31982 Genoa · French Valley, CA 92596

$719,000

5 bd · 2.5 ba · 3,417 sqft · SingleFamily public records · 87 Days on market

Built 2004 6,970 sqft lot $210/sqft · at area comps Est $713k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +9.5/30.0
• ARV discount +7.1/15.0
• Schools +5.7/10.0
• Livability +3.0/5.0
• DSCR +2.7/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0

Listing remarks MLS

Spacious luxury living with private next-gen suite and paid solar. This beautifully appointed 3,417 sq. ft. residence offers 5 bedrooms, 3.5 baths, plus a highly desirable next-gen suite approved for Airbnb short- or long-term rental use—ideal for extended family, private guest quarters, or added income potential. Designed for flexibility and privacy, the suite features separate interior and exterior access, its own living area, kitchenette, laundry, bedroom, and bath, creating a fully self-contained retreat. The main home offers expansive living spaces with elegant formal living and dining rooms, along with a light-filled family room featuring a fireplace and numerous windows that open seamlessly to the spacious kitchen complete with granite countertops, breakfast bar, pantry, built-in desk, and abundant cabinetry. The primary suite provides a luxurious private retreat with a newly renovated custom two-person tile shower, dual basins, dedicated makeup area, and dual walk-in closets. Step outside to enjoy a beautifully designed backyard featuring a covered patio, newer hot tub, gazebo, and pool-sized lot, perfect for entertaining, relaxing, or designing your dream outdoor space. Additional highlights include 22 paid-in-full solar panels, dual EV charging stations, and no HOA. Ideally located directly across from the neighborhood park and just minutes from Temecula Valley Wine Country, Pechanga Resort Casino, premier golf, major shopping, and freeway access. Top-rated Temecula Valley Unified School District. This exceptional home offers the perfect blend of comfort, flexibility, and lifestyle appeal. Simply put, you've found the perfect home.

Key facts

• 6,970 sq ft lot
• 2 garage spots
• Built 2004

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $719k.

Deal economics

• At list price, monthly cash flow is $-497 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $631k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $540k (24.9% below list).
• Recommended offer: $540k (24.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.5% in French Valley — 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 59/100 on livability (#655 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+; Watch: schools D-, crime D-, amenities 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.
• Market conditions: Rents soft (-0.8%/yr); 352 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $5,397/mo this rent would consume 49% of the median local household income ($133k/yr) (locally 591% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $77k of equity ($5k loan paydown + $72k 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 ~$124k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($676k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $420k; list at $719k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $539,701 (24.9% 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 87 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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 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: 0.75% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.96%
• DSCR: 0.87
• GRM: 11.1

CMA / ARV

• ARV (median comp): $713,285
• List price: $719,000
• Delta: 0.80%
• 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
36079 Pansy St	0.20mi	6/3.5 (+1)	3,417 (0%)	5mo	$755,000	$221	78
35853 Sea Smoke St	0.29mi	5/4.0	3,549 (+4%)	1mo	$852,000	$240	73
32125 Bandelier Rd	0.45mi	5/3.0	3,331 (-2%)	7mo	$755,000	$227	67
36440 Flower Basket	0.48mi	4/3.5 (-1)	3,362 (-2%)	2mo	$795,900	$237	65
36185 Capri Dr	0.27mi	4/3.5 (-1)	3,141 (-8%)	1mo	$655,000	$209	64
32420 Apricot Tree Rd	0.46mi	4/3.5 (-1)	3,362 (-2%)	8mo	$765,000	$228	60
32146 Spun Cotton Dr	0.29mi	4/2.5 (-1)	3,155 (-8%)	10mo	$770,000	$244	60
32130 Spun Cotton	0.28mi	5/3.0	2,904 (-15%)	3mo	$700,000	$241	57
32063 Yosemite St	0.60mi	4/3.0 (-1)	3,333 (-2%)	6mo	$665,000	$200	56
35887 Rhone Ln	0.54mi	4/3.0 (-1)	3,283 (-4%)	7mo	$695,000	$212	55
36461 Gambrel Gate Ln	0.36mi	4/3.0 (-1)	2,904 (-15%)	3mo	$719,000	$248	49
35594 Porcelain Ct	0.54mi	4/3.0 (-1)	2,995 (-12%)	1mo	$760,000	$254	46

