median comp): $613,060
• List price: $560,000
• Delta: -8.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31679 Umbria	0.26mi	3/2.0	1,597 (+5%)	3mo	$575,000	$360	76
36798 Blanc Ct	0.51mi	4/2.0 (+1)	1,512 (-0%)	3mo	$570,000	$377	68
36996 Pomerol Loop	0.67mi	3/2.0	1,509 (-0%)	3mo	$570,888	$378	66
31202 Amsterdam Rd	0.21mi	3/2.0	1,715 (+13%)	4mo	$650,000	$379	65
36600 Cheval Dr	0.30mi	3/2.0	1,702 (+12%)	2mo	$610,000	$358	64
36329 Albus	0.35mi	3/2.5	1,677 (+11%)	2mo	$565,000	$337	63
31565 Adour Way	0.29mi	4/2.0 (+1)	1,702 (+12%)	2mo	$625,000	$367	60
31847 Woodbank	0.46mi	3/2.5	1,677 (+11%)	1mo	$585,000	$349	58
36675 Sauterne St	0.38mi	4/2.0 (+1)	1,720 (+14%)	2mo	$660,000	$384	53
31628 Loire	0.60mi	4/2.0 (+1)	1,684 (+11%)	1mo	$625,000	$371	48
36918 Blanc Ct	0.61mi	4/2.0 (+1)	1,702 (+12%)	2mo	$580,000	$341	44
31856 Granville Dr	0.64mi	4/2.0 (+1)	1,723 (+14%)	1mo	$610,000	$354	42

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 2.44×
• Total profit: $226,311
• Equity at exit: $504,492

10-year hold

• IRR: 16.2%
• Equity multiple: 5.48×
• Total profit: $703,003
• Equity at exit: $1,087,957

Cash invested: $156,800 (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 92596

• Home prices YoY: 3.9%
• Rents YoY: -0.8%
• Active inventory: 353
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $3,336 high
• Mortgage (P&I): −$2,937
• Tax from tax record: −$502 /mo · $6,022/yr
• Insurance: −$233
• HOA: −$45
• Vacancy / Maint / Mgmt: −$701
• Net cashflow: $-1,081

Break-even live

Break-even rent $4,705

Max offer price $369,011

Occupancy floor —

Sensitivity live

Price	-10% $-764	-5% $-923	+0% $-1,081	+5% $-1,240	+10% $-1,398
Rent	-10% $-1,345	-5% $-1,213	+0% $-1,081	+5% $-949	+10% $-818
Rate	-1.0pp $-799	-0.5pp $-939	base $-1,081	+0.5pp $-1,226	+1.0pp $-1,374

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: $140,000
• Closing costs: $16,800
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36264 Capri Dr Winchester, CA	4.0	2.5	1999	$3,300	$1.65	20d	1	0.26mi
36308 Cosimo Ln Winchester, CA	3.0	2.5	1550	$2,695	$1.74	22d	1	0.43mi
32330 Shrimp Ln Unit A Winchester, CA	2.0	2.0	1200	$2,595	$2.16	22d	1	0.92mi
35350 Marabella Ct Unit 35350 Winchester, CA	3.0	2.5	1925	$3,300	$1.71	0d	1	0.96mi
37184 Running Springs Rd Murrieta, CA	4.0	2.0	1991	$3,550	$1.78	25d	1	0.97mi
31647 Angel Aura Dr Winchester, CA	3.0	2.5	1711	$3,195	$1.87	18d	1	1.20mi
31629 Angel Aura Dr Winchester, CA	3.0	3.0	1711	$3,099	$1.81	23d	1	1.21mi
36996 Camino Springs Ave Murrieta, CA	3.0	2.5	2000	$3,595	$1.80	4d	1	1.37mi
30230 Bonita Springs St Murrieta, CA	3.0	2.5	1870	$3,200	$1.71	0d	1	1.41mi
34875 Pourroy Rd Winchester, CA	1.0–2.0	1.0–2.0	976	$2,980	$3.05	0d	1	1.44mi
30072 Bonita Springs St Murrieta, CA	3.0	2.5	1577	$3,200	$2.03	14d	1	1.49mi
30315 Brittle Brush St Murrieta, CA	3.0	2.5	1577	$3,195	$2.03	45d	1	1.49mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 29 events

1. 2026-05-13
   price $560,000 1140-char remark

   Show marketing remark (1140 chars)

   Simply amazing single-story home located in a highly sought-after family friendly neighborhood with an EXTREMELY LOW TAX RATE and low HOA dues. Situated on a large, landscaped lot, this desirable 4-bedroom, 2-bath home offers a wonderful floor plan designed for comfortable living. The spacious remodeled kitchen features an island, abundant cabinetry, pantry, and sunny breakfast nook, with entrance opening to the inviting family room with fireplace. High ceilings enhance the light and open feel throughout the home, while the indoor laundry room adds everyday convenience. Step outside to a private backyard with patio, lawn area, and mature shade trees—perfect for relaxing or entertaining. The architecturally pleasing covered front porch adds charm and curb appeal, while the attached 2-car garage completes the package. Numerous solar panels make this home very energy efficient. Located within top-rated Temecula Valley Unified School District and just minutes from freeway access, Promenade Temecula, dining, Temecula Valley Wine Country, Lake Skinner, golf courses, and resorts—this is the perfect place to call home.

