1011 E California · Blythe, CA 92225

$185,000

4 bd · 2.0 ba · 1,662 sqft · SingleFamily public records · 43 Days on market

Built 1966 9,583 sqft lot $111/sqft · 32% below area Est $274k · 32% under

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Why this score? — see what drove the C- 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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Exceptional opportunity to own a home with built in equity potential at an attractive price point. Recently repositioned to provide outstanding value for today’s buyer, this property offers the chance to personalize and create long term value while enjoying the comfort of an established neighborhood. The home features spacious living areas filled with natural light, ceiling fans throughout, an attached garage, RV access, ample outdoor space, central air conditioning, and solar to help support everyday comfort and efficiency. Conveniently located near local schools, shopping, dining, and freeway access, this property presents a rare combination of affordability, functionality, potentia

Key facts

• Ample outdoor space
• Rv access
• Ceiling fans

Tags

• ESTABLISHED NEIGHBORHOOD
• SPACIOUS LIVING AREAS
• NATURAL LIGHT
• CEILING FANS
• RV ACCESS
• AMPLE OUTDOOR SPACE

Property features AI

Finance

• Other: Single-unit property; No accessory dwelling unit (ADU); Living area and lot size sourced from assessor's data
• HOA & community: Property is in a rural/suburban community

Exterior

• Parking: Attached garage with 2 garage spaces; Driveway parking; RV access/parking; Boat parking; Total of 2 parking spaces
• Utilities: Public sewer; District/public water; No additional utilities listed
• Home design: House (attached property, end unit with 2+ common walls); One story; Estimated year built
• Construction: Asphalt roof; Concrete slab foundation
• Exterior features: Chain link fencing; No pool

Interior

• Kitchen: No appliances listed
• Bedrooms: Four main-level bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Single-level home (one story); All bedrooms on the main level; Entry at level 1; Main level has 4 bedrooms and 2 bathrooms
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $79 ($949/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (7.1% below list).
• Recommended offer: $172k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $108k; list at $185k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,841 (7.1% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $273,744
• List price: $185,000
• Delta: -32.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
431 N 9th	0.15mi	3/2.0 (-1)	1,636 (-2%)	6mo	$210,000	$128	80
340 N 9th	0.25mi	4/2.0	1,571 (-6%)	0mo	$241,000	$153	79
391 N 9th St	0.20mi	4/2.0	1,571 (-6%)	5mo	$240,000	$153	77
586 N 6th St	0.26mi	4/2.0	1,724 (+4%)	13mo	$230,000	$133	71
449 N 7th	0.25mi	4/2.0	1,524 (-8%)	6mo	$55,000	$36	70
610 E Chanslor Way	0.30mi	5/2.0 (+1)	1,745 (+5%)	4mo	$208,000	$119	70
943 E Murphy St	0.43mi	4/3.0	1,599 (-4%)	9mo	$208,000	$130	62
418 N 2nd St	0.54mi	5/3.0 (+1)	1,692 (+2%)	12mo	$230,000	$136	52
445 N 2md	0.57mi	3/2.0 (-1)	1,750 (+5%)	12mo	$255,000	$146	50
158 Eunice Cir	0.68mi	3/2.0 (-1)	1,426 (-14%)	1mo	$290,000	$203	39
275 Eunice Cir	0.60mi	3/2.0 (-1)	1,422 (-14%)	8mo	$259,000	$182	36
173 Eunice Cir	0.71mi	3/2.0 (-1)	1,422 (-14%)	5mo	$259,000	$182	34

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-24,917
• Equity at exit: $27,584

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-15,109
• Equity at exit: $15,995

Cash invested: $51,800 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,718 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $79

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 90%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
450 W Barnard St Blythe, CA	2.0–3.0	1.0–2.0	935	$1,095	$1.17	13d	2	1.03mi
400 N Palm Dr Blythe, CA	2.0–3.0	1.0–1.5	928	$1,100	$1.18	13d	1	1.04mi
460 River Valley Ave Blythe, CA	3.0	2.0	1344	$2,600	$1.93	13d	1	1.06mi

Listing history 20 events

1. 2026-06-19
   days on market $185,000 Active 43 DOM
2. 2026-06-18
   days on market $185,000 Active 42 DOM
3. 2026-06-17
   days on market $185,000 Active 41 DOM
4. 2026-06-16
   days on market $185,000 Active 40 DOM
5. 2026-06-15
   days on market $185,000 Active 39 DOM
6. 2026-06-14
   days on market $185,000 Active 37 DOM
7. 2026-06-12
   days on market $185,000 Active 36 DOM
8. 2026-06-09
   days on market $185,000 Active 33 DOM
9. 2026-06-08
   days on market $185,000 Active 32 DOM
10. 2026-06-07
    days on market $185,000 Active 31 DOM
11. 2026-06-07
    days on market $185,000 Active 30 DOM
12. 2026-06-04
    days on market $185,000 Active 27 DOM
13. 2026-06-02
    days on market $185,000 Active 26 DOM
14. 2026-06-01
    days on market $185,000 Active 25 DOM
15. 2026-05-31
    days on market $185,000 Active 24 DOM
16. 2026-05-31
    days on market $185,000 Active 23 DOM
17. 2026-05-07
    listed $185,000 Active 894-char remark
18. 2025-09-19
    price
19. 2025-08-15
    listed Active
20. 2002-12-02
    soldstatus $108,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥116°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,621
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$5,382
• Taxable loss: −$2,123
• Est. tax savings @ 24.0%: +$510
• After-tax cash flow: $1,458/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: 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

+71.3% since first listed

4 events — show timeline

• 2026-05-07 Listed $185,000 CRMLS
• 2025-09-19 Price Changed — TheMLS
• 2025-08-15 Listed — TheMLS
• 2002-12-02 Sold (Public Records) $108,000 Public Records

Property tax history

-13.5%/yr

Latest (2025): $117 · -17.0% YoY. Source: county tax records.