Plan 2167 Modeled Plan · Winchester, CA 92596

$537,990

4 bd · 3.0 ba · 2,167 sqft · SingleFamily · 126 Days on market

Good condition Garage

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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
• ARV discount +7.5/15.0
• Cash flow +5.7/30.0
• Condition / age +4.0/5.0
• Schools +2.6/10.0
• Livability +2.6/5.0
• Rent growth +2.3/5.0
• 1% rule +1.2/10.0
• DSCR +0.1/10.0

Listing remarks

* Downstairs bedroom with full bath * Covered back patio * Walk-in shower at primary bath and bath 3 * 2-panel interior doors * LED lighting * Kitchen USB-A and -C charging receptacle * Spacious great room * Kitchen island * Loft * Spacious laundry room * Solar energy system * ENERGY STAR® certified home * Planned swimming pool * Close to medical facilities * Near entertainment and leisure * Outdoor recreation nearby * Close to family friendly parks * Hiking trails nearby

Key facts

• Solar energy system
• Covered back patio
• Walk-in shower

Tags

• COVERED BACK PATIO
• WALK-IN SHOWER
• KITCHEN ISLAND
• SOLAR ENERGY SYSTEM
• ENERGY STAR CERTIFIED HOME
• PLANNED SWIMMING POOL

🏗️ New construction. The $537,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $618,736.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $538k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $436k (19.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $381k (29.2% below list).
• Recommended offer: $381k (29.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#992 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime B; Watch: amenities F, commute F, cost of living F.
• Hemet Unified (suburban): math 19% / reading 41% proficiency, ranked #360 of 517 in CA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Winchester Elementary (683 students, 79% FRL); Rancho Viejo Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 975 students, 88% FRL); Tahquitz High (math 14% / reading 42%, grade F, #777 of 1,170 statewide, top 67%, 1,727 students, 88% FRL) — zoned schools average 85% FRL vs 66% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 404 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• This rent runs 34% 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 $66k of equity ($4k loan paydown + $62k 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 ~$106k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($473k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $381,004 (29.2% 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 126 days. Have you received any prior offers? Is the seller open to a 29% 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. 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?
7. 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.
8. 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.
9. 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: 0.62% ✗
• Cap rate: 3.84%
• Cash-on-cash: -8.77%
• DSCR: 0.61
• GRM: 13.5

CMA / ARV

• ARV (median comp): $618,736
• List price: $537,990
• Delta: -13.05%
• 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
30644 Paul Ln	0.16mi	3/2.5 (-1)	2,274 (+5%)	1mo	$625,000	$275	76
30668 Paul Ln	0.15mi	3/2.5 (-1)	2,033 (-6%)	1mo	$611,615	$301	74
30681 Expedition	0.22mi	3/2.0 (-1)	2,042 (-6%)	1mo	$579,000	$284	70
30701 Via Del Cielo	0.48mi	4/3.0	2,259 (+4%)	1mo	$659,990	$292	70
30641 Via Del Cielo	0.49mi	4/3.0	2,259 (+4%)	2mo	$652,990	$289	69
30678 Expedition	0.20mi	4/3.5	2,428 (+12%)	1mo	$717,000	$295	68
30538 Via Del Cielo	0.55mi	4/3.0	2,259 (+4%)	2mo	$622,990	$276	65
29238 Shane Ct	0.29mi	4/2.0	1,921 (-11%)	0mo	$646,000	$336	63
30689 Via Del Cielo	0.48mi	5/3.0 (+1)	2,311 (+7%)	1mo	$654,990	$283	60
30653 Via Del Cielo	0.48mi	5/3.0 (+1)	2,311 (+7%)	1mo	$652,150	$282	60
30605 Via Del Cielo	0.49mi	5/3.0 (+1)	2,311 (+7%)	2mo	$639,990	$277	59
28796 Avenida Belleza	0.49mi	4/3.0	1,890 (-13%)	1mo	$656,990	$348	55

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: 17.4%
• Equity multiple: 2.42×
• Total profit: $245,239
• Equity at exit: $557,406

