743 Pooish Ave · San Jacinto, CA 92582

$480,000

3 bd · 2.0 ba · 1,859 sqft · SingleFamily public records · 81 Days on market

Built 2018 8,276 sqft lot $258/sqft · 7% below area Est $517k · 7% under $63/mo HOA · 2% of rent ↓ 1% since listing

---

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 +10.7/15.0
• Appreciation +10.0/10.0
• Cash flow +6.8/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Schools +2.1/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Tucked in the coveted community of The Cove in San Jacinto with panoramic views of the San Jacinto Mountains is a lovely single-story 3 bedroom, + bonus room (possible 4th bedroom w/ closet), 2 bath home that backs onto a hillside (no backside neighbors) for privacy. This home built in 2018, boasts an attached 2-car garage, owned solar, fenced backyard with a dog run for your fur-babies. The open concept living space is inviting with its 9ft ceilings, and ambient lighting from all the windows; perfect for family gatherings that can overflow into the spacious backyard. The primary bedroom features and ensuite bathroom with dual sinks and walk-in shower. The two guest bedrooms are ample-sized. This great community has access to nearby park with playgrounds, basketball courts, and outdoor picnic areas. This home is a must see.

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 2018

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $480k.

Deal economics

• At list price, monthly cash flow is $-756 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $346k (27.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $340k (29.1% below list).
• Recommended offer: $340k (29.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#467 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment D+, amenities F, cost of living F.
• San Jacinto Unified (suburban): math 13% / reading 36% proficiency, ranked #421 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Megan Cope Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 694 students, 78% FRL); Monte Vista Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 913 students, 87% FRL); San Jacinto High (math 14% / reading 38%, grade F, #807 of 1,170 statewide, top 69%, 2,617 students, 85% FRL) — zoned schools average 83% FRL vs 68% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 124 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• In year one you build about $51k of equity ($3k loan paydown + $48k 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 ~$82k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($451k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe 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 $340,225 (29.1% 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 81 days. Have you received any prior offers? Is the seller open to a 29% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.71% ✗
• Cap rate: 4.40%
• Cash-on-cash: -6.75%
• DSCR: 0.70
• GRM: 11.8

CMA / ARV

• ARV (median comp): $516,682
• List price: $480,000
• Delta: -7.10%
• 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
638 Awaal	0.16mi	3/2.0	1,859 (0%)	2mo	$520,000	$280	91
569 Pooish	0.16mi	3/2.0	1,859 (0%)	3mo	$515,000	$277	90
658 Aswut Cir	0.20mi	3/2.0	1,860 (+0%)	3mo	$520,000	$280	88
921 Yukon	0.21mi	4/2.0 (+1)	1,884 (+1%)	2mo	$495,000	$263	82
484 Valencia Ct	0.24mi	3/2.0	1,859 (0%)	12mo	$500,000	$269	79
685 Bailey Ln	0.17mi	4/2.0 (+1)	1,884 (+1%)	16mo	$475,000	$252	72
549 Poo'ish Ave	0.18mi	3/2.0	1,698 (-9%)	8mo	$500,000	$294	70
525 Chalakat Ct	0.31mi	3/2.0	1,698 (-9%)	4mo	$518,000	$305	68
3821 Malmal Way	0.27mi	3/2.0	1,698 (-9%)	9mo	$485,000	$286	65
608 Qeweewish Ave	0.34mi	3/2.0	1,698 (-9%)	13mo	$495,000	$292	59
361 Pomegranate St	0.31mi	3/2.0	1,698 (-9%)	16mo	$480,000	$283	58
242 Pomegranate St	0.43mi	3/2.0	1,698 (-9%)	12mo	$475,000	$280	56

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.59×
• Total profit: $213,385
• Equity at exit: $432,422

10-year hold

• IRR: 18.0%
• Equity multiple: 5.96×
• Total profit: $666,518
• Equity at exit: $932,534

Cash invested: $134,400 (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 92582

• Home prices YoY: 7.1%
• Active inventory: 124
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $3,402 medium
• Mortgage (P&I): −$2,517
• Tax from tax record: −$664 /mo · $7,966/yr
• Insurance: −$200
• HOA: −$63
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $-756

Break-even live

Break-even rent $4,360

Max offer price $346,409

Occupancy floor —

Sensitivity live

Price	-10% $-485	-5% $-620	+0% $-756	+5% $-892	+10% $-1,028
Rent	-10% $-1,025	-5% $-891	+0% $-756	+5% $-622	+10% $-487
Rate	-1.0pp $-515	-0.5pp $-634	base $-756	+0.5pp $-881	+1.0pp $-1,007

