675 Palo Alto Ave · Beaumont, CA 92223

$370,000

3 bd · 2.0 ba · 1,598 sqft · SingleFamily public records · 161 Days on market

Built 1967 6,970 sqft lot Est $483k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• DSCR +4.1/10.0
• Schools +4.0/10.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Unlock equity in this 3BR/2BA fixer-upper located in a quiet, established pocket of Oak Hills. Boasting a spacious layout and a large master bedroom, the property sits on a generous lot with a pool and plenty of room to create an outdoor oasis. While the home requires extensive repairs, its proximity to essential amenities and easy commuter access makes it a great opportunity for investment. Don't miss the chance to renovate and create equity. Sold as-is! The estate will not issue any credits or make any repairs. This is a probate sale. No court confirmation is required.

Key facts

• Easy commuter access
• Large master bedroom
• Generous lot

Tags

• LARGE MASTER BEDROOM
• GENEROUS LOT
• POOL
• OUTDOOR OASIS
• EASY COMMUTER ACCESS

Property features AI

Finance

• Other: Assessor parcel number 419-213-020
• Financial info: Probate listing terms

Exterior

• Parking: Garage; One parking space (total)
• Home design: Detached single-family home; One level; One total floor; Zoning: R1; Lot dimensions approximately 72 x 120 (0.16 acre)
• Construction: Detached / no common walls
• Exterior features: Pool (other - see remarks); No other structures

Interior

• Flooring: Mixed floors
• Bathrooms: Two full bathrooms; One three-quarter bathroom
• Heating & cooling: Central heat; Central cooling
• Interior features: Living room; Decorative fireplace; Mixed flooring; Central heating and central cooling
• Laundry & utility: No laundry on site

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $26 ($310/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 $306k (17.3% below list).
• Recommended offer: $306k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.5% in Beaumont — 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 64/100 on livability (#429 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Beaumont Unified (suburban): math 32% / reading 60% proficiency, ranked #168 of 517 in CA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.9%/yr); 288 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 36% of the median local income ($103k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 161 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 $118k; list at $370k implies a 214% gain — meaningful room to come down on a strong offer.

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 $306,004 (17.3% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.83% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $482,596
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
675 Palo Alto Ave	0.00mi	3/3.0	1,598 (0%)	1mo	$352,000	$220	95
734 Massachusetts	0.42mi	3/2.0	1,656 (+4%)	1mo	$500,000	$302	74
765 Palo Alto Ave	0.07mi	3/2.0	1,501 (-6%)	16mo	$435,000	$290	74
1034 Queen Annes	0.44mi	3/2.0	1,648 (+3%)	2mo	$499,900	$303	73
1379 Bird Of Paradise Ct	0.42mi	3/2.0	1,672 (+5%)	2mo	$530,000	$317	71
925 Bluebell Way	0.31mi	3/2.5	1,750 (+10%)	3mo	$459,900	$263	65
1390 Sweetpea Ln	0.50mi	3/2.0	1,672 (+5%)	13mo	$505,000	$302	58
1160 Pennsylvania Ave	0.64mi	4/2.0 (+1)	1,486 (-7%)	1mo	$527,000	$355	52
862 Palm	0.68mi	3/2.0	1,440 (-10%)	1mo	$519,000	$360	51
1097 Massachusetts	0.61mi	2/1.5 (-1)	1,458 (-9%)	2mo	$479,000	$329	48
701 Michigan Ave	0.54mi	2/2.0 (-1)	1,536 (-4%)	19mo	$370,000	$241	48
1634 Rigel St	0.70mi	3/2.5	1,727 (+8%)	11mo	$473,000	$274	43

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 · 3.85% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-55,725
• Equity at exit: $55,168

10-year hold

• IRR: -5.1%
• Equity multiple: 0.66×
• Total profit: $-35,610
• Equity at exit: $31,991

Cash invested: $103,600 (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 92223

• Rents YoY: 3.9%
• Active inventory: 288
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,060 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$297 /mo · $3,565/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $26

Break-even live

Break-even rent $3,027

Max offer price $370,000

Occupancy floor 94%

Sensitivity live

Price	-10% $235	-5% $131	+0% $26	+5% $-79	+10% $-184
Rent	-10% $-216	-5% $-95	+0% $26	+5% $147	+10% $268
Rate	-1.0pp $212	-0.5pp $120	base $26	+0.5pp $-70	+1.0pp $-168