2. 2026-04-08
   listed $565,000 Active 1140-char remark

   Show marketing remark (1140 chars)

   Simply amazing single-story home located in a highly sought-after family friendly neighborhood with an EXTREMELY LOW TAX RATE and low HOA dues. Situated on a large, landscaped lot, this desirable 4-bedroom, 2-bath home offers a wonderful floor plan designed for comfortable living. The spacious remodeled kitchen features an island, abundant cabinetry, pantry, and sunny breakfast nook, with entrance opening to the inviting family room with fireplace. High ceilings enhance the light and open feel throughout the home, while the indoor laundry room adds everyday convenience. Step outside to a private backyard with patio, lawn area, and mature shade trees—perfect for relaxing or entertaining. The architecturally pleasing covered front porch adds charm and curb appeal, while the attached 2-car garage completes the package. Numerous solar panels make this home very energy efficient. Located within top-rated Temecula Valley Unified School District and just minutes from freeway access, Promenade Temecula, dining, Temecula Valley Wine Country, Lake Skinner, golf courses, and resorts—this is the perfect place to call home.

3. 2023-07-21
   soldstatus $565,000 Closed Sale 687-char remark

   Show marketing remark (687 chars)

   Simply amazing single level home located in highly sought after neighborhood. Large nicely landscaped lot. EXTREMELY LOW TAX AREA. Low HOA dues. Wonderful floor plan with 4 bedrooms 2 baths. Spacious remodeled kitchen with island, multiple cabinets, pantry and sunny breakfast nook. High ceilings. Indoor laundry room. Spacious family room with fireplace. Back yard features concrete patio, lawn area and shade trees. Relax on your architecturally pleasing covered front porch. Attached 2 car garage. Top Rated Temecula Schools. Just minutes to Freeway access, Promenade Mall, Dining, Temecula Wine Country, Lake Skinner, multiple golf courses and resorts. You've found the perfect home!

4. 2023-06-25
   status Pending Sale 687-char remark

   Show marketing remark (687 chars)

   Simply amazing single level home located in highly sought after neighborhood. Large nicely landscaped lot. EXTREMELY LOW TAX AREA. Low HOA dues. Wonderful floor plan with 4 bedrooms 2 baths. Spacious remodeled kitchen with island, multiple cabinets, pantry and sunny breakfast nook. High ceilings. Indoor laundry room. Spacious family room with fireplace. Back yard features concrete patio, lawn area and shade trees. Relax on your architecturally pleasing covered front porch. Attached 2 car garage. Top Rated Temecula Schools. Just minutes to Freeway access, Promenade Mall, Dining, Temecula Wine Country, Lake Skinner, multiple golf courses and resorts. You've found the perfect home!

5. 2023-06-23
   historical Active Under Contract 687-char remark

   Show marketing remark (687 chars)

   Simply amazing single level home located in highly sought after neighborhood. Large nicely landscaped lot. EXTREMELY LOW TAX AREA. Low HOA dues. Wonderful floor plan with 4 bedrooms 2 baths. Spacious remodeled kitchen with island, multiple cabinets, pantry and sunny breakfast nook. High ceilings. Indoor laundry room. Spacious family room with fireplace. Back yard features concrete patio, lawn area and shade trees. Relax on your architecturally pleasing covered front porch. Attached 2 car garage. Top Rated Temecula Schools. Just minutes to Freeway access, Promenade Mall, Dining, Temecula Wine Country, Lake Skinner, multiple golf courses and resorts. You've found the perfect home!

6. 2023-06-07
   listed $549,800 Active 687-char remark

   Show marketing remark (687 chars)

   Simply amazing single level home located in highly sought after neighborhood. Large nicely landscaped lot. EXTREMELY LOW TAX AREA. Low HOA dues. Wonderful floor plan with 4 bedrooms 2 baths. Spacious remodeled kitchen with island, multiple cabinets, pantry and sunny breakfast nook. High ceilings. Indoor laundry room. Spacious family room with fireplace. Back yard features concrete patio, lawn area and shade trees. Relax on your architecturally pleasing covered front porch. Attached 2 car garage. Top Rated Temecula Schools. Just minutes to Freeway access, Promenade Mall, Dining, Temecula Wine Country, Lake Skinner, multiple golf courses and resorts. You've found the perfect home!

