35630 Bryce · French Valley, CA 92596

$695,000

4 bd · 3.0 ba · 2,660 sqft · SingleFamily public records · 60 Days on market

Built 2005 9,583 sqft lot $261/sqft · at area comps Est $717k · at est.

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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 +8.9/15.0
• Cash flow +6.0/30.0
• Schools +5.7/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +0.7/10.0
• DSCR +0.3/10.0

Listing remarks MLS

This four bedroom three bath home with dedicated office is well located in north Winchester close to HWY 79 for those who need to commute to work. No HOA and lower taxes than many surrounding communities. Attractive curb appeal is accented by the mature trees and stack stone facade and a cozy front porch. The interior is expansive and bright with ample windows and wood laminate floors throughout most of the home. The hidden staircase is a nice builder feature that helps you maximize furniture placement. Other terrific features include a bedroom and full bath downstairs for guests or visiting relatives, upstairs, an enviable office workspace with glass french doors, that could easily be a 5th bedroom. The island kitchen offers a walk in pantry, slab granite countertops and maple finish cabinetry. The kitchen and adjoining family room overlook the backyard with a sparkling pool and plenty of space for deck chairs. The sloping lot creates a sense of privacy with no rear neighbors. The Primary suite upstairs is spacious and will inspire you to create a quiet space to relax and recharge. Dual vanities, a soaking tub and walk in shower as well as two walk in closets. The gated RV access has 26' in front of the gate and additional space beyond for those who have lots of toys. Located in the desirable Temecula School District.

Key facts

• Hidden staircase
• Island kitchen
• Dedicated office

Tags

• DEDICATED OFFICE
• HIDDEN STAIRCASE
• ISLAND KITCHEN
• WALK IN PANTRY
• SLAB GRANITE COUNTERTOPS
• MAPLE FINISH CABINETRY

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $695k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $458k (34.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $396k (43.1% below list).
• Recommended offer: $396k (43.1% below list) — sets the bar for 1% rule.

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: schools D-, crime D-, amenities 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.
• Market conditions: Rents soft (-0.8%/yr); 352 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 36% 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 $74k of equity ($5k loan paydown + $70k 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 ~$119k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($674k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $40k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $220k; list at $695k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $395,704 (43.1% 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 60 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.57% ✗
• Cap rate: 3.98%
• Cash-on-cash: -8.28%
• DSCR: 0.63
• GRM: 14.6

CMA / ARV

• ARV (median comp): $717,090
• List price: $695,000
• Delta: -3.08%
• 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
32185 Bandelier	0.18mi	4/3.5	2,712 (+2%)	3mo	$722,000	$266	84
32101 Daisy Dr	0.22mi	4/3.0	2,740 (+3%)	1mo	$715,000	$261	84
32143 Daisy Dr	0.22mi	4/3.0	2,740 (+3%)	2mo	$825,000	$301	83
36035 Pepperdine Ct	0.42mi	4/2.5	2,628 (-1%)	1mo	$879,900	$335	75
35594 Porcelain Ct	0.08mi	4/3.0	2,995 (+13%)	1mo	$760,000	$254	74
32224 Geranium St	0.55mi	4/2.5	2,596 (-2%)	0mo	$700,000	$270	68
35610 Denver	0.54mi	4/2.5	2,743 (+3%)	3mo	$680,000	$248	65
32502 Cherokee Rose St	0.53mi	3/2.5 (-1)	2,560 (-4%)	0mo	$815,000	$318	62
31961 Honeysuckle Cir	0.51mi	4/3.0	2,877 (+8%)	1mo	$675,000	$235	62
32743 Cherokee Rose	0.64mi	4/2.5	2,909 (+9%)	0mo	$910,000	$313	52
31363 Mccartney Dr	0.66mi	4/3.0	2,345 (-12%)	0mo	$610,000	$260	49
35421 Birchbrook	0.65mi	3/2.5 (-1)	2,909 (+9%)	3mo	$939,000	$323	45

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: 17.8%
• Equity multiple: 2.45×
• Total profit: $281,288
• Equity at exit: $626,111

10-year hold

• IRR: 16.2%
• Equity multiple: 5.49×
• Total profit: $874,517
• Equity at exit: $1,350,232

Cash invested: $194,600 (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 92596

• Home prices YoY: 3.9%
• Rents YoY: -0.8%
• Active inventory: 352
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $3,957 high
• Mortgage (P&I): −$3,645
• Tax from tax record: −$534 /mo · $6,408/yr
• Insurance: −$290
• HOA: −$0
• Vacancy / Maint / Mgmt: −$831
• Net cashflow: $-1,342

Break-even live

Break-even rent $5,656

Max offer price $457,897

Occupancy floor —

Sensitivity live

Price	-10% $-949	-5% $-1,145	+0% $-1,342	+5% $-1,539	+10% $-1,736
Rent	-10% $-1,655	-5% $-1,498	+0% $-1,342	+5% $-1,186	+10% $-1,030
Rate	-1.0pp $-992	-0.5pp $-1,165	base $-1,342	+0.5pp $-1,522	+1.0pp $-1,705