10-year hold

• IRR: 15.9%
• Equity multiple: 5.42×
• Total profit: $765,718
• Equity at exit: $1,202,068

Cash invested: $173,246 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 83 active · 33 under contract
• Months of supply: 7.8 mo (13%/mo absorbed)
• Median asking: $639,000 ($280/sqft)
• Median days on market: 76 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: +2.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92596

• Home prices YoY: 3.9%
• Rents YoY: -0.8%
• Active inventory: 404
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $3,810 high
• Mortgage (P&I): −$3,245
• Tax est. 1.5%: −$773 /mo · $9,281/yr
• Insurance: −$258
• HOA: −$0
• Vacancy / Maint / Mgmt: −$800
• Net cashflow: $-1,266

Break-even live

Break-even rent $5,413

Max offer price $435,542

Occupancy floor —

Sensitivity live

Price	-10% $-838	-5% $-1,052	+0% $-1,266	+5% $-1,480	+10% $-1,694
Rent	-10% $-1,567	-5% $-1,417	+0% $-1,266	+5% $-1,116	+10% $-965
Rate	-1.0pp $-954	-0.5pp $-1,109	base $-1,266	+0.5pp $-1,426	+1.0pp $-1,589

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: $154,684
• Closing costs: $18,562
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30851 Le Baron Ct Winchester, CA	4.0	2.5	1835	$3,395	$1.85	2d	1	0.38mi
28872 Camino Santiago Unit MAIN HOME Winchester, CA	4.0	3.0	2446	$3,595	$1.47	60d	1	0.42mi
28841 Cutlass St Winchester, CA	5.0	3.0	2391	$3,395	$1.42	22d	1	0.44mi
30913 Chuckwagon Ct Winchester, CA	4.0	3.0	2474	$3,395	$1.37	40d	1	0.54mi
30816 Viper Ct Winchester, CA	3.0	2.5	1583	$3,200	$2.02	37d	1	0.58mi
28635 Matador Rd Winchester, CA	4.0	2.5	1775	$2,995	$1.69	22d	1	0.62mi
30547 Operetta St Winchester, CA	3.0	2.5	1567	$3,100	$1.98	22d	1	0.66mi
29342 Marx Way Winchester, CA	3.0	2.5	1469	$3,100	$2.11	2d	1	0.68mi
29502 Marx Way Menifee, CA	3.0	2.5	1469	$3,200	$2.18	2d	1	0.69mi
30540 Altima Ct Winchester, CA	5.0	3.0	1873	$3,300	$1.76	22d	1	0.81mi
29505 Bovenzi Way Winchester, CA	4.0	2.0	1754	$3,100	$1.77	64d	1	0.82mi
29587 Winterstorm Ct Winchester, CA	3.0	2.5	2054	$3,195	$1.56	61d	1	0.86mi