7. 2023-06-05
   historical $549,800 687-char remark

   Show marketing remark (687 chars)

   Simply amazing single level home located in highly sought after neighborhood. Large nicely landscaped lot. EXTREMELY LOW TAX AREA. Low HOA dues. Wonderful floor plan with 4 bedrooms 2 baths. Spacious remodeled kitchen with island, multiple cabinets, pantry and sunny breakfast nook. High ceilings. Indoor laundry room. Spacious family room with fireplace. Back yard features concrete patio, lawn area and shade trees. Relax on your architecturally pleasing covered front porch. Attached 2 car garage. Top Rated Temecula Schools. Just minutes to Freeway access, Promenade Mall, Dining, Temecula Wine Country, Lake Skinner, multiple golf courses and resorts. You've found the perfect home!

8. 2010-11-30
   soldstatus $185,000 Closed
9. 2010-11-30
   soldstatus $185,000
10. 2010-10-18
    status Pending
11. 2010-10-12
    status Active
12. 2010-09-30
    status Pending
13. 2010-08-30
    status Active
14. 2010-08-10
    status Backup Offers Accepted
15. 2010-06-17
    listed $185,000 Active
16. 2008-01-03
    historical
17. 2007-12-10
    price $299,900
18. 2007-10-20
    price $305,000
19. 2007-09-27
    price $329,000
20. 2007-09-17
    price $345,000
21. 2007-07-14
    listed $349,900
22. 2007-07-05
    historical
23. 2007-06-27
    price $374,900
24. 2007-05-02
    listed $374,900
25. 2007-04-02
    historical
26. 2007-01-01
    listed $379,900
27. 2004-04-23
    soldstatus $320,000
28. 2004-04-22
    soldstatus $320,000
29. 2004-03-09
    listed $319,900

ⓘ 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: $6,022 · $502/mo
• Projected year-2 tax: $6,022 · $502/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 6/10 Major
• 🌡 Heat 7/10 Severe 5 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,036
• − Mortgage interest: −$31,369
• − Property taxes: −$6,022
• − Insurance: −$2,800
• − Repairs & maintenance: −$3,203
• − Management: −$3,203
• − HOA: −$540
• − Depreciation: −$16,291
• Taxable loss: −$23,391
• Est. tax savings @ 24.0%: +$5,614
• After-tax cash flow: $-7,360/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: Temecula Valley Unified
• NCES district ID: 0600028
• Math proficiency: 55% ▲ 1.00%
• Reading proficiency: 69% ▲ 1.00%
• Median HH income: $84,032
• Composite: 57.48/100
• National rank: #2264
• State rank: #173 of 1400 in CA

Livability — French Valley

• Score: 59/100
• State rank: #655
• US rank: #20351

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: French Valley, CA
• County: Riverside County · 2,287,001 people
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 38,981
• Household income: $132,538
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 591.0

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 0.72)
• Race & ethnicity: White 38% Hispanic / Latino 34% Two or more races 16% Asian 12% Black 6% Pacific Islander 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Slovak 3% Italian 2% Portuguese 1%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 16% Tagalog/Filipino 4% Vietnamese 1%

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: ▲ 12.43%
• Current HPI: 332.169
• Rent YoY: ▼ -0.79%
• 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

+75.1% since first listed

29 events — show timeline

• 2026-05-13 Price Changed $560,000 CRMLS
• 2026-04-08 Listed $565,000 CRMLS
• 2023-07-21 Sold (MLS) $565,000 CRMLS
• 2023-06-25 Pending — CRMLS
• 2023-06-23 Contingent — CRMLS
• 2023-06-07 Listed $549,800 CRMLS
• 2023-06-05 Coming Soon $549,800 CRMLS
• 2010-11-30 Sold (Public Records) $185,000 Public Records
• 2010-11-30 Sold (MLS) $185,000 CRMLS
• 2010-10-18 Pending — CRMLS
• 2010-10-12 Relisted — CRMLS
• 2010-09-30 Pending — CRMLS
• 2010-08-30 Relisted — CRMLS
• 2010-08-10 Pending — CRMLS
• 2010-06-17 Listed $185,000 CRMLS
• 2008-01-03 Listing Removed — CRMLS
• 2007-12-10 Price Changed $299,900 CRMLS
• 2007-10-20 Price Changed $305,000 CRMLS
• 2007-09-27 Price Changed $329,000 CRMLS
• 2007-09-17 Price Changed $345,000 CRMLS
• 2007-07-14 Listed $349,900 CRMLS
• 2007-07-05 Listing Removed — CRMLS
• 2007-06-27 Price Changed $374,900 CRMLS
• 2007-05-02 Listed $374,900 CRMLS
• 2007-04-02 Listing Removed — CRMLS
• 2007-01-01 Listed $379,900 CRMLS
• 2004-04-23 Sold (Public Records) $320,000 Public Records
• 2004-04-22 Sold (MLS) $320,000 CRMLS
• 2004-03-09 Listed $319,900 CRMLS

Property tax history

+4.0%/yr

Latest (2025): $6,022 · +1.5% YoY. Source: county tax records.