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: 21.3%
• Equity multiple: 2.71×
• Total profit: $344,097
• Equity at exit: $647,732

10-year hold

• IRR: 18.7%
• Equity multiple: 6.02×
• Total profit: $1,009,766
• Equity at exit: $1,396,859

Cash invested: $201,320 (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: 352
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $5,397 medium
• Mortgage (P&I): −$3,771
• Tax from tax record: −$690 /mo · $8,281/yr
• Insurance: −$300
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,133
• Net cashflow: $-497

Break-even live

Break-even rent $6,026

Max offer price $631,281

Occupancy floor —

Sensitivity live

Price	-10% $-90	-5% $-293	+0% $-497	+5% $-700	+10% $-904
Rent	-10% $-923	-5% $-710	+0% $-497	+5% $-283	+10% $-70
Rate	-1.0pp $-134	-0.5pp $-314	base $-497	+0.5pp $-683	+1.0pp $-872

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: $179,750
• Closing costs: $21,570
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36026 Kiel Ct Winchester, CA	4.0	2.5	2366	$3,295	$1.39	0d	1	0.66mi
36395 Pistachio Dr Winchester, CA	5.0	4.0	4020	$4,500	$1.12	45d	1	0.72mi
36173 Saint Claire Ct Winchester, CA	6.0	3.5	2905	$6,000	$2.07	45d	1	1.13mi
32640 Cougar Pass Ct Winchester, CA	4.0	3.5	3800	$8,600	$2.26	45d	1	1.15mi

Listing history 35 events

1. 2026-06-21
   days on market $719,000 Active 87 DOM
2. 2026-06-18
   days on market $719,000 Active 84 DOM
3. 2026-06-17
   days on market $719,000 Active 83 DOM
4. 2026-06-16
   days on market $719,000 Active 82 DOM
5. 2026-06-15
   days on market $719,000 Active 81 DOM
6. 2026-06-13
   days on market $719,000 Active 79 DOM
7. 2026-06-09
   days on market $719,000 Active 75 DOM
8. 2026-06-08
   days on market $719,000 Active 74 DOM
9. 2026-06-07
   days on market $719,000 Active 73 DOM
10. 2026-06-04
    days on market $719,000 Active 70 DOM
11. 2026-06-03
    days on market $719,000 Active 69 DOM
12. 2026-06-02
    days on market $719,000 Active 68 DOM
13. 2026-06-01
    days on market $719,000 Active 67 DOM
14. 2026-05-31
    days on market $719,000 Active 66 DOM
15. 2026-05-11
    price $729,000 1675-char remark

    Show marketing remark (1675 chars)

    Spacious luxury living with private next-gen suite and paid solar. This beautifully appointed 3,417 sq. ft. residence offers 5 bedrooms, 3.5 baths, plus a highly desirable next-gen suite approved for Airbnb short- or long-term rental use—ideal for extended family, private guest quarters, or added income potential. Designed for flexibility and privacy, the suite features separate interior and exterior access, its own living area, kitchenette, laundry, bedroom, and bath, creating a fully self-contained retreat. The main home offers expansive living spaces with elegant formal living and dining rooms, along with a light-filled family room featuring a fireplace and numerous windows that open seamlessly to the spacious kitchen complete with granite countertops, breakfast bar, pantry, built-in desk, and abundant cabinetry. The primary suite provides a luxurious private retreat with a newly renovated custom two-person tile shower, dual basins, dedicated makeup area, and dual walk-in closets. Step outside to enjoy a beautifully designed backyard featuring a covered patio, newer hot tub, gazebo, and pool-sized lot, perfect for entertaining, relaxing, or designing your dream outdoor space. Additional highlights include 22 paid-in-full solar panels, dual EV charging stations, and no HOA. Ideally located directly across from the neighborhood park and just minutes from Temecula Valley Wine Country, Pechanga Resort Casino, premier golf, major shopping, and freeway access. Top-rated Temecula Valley Unified School District. This exceptional home offers the perfect blend of comfort, flexibility, and lifestyle appeal. Simply put, you've found the perfect home.

