36740 Red Oak · French Valley, CA 92596

$582,000

3 bd · 2.0 ba · 1,443 sqft · SingleFamily public records · 51 Days on market

Built 2002 7,405 sqft lot $403/sqft · 5% below area Est $614k · 5% under $11/mo HOA

---

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
• ARV discount +9.8/15.0
• Cash flow +6.9/30.0
• Schools +5.7/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• DSCR +1.1/10.0
• 1% rule +0.9/10.0

Listing remarks MLS

* * * NOT A SHORT SALE AND NOT BANK OWNED * * * NO TROUBLES WITH THIS PROPERTY * * * THIS IS A VERY CLEAN HOME WITH GRANITE COUNTERTOPS, WINDOW SHUTTERS, NEW STAINLESS STEEL APPLIANCES, NEW INTERIOR PAINT, NEW CARPET, CUSTOM 4" BASE BOARDS THROUGHOUT, CUSTOM STAINED CONCRETE FLOORS THOUGHOUT TRAFFIC AREAS, WALK IN CLOSET IN MASTER, CIELING FANS, IN A NICE NIEGHBORHOOD WITH A LOW PROPERTY TAX

Key facts

• Abundant cabinetry
• Cozy fireplace
• Indoor laundry room

Tags

• INDOOR LAUNDRY ROOM
• ABUNDANT CABINETRY
• GRANITE COUNTERTOPS
• BREAKFAST BAR
• COZY FIREPLACE
• BUILT IN CABINETRY

Property features AI

Finance

• Other: Single-family dwelling with no common walls; One total unit; No ADU
• HOA & community: Dutch Village homeowners association; Annual HOA fee of $130; Community features include curbs and street lighting

Exterior

• Parking: Attached garage; 3 garage/parking spaces
• Utilities: 220V electrical (other — see remarks); Public sewer; Public/district water
• Home design: House; One story; Entry at level 1; Has a view
• Construction: Stucco construction; Tile roof; Concrete slab foundation; Block wall and wood fencing
• Exterior features: Covered concrete patio; Patio; Sprinkler system; Landscaped; No pool (none)

Interior

• Kitchen: Granite counters; Breakfast counter/bar; Microwave; Refrigerator; Free-standing range; Dishwasher
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Concrete; See remarks
• Bathrooms: 2 full bathrooms; Shower and shower-in-tub options
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Ceiling fan; Panel doors; All bedrooms on main level; Front entry
• Laundry & utility: Inside laundry; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $582k.

Deal economics

• At list price, monthly cash flow is $-881 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $426k (26.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $343k (41.1% below list).
• Recommended offer: $343k (41.1% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.5% in French Valley — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 31% 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 $62k of equity ($4k loan paydown + $58k 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 ~$100k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($565k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $188k; list at $582k implies a 210% gain — meaningful room to come down on a strong offer.

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 $342,528 (41.1% 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 51 days. Have you received any prior offers? Is the seller open to a 41% 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: 0.59% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.49%
• DSCR: 0.71
• GRM: 14.2

CMA / ARV

• ARV (median comp): $613,764
• List price: $582,000
• Delta: -5.18%
• 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
31556 Vignes Ct	0.17mi	3/2.0	1,514 (+5%)	8mo	$560,000	$370	77
31584 Adour Way	0.21mi	3/2.0	1,509 (+5%)	15mo	$665,000	$441	70
36996 Pomerol Loop	0.43mi	3/2.0	1,509 (+5%)	3mo	$570,888	$378	70
36798 Blanc Ct	0.34mi	4/2.0 (+1)	1,512 (+5%)	3mo	$570,000	$377	68
31577 Adour Way	0.19mi	4/2.0 (+1)	1,512 (+5%)	12mo	$580,000	$384	68
36423 Rotterdam St	0.52mi	3/2.0	1,491 (+3%)	7mo	$556,000	$373	64
36864 Pomerol Loop	0.30mi	4/2.0 (+1)	1,512 (+5%)	13mo	$610,000	$403	62
31679 Umbria	0.44mi	3/2.0	1,597 (+11%)	3mo	$575,000	$360	59
31285 Hamburg	0.57mi	3/2.0	1,322 (-8%)	4mo	$610,000	$461	56
31616 Umbria Ln	0.43mi	3/2.0	1,597 (+11%)	12mo	$565,000	$354	52
37306 Paseo Tulipa	0.59mi	3/2.0	1,548 (+7%)	18mo	$535,000	$346	46
37318 Paseo Tulipa	0.61mi	3/2.5	1,590 (+10%)	18mo	$515,000	$324	38

