5900 Colorado River Rd #18 · Blythe, CA 92225

$85,000

3 bd · 2.0 ba · 840 sqft · Manufactured · 317 Days on market

Built 2003 Fair condition $101/sqft · 1228% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

The perfect River Front vacation get-away at an AMAZINGLY LOW PRICE just became available. River Oasis is a small park with just 19 units. Imagine knowing all of your neighbors! This gated park has so much to offer. River front living in a no-wake zone for easy use of the courtesy docks for owner's use only. Private boat launch just next door. This 3 bedroom/2 bath unit has plenty of room to bring your family and friends. Central AC to keep everyone cool! Detached garage to store all the toys. Additional covered carport for extra parking. Just bring your clothes and toothbrush and start enjoying your home away from home today! Sold fully furnished as shown. At River Oasis you do not own the land, but the monthly space rent is incredibly affordable at only $575 per month. This park is designated as a "resort park" by the County, so no full-time living allowed. Occupancy is limited to 30 days at a time maximum.

Key facts

• Courtesy docks
• River front living
• Gated park

Tags

• RIVER FRONT LIVING
• GATED PARK
• COURTESY DOCKS
• PRIVATE BOAT LAUNCH
• FULLY FURNISHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $874 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.6% 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 317 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 317 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: 2.18% ✓
• Cap rate: 18.63%
• Cash-on-cash: 44.07%
• DSCR: 2.96
• GRM: 3.8

CMA / ARV

• ARV (median comp): $6,400
• List price: $85,000
• Delta: 1228.12%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.0%
• Equity multiple: 2.76×
• Total profit: $41,925
• Equity at exit: $12,674

10-year hold

• IRR: 47.3%
• Equity multiple: 5.55×
• Total profit: $108,306
• Equity at exit: $7,349

Cash invested: $23,800 (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 92225

• Home prices YoY: -15.8%
• Active inventory: 189
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $874

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 48%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5180 Colorado River Rd Blythe, CA	2.0	1.0	600	$1,850	$3.08	21d	1	0.45mi

Listing history 26 events

1. 2026-06-19
   days on market $85,000 Active 317 DOM
2. 2026-06-18
   days on market $85,000 Active 316 DOM
3. 2026-06-17
   days on market $85,000 Active 315 DOM
4. 2026-06-16
   days on market $85,000 Active 314 DOM
5. 2026-06-15
   days on market $85,000 Active 313 DOM
6. 2026-06-14
   days on market $85,000 Active 311 DOM
7. 2026-06-12
   days on market $85,000 Active 310 DOM
8. 2026-06-09
   days on market $85,000 Active 307 DOM
9. 2026-06-08
   days on market $85,000 Active 306 DOM
10. 2026-06-07
    days on market $85,000 Active 305 DOM
11. 2026-06-07
    days on market $85,000 Active 304 DOM
12. 2026-06-04
    days on market $85,000 Active 301 DOM
13. 2026-06-03
    price $85,000 Active 300 DOM
14. 2026-06-02
    days on market $90,000 Active 300 DOM
15. 2026-06-01
    days on market $90,000 Active 299 DOM
16. 2026-05-31
    days on market $90,000 Active 298 DOM
17. 2026-05-31
    days on market $90,000 Active 297 DOM
18. 2025-11-14
    price $90,000 935-char remark

    Show marketing remark (935 chars)

    The perfect River Front vacation get-away at an AMAZINGLY LOW PRICE just became available. River Oasis is a small park with just 19 units. Imagine knowing all of your neighbors! This gated park has so much to offer. River front living in a no-wake zone for easy use of the courtesy docks for owner's use only. Private boat launch just next door. This 3 bedroom/2 bath unit has plenty of room to bring your family and friends. Central AC to keep everyone cool! Detached garage to store all the toys. Additional covered carport for extra parking. Just bring your clothes and toothbrush and start enjoying your home away from home today! Sold fully furnished as shown. At River Oasis you do not own the land, but the monthly space rent is incredibly affordable at only $575 per month. This park is designated as a "resort park" by the County, so no full-time living allowed. Occupancy is limited to 30 days at a time maximum.

19. 2025-08-06
    listed $100,000 Active 935-char remark

    Show marketing remark (935 chars)

    The perfect River Front vacation get-away at an AMAZINGLY LOW PRICE just became available. River Oasis is a small park with just 19 units. Imagine knowing all of your neighbors! This gated park has so much to offer. River front living in a no-wake zone for easy use of the courtesy docks for owner's use only. Private boat launch just next door. This 3 bedroom/2 bath unit has plenty of room to bring your family and friends. Central AC to keep everyone cool! Detached garage to store all the toys. Additional covered carport for extra parking. Just bring your clothes and toothbrush and start enjoying your home away from home today! Sold fully furnished as shown. At River Oasis you do not own the land, but the monthly space rent is incredibly affordable at only $575 per month. This park is designated as a "resort park" by the County, so no full-time living allowed. Occupancy is limited to 30 days at a time maximum.

20. 2018-08-31
    historical
21. 2018-07-03
    price $29,000
22. 2018-06-13
    price $34,900
23. 2018-05-17
    listed $39,400 Active
24. 2018-04-19
    historical
25. 2018-03-23
    price $39,400
26. 2017-11-04
    listed $49,500 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: $22,200
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$2,473
• Taxable income: $9,714
• Est. tax owed @ 24.0%: −$2,331
• After-tax cash flow: $8,158/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 significant repairs and updates to its exterior, interior, and systems to improve its condition and value.

Repairs flagged

• Major Exterior siding — Significant damage and wear
• Major Interior walls — Exposed insulation and poor paint condition
• Major Flooring — Worn carpet and subfloor
• Major Kitchen cabinets — Outdated and worn
• Major Bathroom fixtures — Worn and outdated

Value-add opportunities

• Both Paint and interior updates — Fresh paint and updated interior will attract buyers and renters
• Both New flooring — New flooring will improve the home's appearance and functionality
• Both Kitchen and bathroom updates — Fresh updates will make the home more appealing to buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant damage and wear	Major	$15,000–50,000
Interior walls · Exposed insulation and poor paint condition	Major	$15,000–50,000
Flooring · Worn carpet and subfloor	Major	$15,000–50,000
Kitchen cabinets · Outdated and worn	Major	$15,000–50,000
Bathroom fixtures · Worn and outdated	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Paint and interior updates — Fresh paint and updated interior will attract buyers and renters ↑
• Both New flooring — New flooring will improve the home's appearance and functionality ↑
• Both Kitchen and bathroom updates — Fresh updates will make the home more appealing to buyers and renters ↑

ⓘ 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

• 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

+81.8% since first listed

9 events — show timeline

• 2025-11-14 Price Changed $90,000 CRMLS
• 2025-08-06 Listed $100,000 CRMLS
• 2018-08-31 Listing Removed — GPSMLS
• 2018-07-03 Price Changed $29,000 GPSMLS
• 2018-06-13 Price Changed $34,900 GPSMLS
• 2018-05-17 Listed $39,400 GPSMLS
• 2018-04-19 Listing Removed — GPSMLS
• 2018-03-23 Price Changed $39,400 GPSMLS
• 2017-11-04 Listed $49,500 GPSMLS