16. 2026-04-24
    price $739,000 1675-char remark

    Show marketing remark (1675 chars)

    Spacious luxury living with private next-gen suite and paid solar. This beautifully appointed 3,417 sq. ft. residence offers 5 bedrooms, 3.5 baths, plus a highly desirable next-gen suite approved for Airbnb short- or long-term rental use—ideal for extended family, private guest quarters, or added income potential. Designed for flexibility and privacy, the suite features separate interior and exterior access, its own living area, kitchenette, laundry, bedroom, and bath, creating a fully self-contained retreat. The main home offers expansive living spaces with elegant formal living and dining rooms, along with a light-filled family room featuring a fireplace and numerous windows that open seamlessly to the spacious kitchen complete with granite countertops, breakfast bar, pantry, built-in desk, and abundant cabinetry. The primary suite provides a luxurious private retreat with a newly renovated custom two-person tile shower, dual basins, dedicated makeup area, and dual walk-in closets. Step outside to enjoy a beautifully designed backyard featuring a covered patio, newer hot tub, gazebo, and pool-sized lot, perfect for entertaining, relaxing, or designing your dream outdoor space. Additional highlights include 22 paid-in-full solar panels, dual EV charging stations, and no HOA. Ideally located directly across from the neighborhood park and just minutes from Temecula Valley Wine Country, Pechanga Resort Casino, premier golf, major shopping, and freeway access. Top-rated Temecula Valley Unified School District. This exceptional home offers the perfect blend of comfort, flexibility, and lifestyle appeal. Simply put, you've found the perfect home.

17. 2026-03-26
    listed $749,800 Active 1675-char remark

    Show marketing remark (1675 chars)

    Spacious luxury living with private next-gen suite and paid solar. This beautifully appointed 3,417 sq. ft. residence offers 5 bedrooms, 3.5 baths, plus a highly desirable next-gen suite approved for Airbnb short- or long-term rental use—ideal for extended family, private guest quarters, or added income potential. Designed for flexibility and privacy, the suite features separate interior and exterior access, its own living area, kitchenette, laundry, bedroom, and bath, creating a fully self-contained retreat. The main home offers expansive living spaces with elegant formal living and dining rooms, along with a light-filled family room featuring a fireplace and numerous windows that open seamlessly to the spacious kitchen complete with granite countertops, breakfast bar, pantry, built-in desk, and abundant cabinetry. The primary suite provides a luxurious private retreat with a newly renovated custom two-person tile shower, dual basins, dedicated makeup area, and dual walk-in closets. Step outside to enjoy a beautifully designed backyard featuring a covered patio, newer hot tub, gazebo, and pool-sized lot, perfect for entertaining, relaxing, or designing your dream outdoor space. Additional highlights include 22 paid-in-full solar panels, dual EV charging stations, and no HOA. Ideally located directly across from the neighborhood park and just minutes from Temecula Valley Wine Country, Pechanga Resort Casino, premier golf, major shopping, and freeway access. Top-rated Temecula Valley Unified School District. This exceptional home offers the perfect blend of comfort, flexibility, and lifestyle appeal. Simply put, you've found the perfect home.

18. 2017-01-20
    soldstatus $420,000 Closed Sale 831-char remark

    Show marketing remark (831 chars)

    Move in Ready!! One of the LARGEST Model's in the neighborhood sitting at 3,417 sq ft. 5 Bedroom 3.5 baths, Large Bonus Room with 3 car garage. Two master suites, one located downstairs. Open floor plan. Formal living room, Formal dining room, large family room with fireplace, open with breakfast bar sitting w/ Island kitchen and granite counter tops. Large downstairs laundry room and Large Pantry. 4 bedrooms upstairs with a Master Suite (his and her closets, Bath tub separate from Shower, Restroom separate, dual sinks), 1 Bedroom and Full Bath downstairs. Extra large bonus room upstairs. Freshly Painted with NEW Carpet! Property is located across from park and close to Markets and backyard as enough space for nice size Pool!. NO HOA and Low TAX for area!! * Potential Casita downstairs! Must see and priced to move. ..