29423 Cumaru Ct Winchester, CA	4.0	2.5	1771	$3,469	$1.96	31d	1	0.87mi
29429 Cumaru Ct Winchester, CA	4.0	2.5	1699	$3,349	$1.97	39d	1	0.87mi
29424 Cumaru Ct Winchester, CA	4.0	2.5	1771	$3,459	$1.95	69d	1	0.89mi
29430 Cumaru Ct Winchester, CA	4.0	2.5	1699	$3,379	$1.99	46d	1	0.89mi
29471 Granadillo Ct Winchester, CA	4.0	2.5	1699	$3,349	$1.97	69d	1	0.90mi
29449 White Ash Ct Winchester, CA	3.0	2.5	1532	$3,379	$2.21	64d	1	0.91mi
31097 Linden Flower Rd Winchester, CA	4.0	3.5	2617	$6,975	$2.67	2d	1	0.92mi
31097 Linden Flower Rd Winchester, CA	4.0	3.5	2617	$7,500	$2.87	24d	1	0.92mi
29466 Granadillo Ct Winchester, CA	4.0	2.5	1771	$3,469	$1.96	23d	1	0.92mi
29472 Granadillo Ct Winchester, CA	4.0	2.5	1699	$3,349	$1.97	69d	1	0.92mi
29467 Monterey Pine Ct Winchester, CA	4.0	2.5	1771	$3,429	$1.94	69d	1	0.93mi
29474 Monterey Pine Ct Winchester, CA	4.0	2.5	1699	$3,349	$1.97	57d	1	0.95mi
29469 Jack Pine Ct Winchester, CA	4.0	2.5	1771	$3,469	$1.96	7d	1	0.96mi
29475 Jack Pine Ct Winchester, CA	4.0	2.5	1699	$3,269	$1.92	93d	1	0.96mi
29587 Fortitude Dr Menifee, CA	4.0	3.5	2623	$3,800	$1.45	2d	1	0.98mi
31708 Settlers Rd Winchester, CA	3.0	2.0	1941	$3,350	$1.73	17d	1	0.98mi
29798 Canary Wood Ct Menifee, CA	3.0	3.5	2460	$3,300	$1.34	71d	1	1.04mi
29790 Cottonwood Cove Dr Menifee, CA	3.0	2.0	1979	$2,900	$1.47	20d	1	1.04mi
29695 Courage Ct Menifee, CA	3.0	2.5	2311	$3,295	$1.43	23d	1	1.12mi
29662 Courage Ct Menifee, CA	4.0	2.5	2399	$3,500	$1.46	27d	1	1.13mi
30045 Sunset Pier Dr Menifee, CA	4.0	3.0	2198	$3,300	$1.50	16d	1	1.14mi
30045 Sunset Pier Dr Menifee, CA	4.0	3.0	2207	$3,300	$1.50	13d	1	1.14mi
29565 Tulipwood St Menifee, CA	4.0	3.0	2360	$3,500	$1.48	67d	1	1.15mi
30183 Sunset Pier Dr Menifee, CA	5.0	3.0	2223	$3,395	$1.53	7d	1	1.23mi
29964 Ballast Rd Menifee, CA	4.0	3.0	2443	$3,500	$1.43	52d	1	1.24mi
29949 Ballast Rd Menifee, CA	4.0	3.0	2443	$3,399	$1.39	15d	1	1.27mi
29949 Ballast Rd Menifee, CA	4.0	3.0	2443	$3,399	$1.39	18d	1	1.27mi
29141 Salrio Dr Menifee, CA	4.0	3.0	2249	$3,195	$1.42	7d	1	1.33mi