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
627 Xenia Ave Beaumont, CA	4.0	2.0	1400	$3,000	$2.14	45d	1	0.28mi
726 Chestnut Ave Unit C Beaumont, CA	3.0	2.5	1400	$2,800	$2.00	0d	1	0.57mi
1626 Apollo Way Beaumont, CA	3.0	2.5	2141	$2,900	$1.35	6d	1	0.67mi
1161 Pennsylvania Ave Beaumont, CA	4.0	2.0	1426	$3,400	$2.38	45d	1	0.68mi
1695 Larkspur Ln Beaumont, CA	4.0	3.0	1959	$3,300	$1.68	6d	1	0.96mi
1335 Comfrey Leaf Dr Beaumont, CA	3.0	2.5	1720	$2,835	$1.65	25d	1	1.06mi
1335 Comfrey Leaf Dr Beaumont, CA	3.0	2.5	1720	$2,835	$1.65	6d	1	1.06mi
1061 Beaumont Ave Unit A Beaumont, CA	3.0	2.0	1350	$2,499	$1.85	0d	1	1.08mi
1341 Bittersweet Dr Unit F Beaumont, CA	3.0	2.5	1377	$2,650	$1.92	45d	1	1.13mi
1420 Allium Ct Beaumont, CA	4.0	3.0	1725	$2,900	$1.68	16d	1	1.14mi
1431 Bittersweet Dr Unit A Beaumont, CA	3.0	2.5	1377	$2,749	$2.00	23d	1	1.16mi
1420 Chinaberry Ln Beaumont, CA	4.0	3.0	1762	$3,200	$1.82	45d	1	1.18mi
1690 Lewis Crk Beaumont, CA	2.0	2.0	1540	$2,500	$1.62	25d	1	1.24mi
5891 Riviera Ave Banning, CA	2.0	3.0	1456	$2,350	$1.61	45d	1	1.31mi
228 Janan Ct Banning, CA	2.0	1.0	1100	$2,100	$1.91	0d	1	1.39mi
201 W Dale St Unit 201 Beaumont, CA	2.0	1.0	1200	$2,300	$1.92	0d	1	1.48mi

Listing history 15 events

1. 2026-06-02
   status $370,000 Pending 161 DOM
2. 2026-06-01
   days on market $370,000 Backup Offers Accepted 161 DOM
3. 2026-05-31
   days on market $370,000 Backup Offers Accepted 160 DOM
4. 2026-02-21
   historical Backup Offers Accepted
5. 2025-12-22
   listed $370,000 Active
6. 2025-06-30
   status Pending Sale
7. 2025-03-03
   status Pending Sale
8. 2025-02-28
   historical
9. 2025-02-28
   historical
10. 2025-02-18
    listed $400,000 Active
11. 2002-03-05
    soldstatus $118,000
12. 2002-01-16
    historical
13. 2001-12-05
    listed $125,000
14. 2001-12-02
    historical
15. 2001-07-02
    listed $118,000

ⓘ 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: $3,565 · $297/mo
• Projected year-2 tax: $3,565 · $297/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 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,720
• − Mortgage interest: −$20,726
• − Property taxes: −$3,565
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,938
• − Management: −$2,938
• − Depreciation: −$10,764
• Taxable loss: −$6,059
• Est. tax savings @ 24.0%: +$1,454
• After-tax cash flow: $1,765/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: Beaumont Unified
• NCES district ID: 0604290
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 60% ▲ 11.00%
• Median HH income: $60,635
• Composite: 40.37/100
• National rank: #3736
• State rank: #168 of 517 in CA

Livability — Beaumont

• Score: 64/100
• State rank: #429
• US rank: #14526

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beaumont, CA
• County: Riverside County · 2,287,001 people
• City population: 63,833
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 63,833
• Household income: $102,761
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 1096.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 45% White 37% Two or more races 16% Black 8% Asian 7% Native American 1%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 15% · Canada, China
• Languages at home: 70% English-only · Spanish 23% Tagalog/Filipino 2% Chinese 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: ▼ -395.13%
• Current HPI: 373.4608
• Rent YoY: ▲ 3.85%
• 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

+213.6% since first listed

12 events — show timeline

• 2026-02-21 Contingent — TheMLS
• 2025-12-22 Listed $370,000 TheMLS
• 2025-06-30 Pending — CRMLS
• 2025-03-03 Pending — CRMLS
• 2025-02-28 Listing Removed — CRMLS
• 2025-02-28 Listing Removed — CRMLS
• 2025-02-18 Listed $400,000 CRMLS
• 2002-03-05 Sold (Public Records) $118,000 Public Records
• 2002-01-16 Listing Removed — CRMLS
• 2001-12-05 Listed $125,000 CRMLS
• 2001-12-02 Listing Removed — CRMLS
• 2001-07-02 Listed $118,000 CRMLS

Property tax history

+4.9%/yr

Latest (2025): $3,565 · +0.2% YoY. Source: county tax records.