19. 2017-01-20
    soldstatus $420,000

    Show marketing remark (831 chars)

    Move in Ready!! One of the LARGEST Model's in the neighborhood sitting at 3,417 sq ft. 5 Bedroom 3.5 baths, Large Bonus Room with 3 car garage. Two master suites, one located downstairs. Open floor plan. Formal living room, Formal dining room, large family room with fireplace, open with breakfast bar sitting w/ Island kitchen and granite counter tops. Large downstairs laundry room and Large Pantry. 4 bedrooms upstairs with a Master Suite (his and her closets, Bath tub separate from Shower, Restroom separate, dual sinks), 1 Bedroom and Full Bath downstairs. Extra large bonus room upstairs. Freshly Painted with NEW Carpet! Property is located across from park and close to Markets and backyard as enough space for nice size Pool!. NO HOA and Low TAX for area!! * Potential Casita downstairs! Must see and priced to move. ..

20. 2017-01-03
    status Pending Sale 831-char remark

    Show marketing remark (831 chars)

    Move in Ready!! One of the LARGEST Model's in the neighborhood sitting at 3,417 sq ft. 5 Bedroom 3.5 baths, Large Bonus Room with 3 car garage. Two master suites, one located downstairs. Open floor plan. Formal living room, Formal dining room, large family room with fireplace, open with breakfast bar sitting w/ Island kitchen and granite counter tops. Large downstairs laundry room and Large Pantry. 4 bedrooms upstairs with a Master Suite (his and her closets, Bath tub separate from Shower, Restroom separate, dual sinks), 1 Bedroom and Full Bath downstairs. Extra large bonus room upstairs. Freshly Painted with NEW Carpet! Property is located across from park and close to Markets and backyard as enough space for nice size Pool!. NO HOA and Low TAX for area!! * Potential Casita downstairs! Must see and priced to move. ..

21. 2016-12-29
    soldstatus $420,000 Closed Sale 831-char remark

    Show marketing remark (831 chars)

    Move in Ready!! One of the LARGEST Model's in the neighborhood sitting at 3,417 sq ft. 5 Bedroom 3.5 baths, Large Bonus Room with 3 car garage. Two master suites, one located downstairs. Open floor plan. Formal living room, Formal dining room, large family room with fireplace, open with breakfast bar sitting w/ Island kitchen and granite counter tops. Large downstairs laundry room and Large Pantry. 4 bedrooms upstairs with a Master Suite (his and her closets, Bath tub separate from Shower, Restroom separate, dual sinks), 1 Bedroom and Full Bath downstairs. Extra large bonus room upstairs. Freshly Painted with NEW Carpet! Property is located across from park and close to Markets and backyard as enough space for nice size Pool!. NO HOA and Low TAX for area!! * Potential Casita downstairs! Must see and priced to move. ..

22. 2016-11-20
    status Pending Sale 831-char remark

    Show marketing remark (831 chars)

    Move in Ready!! One of the LARGEST Model's in the neighborhood sitting at 3,417 sq ft. 5 Bedroom 3.5 baths, Large Bonus Room with 3 car garage. Two master suites, one located downstairs. Open floor plan. Formal living room, Formal dining room, large family room with fireplace, open with breakfast bar sitting w/ Island kitchen and granite counter tops. Large downstairs laundry room and Large Pantry. 4 bedrooms upstairs with a Master Suite (his and her closets, Bath tub separate from Shower, Restroom separate, dual sinks), 1 Bedroom and Full Bath downstairs. Extra large bonus room upstairs. Freshly Painted with NEW Carpet! Property is located across from park and close to Markets and backyard as enough space for nice size Pool!. NO HOA and Low TAX for area!! * Potential Casita downstairs! Must see and priced to move. ..

