251 S Colorado River Rd #63 · Blythe, CA 92225

$49,500

2 bd · 2.0 ba · 1,040 sqft · Manufactured · 123 Days on market

Built 1980 Fair condition $48/sqft · 31% below area Est $72k · 31% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Located in the desirable Blythe Marina Estates community, this well-maintained home offers a relaxed lifestyle just moments from the Colorado River. Known for its natural beauty and proximity to outdoor recreation, the area is ideal for boating, fishing, and enjoying the desert landscape. Inside, the home features a bright kitchen with white cabinetry, generous counter space, and an open connection to the dining area. Built-in cabinetry in the dining space adds character and extra storage. The floor plan offers comfortable living areas filled with natural light, along with laminate flooring throughout much of the home. The bathroom has been refreshed with a clean vanity and updated fixtures, while the bedrooms provide a cozy retreat at the end of the day. Outside, enjoy a covered patio perfect for relaxing or entertaining, plus covered parking and low-maintenance surroundings. Conveniently located near Quechan Park, the Colorado River, and local amenities, this home is a great opportunity for full-time living or a seasonal getaway in one of Blythe’s most sought-after communities.

Key facts

• Colorado river
• Bright kitchen
• Built-in cabinetry

Tags

• BLYTHE MARINA ESTATES
• COLORADO RIVER
• BRIGHT KITCHEN
• BUILT-IN CABINETRY
• COVERED PATIO
• COVERED PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.5% 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; 1 comparable units currently listed for rent nearby; 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 $342 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $20k; list at $50k implies a 148% gain — meaningful room to come down on a strong offer.

Recommended offer $43,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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: 3.64% ✓
• Cap rate: 32.47%
• Cash-on-cash: 93.50%
• DSCR: 5.16
• GRM: 2.3

CMA / ARV

• ARV (median comp): $71,575
• List price: $49,500
• Delta: -30.84%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50158 Ehrenberg Poston Hwy Unit G6	0.71mi	2/2.0	924 (-11%)	22mo	$85,000	$92	30

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: 94.3%
• Equity multiple: 5.39×
• Total profit: $60,786
• Equity at exit: $7,381

10-year hold

• IRR: 97.1%
• Equity multiple: 11.22×
• Total profit: $141,608
• Equity at exit: $4,280

Cash invested: $13,860 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$260
• Tax est. 1.5%: −$62 /mo · $742/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $1,080

Break-even live

Break-even rent $433

Max offer price $49,500

Occupancy floor 35%

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2450 E Hobsonway #58 Blythe, CA	3.0	2.0	1440	$1,800	$1.25	13d	1	1.44mi

Listing history 18 events

1. 2026-06-09
   days on market $49,500 Active 123 DOM
2. 2026-06-08
   days on market $49,500 Active 122 DOM
3. 2026-06-07
   days on market $49,500 Active 121 DOM
4. 2026-06-07
   days on market $49,500 Active 120 DOM
5. 2026-06-04
   days on market $49,500 Active 117 DOM
6. 2026-06-02
   days on market $49,500 Active 116 DOM
7. 2026-06-01
   days on market $49,500 Active 115 DOM
8. 2026-05-31
   days on market $49,500 Active 114 DOM
9. 2026-05-31
   days on market $49,500 Active 113 DOM
10. 2026-02-06
    listed $49,500 Active 1102-char remark

    Show marketing remark (1102 chars)

    Located in the desirable Blythe Marina Estates community, this well-maintained home offers a relaxed lifestyle just moments from the Colorado River. Known for its natural beauty and proximity to outdoor recreation, the area is ideal for boating, fishing, and enjoying the desert landscape. Inside, the home features a bright kitchen with white cabinetry, generous counter space, and an open connection to the dining area. Built-in cabinetry in the dining space adds character and extra storage. The floor plan offers comfortable living areas filled with natural light, along with laminate flooring throughout much of the home. The bathroom has been refreshed with a clean vanity and updated fixtures, while the bedrooms provide a cozy retreat at the end of the day. Outside, enjoy a covered patio perfect for relaxing or entertaining, plus covered parking and low-maintenance surroundings. Conveniently located near Quechan Park, the Colorado River, and local amenities, this home is a great opportunity for full-time living or a seasonal getaway in one of Blythe’s most sought-after communities.