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: 19.0%
• Equity multiple: 2.54×
• Total profit: $250,617
• Equity at exit: $524,312

10-year hold

• IRR: 17.1%
• Equity multiple: 5.69×
• Total profit: $763,742
• Equity at exit: $1,130,698

Cash invested: $162,960 (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: 14.2×

Monthly cashflow live

• Estimated rent: $3,425 high
• Mortgage (P&I): −$3,052
• Tax from tax record: −$281 /mo · $3,375/yr
• Insurance: −$242
• HOA: −$11
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $-881

Break-even live

Break-even rent $4,540

Max offer price $426,396

Occupancy floor —

Sensitivity live

Price	-10% $-551	-5% $-716	+0% $-881	+5% $-1,046	+10% $-1,210
Rent	-10% $-1,151	-5% $-1,016	+0% $-881	+5% $-746	+10% $-610
Rate	-1.0pp $-588	-0.5pp $-733	base $-881	+0.5pp $-1,032	+1.0pp $-1,185

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: $145,500
• Closing costs: $17,460
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36308 Cosimo Ln Winchester, CA	3.0	2.5	1550	$2,695	$1.74	21d	1	0.50mi
32330 Shrimp Ln Unit A Winchester, CA	2.0	2.0	1200	$2,595	$2.16	22d	1	0.89mi
38086 Talavera Ct Murrieta, CA	3.0	2.5	1752	$3,150	$1.80	1d	1	1.34mi
31844 Empresa Cir Murrieta, CA	3.0	2.0	1640	$4,050	$2.47	4d	1	1.45mi
31844 Empresa Cir Unit NA Murrieta, CA	3.0	2.0	1640	$4,050	$2.47	1d	1	1.45mi

HOA detail

• Monthly dues: $11 · $132/yr

Listing history 20 events

1. 2026-06-21
   days on market $582,000 Active 51 DOM
2. 2026-06-18
   days on market $582,000 Active 48 DOM
3. 2026-06-17
   days on market $582,000 Active 47 DOM
4. 2026-06-16
   days on market $582,000 Active 46 DOM
5. 2026-06-15
   days on market $582,000 Active 45 DOM
6. 2026-06-13
   days on market $582,000 Active 43 DOM
7. 2026-06-09
   days on market $582,000 Active 39 DOM
8. 2026-06-08
   days on market $582,000 Active 38 DOM
9. 2026-06-07
   days on market $582,000 Active 37 DOM
10. 2026-06-04
    days on market $582,000 Active 34 DOM
11. 2026-06-03
    days on market $582,000 Active 33 DOM
12. 2026-06-02
    days on market $582,000 Active 32 DOM
13. 2026-06-01
    days on market $582,000 Active 31 DOM
14. 2026-05-31
    days on market $582,000 Active 30 DOM
15. 2026-05-01
    listed $582,000 Active 1645-char remark
16. 2010-08-19
    historical 416-char remark

    Show marketing remark (416 chars)