23. 2016-11-10
    price $422,000 831-char remark

    Show marketing remark (831 chars)

    Move in Ready!! One of the LARGEST Model's in the neighborhood sitting at 3,417 sq ft. 5 Bedroom 3.5 baths, Large Bonus Room with 3 car garage. Two master suites, one located downstairs. Open floor plan. Formal living room, Formal dining room, large family room with fireplace, open with breakfast bar sitting w/ Island kitchen and granite counter tops. Large downstairs laundry room and Large Pantry. 4 bedrooms upstairs with a Master Suite (his and her closets, Bath tub separate from Shower, Restroom separate, dual sinks), 1 Bedroom and Full Bath downstairs. Extra large bonus room upstairs. Freshly Painted with NEW Carpet! Property is located across from park and close to Markets and backyard as enough space for nice size Pool!. NO HOA and Low TAX for area!! * Potential Casita downstairs! Must see and priced to move. ..

24. 2016-10-24
    price $425,000 831-char remark

    Show marketing remark (831 chars)

    Move in Ready!! One of the LARGEST Model's in the neighborhood sitting at 3,417 sq ft. 5 Bedroom 3.5 baths, Large Bonus Room with 3 car garage. Two master suites, one located downstairs. Open floor plan. Formal living room, Formal dining room, large family room with fireplace, open with breakfast bar sitting w/ Island kitchen and granite counter tops. Large downstairs laundry room and Large Pantry. 4 bedrooms upstairs with a Master Suite (his and her closets, Bath tub separate from Shower, Restroom separate, dual sinks), 1 Bedroom and Full Bath downstairs. Extra large bonus room upstairs. Freshly Painted with NEW Carpet! Property is located across from park and close to Markets and backyard as enough space for nice size Pool!. NO HOA and Low TAX for area!! * Potential Casita downstairs! Must see and priced to move. ..

25. 2016-09-28
    price $428,000 831-char remark

    Show marketing remark (831 chars)

    Move in Ready!! One of the LARGEST Model's in the neighborhood sitting at 3,417 sq ft. 5 Bedroom 3.5 baths, Large Bonus Room with 3 car garage. Two master suites, one located downstairs. Open floor plan. Formal living room, Formal dining room, large family room with fireplace, open with breakfast bar sitting w/ Island kitchen and granite counter tops. Large downstairs laundry room and Large Pantry. 4 bedrooms upstairs with a Master Suite (his and her closets, Bath tub separate from Shower, Restroom separate, dual sinks), 1 Bedroom and Full Bath downstairs. Extra large bonus room upstairs. Freshly Painted with NEW Carpet! Property is located across from park and close to Markets and backyard as enough space for nice size Pool!. NO HOA and Low TAX for area!! * Potential Casita downstairs! Must see and priced to move. ..

26. 2016-09-02
    price $428,500 831-char remark

    Show marketing remark (831 chars)

    Move in Ready!! One of the LARGEST Model's in the neighborhood sitting at 3,417 sq ft. 5 Bedroom 3.5 baths, Large Bonus Room with 3 car garage. Two master suites, one located downstairs. Open floor plan. Formal living room, Formal dining room, large family room with fireplace, open with breakfast bar sitting w/ Island kitchen and granite counter tops. Large downstairs laundry room and Large Pantry. 4 bedrooms upstairs with a Master Suite (his and her closets, Bath tub separate from Shower, Restroom separate, dual sinks), 1 Bedroom and Full Bath downstairs. Extra large bonus room upstairs. Freshly Painted with NEW Carpet! Property is located across from park and close to Markets and backyard as enough space for nice size Pool!. NO HOA and Low TAX for area!! * Potential Casita downstairs! Must see and priced to move. ..