11. 2024-03-29
    soldstatus $20,000 Closed Sale 371-char remark

    Show marketing remark (371 chars)

    Nice two bedrooms two bathroom home across the street from the Colorado River. It needs some work and is ready for a first time buyer or a handyman looking to buy a home and remodel it at his liking. It is fenced in with a chain linked fence for your security and privacy. You must see it to appreciate what can be done with it. Hurry and call for an appointment to view.

12. 2024-03-21
    status Pending Sale 371-char remark

    Show marketing remark (371 chars)

    Nice two bedrooms two bathroom home across the street from the Colorado River. It needs some work and is ready for a first time buyer or a handyman looking to buy a home and remodel it at his liking. It is fenced in with a chain linked fence for your security and privacy. You must see it to appreciate what can be done with it. Hurry and call for an appointment to view.

13. 2024-02-15
    price $20,000 371-char remark

    Show marketing remark (371 chars)

    Nice two bedrooms two bathroom home across the street from the Colorado River. It needs some work and is ready for a first time buyer or a handyman looking to buy a home and remodel it at his liking. It is fenced in with a chain linked fence for your security and privacy. You must see it to appreciate what can be done with it. Hurry and call for an appointment to view.

14. 2023-11-17
    price $25,000 371-char remark

    Show marketing remark (371 chars)

    Nice two bedrooms two bathroom home across the street from the Colorado River. It needs some work and is ready for a first time buyer or a handyman looking to buy a home and remodel it at his liking. It is fenced in with a chain linked fence for your security and privacy. You must see it to appreciate what can be done with it. Hurry and call for an appointment to view.

15. 2023-10-20
    price $30,000 371-char remark

    Show marketing remark (371 chars)

    Nice two bedrooms two bathroom home across the street from the Colorado River. It needs some work and is ready for a first time buyer or a handyman looking to buy a home and remodel it at his liking. It is fenced in with a chain linked fence for your security and privacy. You must see it to appreciate what can be done with it. Hurry and call for an appointment to view.

16. 2023-07-21
    listed $35,000 Active 371-char remark

    Show marketing remark (371 chars)

    Nice two bedrooms two bathroom home across the street from the Colorado River. It needs some work and is ready for a first time buyer or a handyman looking to buy a home and remodel it at his liking. It is fenced in with a chain linked fence for your security and privacy. You must see it to appreciate what can be done with it. Hurry and call for an appointment to view.

17. 2020-04-06
    historical
18. 2020-02-27
    listed $15,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$2,773
• − Property taxes: −$742
• − Insurance: −$248
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$1,440
• Taxable income: $12,941
• Est. tax owed @ 24.0%: −$3,106
• After-tax cash flow: $9,853/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 manufactured home requires moderate repairs to its exterior and siding, but has a good interior layout and appliances. Upgrades to the exterior and interior will significantly increase its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major exterior paint — Visible peeling and fading

Value-add opportunities

• Resale paint exterior — Enhances curb appeal
• Resale repair siding — Improves home's overall appearance
• Both update kitchen appliances — Modernizes the space and adds value
• Both update bathrooms — Freshens the space and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
exterior paint · Visible peeling and fading	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale paint exterior — Enhances curb appeal ↑
• Resale repair siding — Improves home's overall appearance ↑
• Both update kitchen appliances — Modernizes the space and adds value ↑
• Both update bathrooms — Freshens the space and adds value ↑

ⓘ 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

• 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

+230.0% since first listed

9 events — show timeline

• 2026-02-06 Listed $49,500 CRMLS
• 2024-03-29 Sold (MLS) $20,000 CRMLS
• 2024-03-21 Pending — CRMLS
• 2024-02-15 Price Changed $20,000 CRMLS
• 2023-11-17 Price Changed $25,000 CRMLS
• 2023-10-20 Price Changed $30,000 CRMLS
• 2023-07-21 Listed $35,000 CRMLS
• 2020-04-06 Listing Removed — GPSMLS
• 2020-02-27 Listed $15,000 GPSMLS