    * * * NOT A SHORT SALE AND NOT BANK OWNED * * * NO TROUBLES WITH THIS PROPERTY * * * THIS IS A VERY CLEAN HOME WITH GRANITE COUNTERTOPS, WINDOW SHUTTERS, NEW STAINLESS STEEL APPLIANCES, NEW INTERIOR PAINT, NEW CARPET, CUSTOM 4" BASE BOARDS THROUGHOUT, CUSTOM STAINED CONCRETE FLOORS THOUGHOUT TRAFFIC AREAS, WALK IN CLOSET IN MASTER, CIELING FANS, IN A NICE NIEGHBORHOOD WITH A LOW PROPERTY TAX

17. 2010-06-30
    soldstatus $188,000 Closed 416-char remark

    Show marketing remark (416 chars)

    * * * NOT A SHORT SALE AND NOT BANK OWNED * * * NO TROUBLES WITH THIS PROPERTY * * * THIS IS A VERY CLEAN HOME WITH GRANITE COUNTERTOPS, WINDOW SHUTTERS, NEW STAINLESS STEEL APPLIANCES, NEW INTERIOR PAINT, NEW CARPET, CUSTOM 4" BASE BOARDS THROUGHOUT, CUSTOM STAINED CONCRETE FLOORS THOUGHOUT TRAFFIC AREAS, WALK IN CLOSET IN MASTER, CIELING FANS, IN A NICE NIEGHBORHOOD WITH A LOW PROPERTY TAX

18. 2010-06-01
    status Pending 416-char remark

    Show marketing remark (416 chars)

    * * * NOT A SHORT SALE AND NOT BANK OWNED * * * NO TROUBLES WITH THIS PROPERTY * * * THIS IS A VERY CLEAN HOME WITH GRANITE COUNTERTOPS, WINDOW SHUTTERS, NEW STAINLESS STEEL APPLIANCES, NEW INTERIOR PAINT, NEW CARPET, CUSTOM 4" BASE BOARDS THROUGHOUT, CUSTOM STAINED CONCRETE FLOORS THOUGHOUT TRAFFIC AREAS, WALK IN CLOSET IN MASTER, CIELING FANS, IN A NICE NIEGHBORHOOD WITH A LOW PROPERTY TAX

19. 2010-05-18
    listed $182,900 Active 416-char remark

    Show marketing remark (416 chars)

    * * * NOT A SHORT SALE AND NOT BANK OWNED * * * NO TROUBLES WITH THIS PROPERTY * * * THIS IS A VERY CLEAN HOME WITH GRANITE COUNTERTOPS, WINDOW SHUTTERS, NEW STAINLESS STEEL APPLIANCES, NEW INTERIOR PAINT, NEW CARPET, CUSTOM 4" BASE BOARDS THROUGHOUT, CUSTOM STAINED CONCRETE FLOORS THOUGHOUT TRAFFIC AREAS, WALK IN CLOSET IN MASTER, CIELING FANS, IN A NICE NIEGHBORHOOD WITH A LOW PROPERTY TAX

20. 2003-08-22
    soldstatus $232,000

ⓘ 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: $3,375 · $281/mo
• Projected year-2 tax: $4,423 · $369/mo
• Expected delta: +$1,048/yr (+$87/mo · 31.1%)

ⓘ 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 · 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: $41,103
• − Mortgage interest: −$32,601
• − Property taxes: −$3,375
• − Insurance: −$2,910
• − Repairs & maintenance: −$3,288
• − Management: −$3,288
• − HOA: −$132
• − Depreciation: −$16,931
• Taxable loss: −$21,422
• Est. tax savings @ 24.0%: +$5,141
• After-tax cash flow: $-5,429/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
• City population: 111,667
• 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

+150.9% since first listed

6 events — show timeline

• 2026-05-01 Listed $582,000 CRMLS
• 2010-08-19 Listing Removed — CRMLS
• 2010-06-30 Sold (MLS) $188,000 CRMLS
• 2010-06-01 Pending — CRMLS
• 2010-05-18 Listed $182,900 CRMLS
• 2003-08-22 Sold (Public Records) $232,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $3,375 · +1.7% YoY. Source: county tax records.