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: $120,000
• Closing costs: $14,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
532 Bailey Ln San Jacinto, CA	4.0	3.0	2478	$4,200	$1.69	0d	1	0.22mi
3973 Ano Ct San Jacinto, CA	4.0	2.0	1860	$3,050	$1.64	0d	1	0.28mi
376 Valencia Ct San Jacinto, CA	3.0	2.0	1859	$2,900	$1.56	19d	1	0.30mi
4030 Yuul St San Jacinto, CA	4.0	2.5	2529	$3,500	$1.38	45d	1	0.33mi

HOA detail

• Monthly dues: $63 · $756/yr
• Likely covers: landscaping

Listing history 17 events

1. 2026-06-21
   days on market $480,000 Active 81 DOM
2. 2026-06-18
   days on market $480,000 Active 78 DOM
3. 2026-06-17
   days on market $480,000 Active 77 DOM
4. 2026-06-16
   days on market $480,000 Active 76 DOM
5. 2026-06-15
   days on market $480,000 Active 75 DOM
6. 2026-06-13
   days on market $480,000 Active 73 DOM
7. 2026-06-13
   pricedays on market $480,000 Active 72 DOM
8. 2026-06-09
   days on market $497,500 Active 69 DOM
9. 2026-06-08
   days on market $497,500 Active 68 DOM
10. 2026-06-07
    days on market $497,500 Active 67 DOM
11. 2026-06-04
    days on market $497,500 Active 64 DOM
12. 2026-06-03
    days on market $497,500 Active 63 DOM
13. 2026-06-02
    days on market $497,500 Active 62 DOM
14. 2026-06-01
    days on market $497,500 Active 61 DOM
15. 2026-05-31
    days on market $497,500 Active 60 DOM
16. 2026-05-11
    price $497,500 835-char remark

    Show marketing remark (835 chars)

    Tucked in the coveted community of The Cove in San Jacinto with panoramic views of the San Jacinto Mountains is a lovely single-story 3 bedroom, + bonus room (possible 4th bedroom w/ closet), 2 bath home that backs onto a hillside (no backside neighbors) for privacy. This home built in 2018, boasts an attached 2-car garage, owned solar, fenced backyard with a dog run for your fur-babies. The open concept living space is inviting with its 9ft ceilings, and ambient lighting from all the windows; perfect for family gatherings that can overflow into the spacious backyard. The primary bedroom features and ensuite bathroom with dual sinks and walk-in shower. The two guest bedrooms are ample-sized. This great community has access to nearby park with playgrounds, basketball courts, and outdoor picnic areas. This home is a must see.

17. 2026-01-22
    listed $505,000 Active 835-char remark

    Show marketing remark (835 chars)

    Tucked in the coveted community of The Cove in San Jacinto with panoramic views of the San Jacinto Mountains is a lovely single-story 3 bedroom, + bonus room (possible 4th bedroom w/ closet), 2 bath home that backs onto a hillside (no backside neighbors) for privacy. This home built in 2018, boasts an attached 2-car garage, owned solar, fenced backyard with a dog run for your fur-babies. The open concept living space is inviting with its 9ft ceilings, and ambient lighting from all the windows; perfect for family gatherings that can overflow into the spacious backyard. The primary bedroom features and ensuite bathroom with dual sinks and walk-in shower. The two guest bedrooms are ample-sized. This great community has access to nearby park with playgrounds, basketball courts, and outdoor picnic areas. This home is a must see.

ⓘ 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: $7,966 · $664/mo
• Projected year-2 tax: $7,966 · $664/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,827
• − Mortgage interest: −$26,887
• − Property taxes: −$7,966
• − Insurance: −$2,400
• − Repairs & maintenance: −$3,266
• − Management: −$3,266
• − HOA: −$756
• − Depreciation: −$13,964
• Taxable loss: −$17,678
• Est. tax savings @ 24.0%: +$4,243
• After-tax cash flow: $-4,832/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: San Jacinto Unified
• NCES district ID: 0634440
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $43,560
• Composite: 20.94/100
• National rank: #8478
• State rank: #421 of 517 in CA

Livability — San Jacinto

• Score: 63/100
• State rank: #467
• US rank: #15889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Jacinto, CA
• City population: 33,778
• Population (ZIP): 22,732

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: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 22% White 19% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 58% Puerto Rican 1%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 21% · Canada, Vietnam
• Languages at home: 49% English-only · Spanish 49% Tagalog/Filipino 1% 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: ▲ 26.05%
• Current HPI: 393.657
• 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

-1.5% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $497,500 TheMLS
• 2026-01-22 Listed $505,000 TheMLS

Property tax history

+48.0%/yr

Latest (2025): $7,966 · +1.3% YoY. Source: county tax records.