Property features AI

Finance

• Other: Living area approximately 2,167
• Financial info: List price $517,990

Exterior

• Parking: 2 covered garage spaces (2 total parking spaces)
• Home design: Plan 2167 ModeledSingle-family plan (new construction)
• Construction: Built 2026 (new construction)
• Exterior features: Located in Winchester, CA

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: New construction plan home

Listing history 50 events

1. 2026-08-08
   days on market $537,990 Active 126 DOM
2. 2026-08-06
   days on market $537,990 Active 124 DOM
3. 2026-08-05
   days on market $537,990 Active 123 DOM
4. 2026-08-04
   days on market $537,990 Active 122 DOM
5. 2026-08-03
   pricedays on market $537,990 Active 121 DOM
6. 2026-07-31
   days on market $532,990 Active 118 DOM
7. 2026-07-30
   days on market $532,990 Active 117 DOM
8. 2026-07-30
   days on market $532,990 Active 116 DOM
9. 2026-07-28
   days on market $532,990 Active 115 DOM
10. 2026-07-26
    days on market $532,990 Active 113 DOM
11. 2026-07-24
    days on market $532,990 Active 111 DOM
12. 2026-07-23
    days on market $532,990 Active 110 DOM
13. 2026-07-22
    days on market $532,990 Active 109 DOM
14. 2026-07-21
    days on market $532,990 Active 108 DOM
15. 2026-07-20
    days on market $532,990 Active 107 DOM
16. 2026-07-18
    pricedays on market $532,990 Active 105 DOM
17. 2026-07-18
    days on market $530,990 Active 104 DOM
18. 2026-07-16
    days on market $530,990 Active 103 DOM
19. 2026-07-15
    days on market $530,990 Active 102 DOM
20. 2026-07-14
    days on market $530,990 Active 101 DOM
21. 2026-07-13
    days on market $530,990 Active 100 DOM
22. 2026-07-13
    days on market $530,990 Active 99 DOM
23. 2026-07-11
    pricedays on market $530,990 Active 98 DOM
24. 2026-07-10
    days on market $525,990 Active 97 DOM
25. 2026-07-09
    days on market $525,990 Active 96 DOM
26. 2026-07-07
    days on market $525,990 Active 94 DOM
27. 2026-07-06
    days on market $525,990 Active 93 DOM
28. 2026-07-06
    days on market $525,990 Active 92 DOM
29. 2026-07-05
    days on market $525,990 Active 91 DOM
30. 2026-07-03
    days on market $525,990 Active 90 DOM
31. 2026-07-02
    days on market $525,990 Active 89 DOM
32. 2026-07-01
    days on market $525,990 Active 88 DOM
33. 2026-06-30
    days on market $525,990 Active 87 DOM
34. 2026-06-29
    days on market $525,990 Active 86 DOM
35. 2026-06-28
    days on market $525,990 Active 85 DOM
36. 2026-06-27
    days on market $525,990 Active 84 DOM
37. 2026-06-26
    days on market $525,990 Active 83 DOM
38. 2026-06-24
    days on market $525,990 Active 81 DOM
39. 2026-06-22
    days on market $525,990 Active 79 DOM
40. 2026-06-21
    pricedays on market $525,990 Active 78 DOM
41. 2026-06-18
    days on market $523,990 Active 75 DOM
42. 2026-06-17
    days on market $523,990 Active 74 DOM
43. 2026-06-16
    days on market $523,990 Active 73 DOM
44. 2026-06-15
    days on market $523,990 Active 72 DOM
45. 2026-06-13
    pricedays on market $523,990 Active 70 DOM
46. 2026-06-09
    days on market $519,990 Active 66 DOM
47. 2026-06-08
    days on market $519,990 Active 65 DOM
48. 2026-06-07
    days on market $519,990 Active 64 DOM
49. 2026-06-04
    days on market $519,990 Active 61 DOM
50. 2026-06-03
    days on market $519,990 Active 60 DOM

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,720
• − Mortgage interest: −$34,659
• − Property taxes: −$9,281
• − Insurance: −$3,094
• − Repairs & maintenance: −$3,658
• − Management: −$3,658
• − Depreciation: −$18,000
• Taxable loss: −$26,628
• Est. tax savings @ 24.0%: +$6,391
• After-tax cash flow: $-8,801/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

Good 80/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a good balance of modern amenities and curb appeal, making it a strong candidate for both resale and rental markets.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Kitchen appliances — Upgrading appliances can increase the home's value and appeal to a broader market. ↑
• Both Primary bathroom vanity — Upgrading the vanity can improve the bathroom's functionality and aesthetics. ↑
• Both Bedroom carpet — Replacing worn-out carpet can improve the bedroom's comfort and appearance. ↑
• Both Solar panel maintenance — Ensuring solar panels are functioning properly can reduce energy costs and appeal to eco-conscious buyers/tenants. ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Winchester Elementary Middle Rancho Viejo Middle F CA #277/498 Nat'l #10,474/14,009 High Tahquitz High F CA #777/1,170 Nat'l #11,740/17,239

Schools (NCES district)

• District: Hemet Unified
• NCES district ID: 0616920
• Math proficiency: 19% ▼ -3.00%
• Reading proficiency: 41% ▲ 4.00%
• Median HH income: $39,962
• Composite: 25.16/100
• National rank: #7517
• State rank: #360 of 517 in CA

D Composite livability gradescore 52/100

Livability — Winchester

• Score: 52/100
• State rank: #992
• US rank: #24750

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Riverside County · 2,664,475 people
• City population: 38,981
• 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: 19% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Living area approximately 2,167
• Financial info: List price $517,990

Exterior

• Parking: 2 covered garage spaces (2 total parking spaces)
• Home design: Plan 2167 ModeledSingle-family plan (new construction)
• Construction: Built 2026 (new construction)
• Exterior features: Located in Winchester, CA

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: New construction plan home