27. 2016-07-23
    price $429,000 831-char remark

    Show marketing remark (831 chars)

    Move in Ready!! One of the LARGEST Model's in the neighborhood sitting at 3,417 sq ft. 5 Bedroom 3.5 baths, Large Bonus Room with 3 car garage. Two master suites, one located downstairs. Open floor plan. Formal living room, Formal dining room, large family room with fireplace, open with breakfast bar sitting w/ Island kitchen and granite counter tops. Large downstairs laundry room and Large Pantry. 4 bedrooms upstairs with a Master Suite (his and her closets, Bath tub separate from Shower, Restroom separate, dual sinks), 1 Bedroom and Full Bath downstairs. Extra large bonus room upstairs. Freshly Painted with NEW Carpet! Property is located across from park and close to Markets and backyard as enough space for nice size Pool!. NO HOA and Low TAX for area!! * Potential Casita downstairs! Must see and priced to move. ..

28. 2016-07-08
    listed $435,000 Active 831-char remark

    Show marketing remark (831 chars)

    Move in Ready!! One of the LARGEST Model's in the neighborhood sitting at 3,417 sq ft. 5 Bedroom 3.5 baths, Large Bonus Room with 3 car garage. Two master suites, one located downstairs. Open floor plan. Formal living room, Formal dining room, large family room with fireplace, open with breakfast bar sitting w/ Island kitchen and granite counter tops. Large downstairs laundry room and Large Pantry. 4 bedrooms upstairs with a Master Suite (his and her closets, Bath tub separate from Shower, Restroom separate, dual sinks), 1 Bedroom and Full Bath downstairs. Extra large bonus room upstairs. Freshly Painted with NEW Carpet! Property is located across from park and close to Markets and backyard as enough space for nice size Pool!. NO HOA and Low TAX for area!! * Potential Casita downstairs! Must see and priced to move. ..

29. 2015-10-29
    soldstatus $340,000 Closed Sale
30. 2015-10-15
    status Pending Sale
31. 2015-09-30
    listed $349,900 Active
32. 2005-05-19
    soldstatus $519,000
33. 2004-12-17
    listed $519,000
34. 2004-12-03
    historical
35. 2004-10-07
    listed $519,000

ⓘ 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: $8,281 · $690/mo
• Projected year-2 tax: $8,281 · $690/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 7/10 Severe
• 🌡 Heat 7/10 Severe 5 d/yr ≥104°F today · 13 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: $64,764
• − Mortgage interest: −$40,275
• − Property taxes: −$8,281
• − Insurance: −$3,595
• − Repairs & maintenance: −$5,181
• − Management: −$5,181
• − Depreciation: −$20,916
• Taxable loss: −$18,666
• Est. tax savings @ 24.0%: +$4,480
• After-tax cash flow: $-1,479/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

+40.5% since first listed

21 events — show timeline

• 2026-05-11 Price Changed $729,000 CRMLS
• 2026-04-24 Price Changed $739,000 CRMLS
• 2026-03-26 Listed $749,800 CRMLS
• 2017-01-20 Sold (Public Records) $420,000 Public Records
• 2017-01-20 Sold (MLS) $420,000 CRMLS
• 2017-01-03 Pending — CRMLS
• 2016-12-29 Sold (MLS) $420,000 CRMLS
• 2016-11-20 Pending — CRMLS
• 2016-11-10 Price Changed $422,000 CRMLS
• 2016-10-24 Price Changed $425,000 CRMLS
• 2016-09-28 Price Changed $428,000 CRMLS
• 2016-09-02 Price Changed $428,500 CRMLS
• 2016-07-23 Price Changed $429,000 CRMLS
• 2016-07-08 Listed $435,000 CRMLS
• 2015-10-29 Sold (MLS) $340,000 CRMLS
• 2015-10-15 Pending — CRMLS
• 2015-09-30 Listed $349,900 CRMLS
• 2005-05-19 Sold (MLS) $519,000 CRMLS
• 2004-12-17 Listed $519,000 CRMLS
• 2004-12-03 Listing Removed — CRMLS
• 2004-10-07 Listed $519,000 CRMLS

Property tax history

+0.4%/yr

Latest (2025): $8,281 · +0.7% YoY. Source: county tax records.