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: $173,750
• Closing costs: $20,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35350 Marabella Ct Unit 35350 Winchester, CA	3.0	2.5	1925	$3,300	$1.71	0d	1	0.54mi
36264 Capri Dr Winchester, CA	4.0	2.5	1999	$3,300	$1.65	19d	1	0.78mi
32689 Cottonwood Rd Winchester, CA	4.0	2.5	3157	$4,100	$1.30	44d	1	1.05mi
34580 Sourwood Way Winchester, CA	4.0	3.0	2800	$3,200	$1.14	44d	1	1.06mi
33014 Marin Fields Rd Winchester, CA	4.0	2.0	1779	$3,795	$2.13	44d	1	1.38mi
34715 Ribbon Grass Way Murrieta, CA	4.0	3.0	2319	$3,800	$1.64	0d	1	1.48mi

Listing history 28 events

1. 2026-06-21
   days on market $695,000 Active 60 DOM
2. 2026-06-18
   days on market $695,000 Active 57 DOM
3. 2026-06-17
   days on market $695,000 Active 56 DOM
4. 2026-06-16
   days on market $695,000 Active 55 DOM
5. 2026-06-15
   days on market $695,000 Active 54 DOM
6. 2026-06-13
   days on market $695,000 Active 52 DOM
7. 2026-06-09
   days on market $695,000 Active 48 DOM
8. 2026-06-08
   days on market $695,000 Active 47 DOM
9. 2026-06-07
   days on market $695,000 Active 46 DOM
10. 2026-06-04
    days on market $695,000 Active 43 DOM
11. 2026-06-03
    days on market $695,000 Active 42 DOM
12. 2026-06-02
    days on market $695,000 Active 41 DOM
13. 2026-06-01
    days on market $695,000 Active 40 DOM
14. 2026-05-31
    days on market $695,000 Active 39 DOM
15. 2026-04-22
    listed $735,000 Active 1340-char remark

    Show marketing remark (1340 chars)

    This four bedroom three bath home with dedicated office is well located in north Winchester close to HWY 79 for those who need to commute to work. No HOA and lower taxes than many surrounding communities. Attractive curb appeal is accented by the mature trees and stack stone facade and a cozy front porch. The interior is expansive and bright with ample windows and wood laminate floors throughout most of the home. The hidden staircase is a nice builder feature that helps you maximize furniture placement. Other terrific features include a bedroom and full bath downstairs for guests or visiting relatives, upstairs, an enviable office workspace with glass french doors, that could easily be a 5th bedroom. The island kitchen offers a walk in pantry, slab granite countertops and maple finish cabinetry. The kitchen and adjoining family room overlook the backyard with a sparkling pool and plenty of space for deck chairs. The sloping lot creates a sense of privacy with no rear neighbors. The Primary suite upstairs is spacious and will inspire you to create a quiet space to relax and recharge. Dual vanities, a soaking tub and walk in shower as well as two walk in closets. The gated RV access has 26' in front of the gate and additional space beyond for those who have lots of toys. Located in the desirable Temecula School District.

16. 2011-03-17
    soldstatus $220,000 Closed 264-char remark

    Show marketing remark (264 chars)

    COME SEE THIS NICE HOME IN WINCHESTER CALIFORNIA: THIS NICE HOME FEATURES 4 BEDROOMS 3 BATHS LIVINGROOM FAMILYROOM FIREPLACE KITCHEN LAUNDRYROOM 2 CAR GARAGE BIG BACK YARD 2005 BUILT 2660 SQ FT 9583 SQ FT LOT AND MUCH MORE COME AND SEE YOU WILL BE GLAD YOU DID. .

17. 2011-01-19
    status Pending 264-char remark

    Show marketing remark (264 chars)

    COME SEE THIS NICE HOME IN WINCHESTER CALIFORNIA: THIS NICE HOME FEATURES 4 BEDROOMS 3 BATHS LIVINGROOM FAMILYROOM FIREPLACE KITCHEN LAUNDRYROOM 2 CAR GARAGE BIG BACK YARD 2005 BUILT 2660 SQ FT 9583 SQ FT LOT AND MUCH MORE COME AND SEE YOU WILL BE GLAD YOU DID. .

18. 2011-01-06
    status Backup Offers Accepted 264-char remark

    Show marketing remark (264 chars)

    COME SEE THIS NICE HOME IN WINCHESTER CALIFORNIA: THIS NICE HOME FEATURES 4 BEDROOMS 3 BATHS LIVINGROOM FAMILYROOM FIREPLACE KITCHEN LAUNDRYROOM 2 CAR GARAGE BIG BACK YARD 2005 BUILT 2660 SQ FT 9583 SQ FT LOT AND MUCH MORE COME AND SEE YOU WILL BE GLAD YOU DID. .

19. 2010-12-30
    price $224,900 264-char remark

    Show marketing remark (264 chars)

    COME SEE THIS NICE HOME IN WINCHESTER CALIFORNIA: THIS NICE HOME FEATURES 4 BEDROOMS 3 BATHS LIVINGROOM FAMILYROOM FIREPLACE KITCHEN LAUNDRYROOM 2 CAR GARAGE BIG BACK YARD 2005 BUILT 2660 SQ FT 9583 SQ FT LOT AND MUCH MORE COME AND SEE YOU WILL BE GLAD YOU DID. .

20. 2010-12-13
    price $229,900 264-char remark

    Show marketing remark (264 chars)

    COME SEE THIS NICE HOME IN WINCHESTER CALIFORNIA: THIS NICE HOME FEATURES 4 BEDROOMS 3 BATHS LIVINGROOM FAMILYROOM FIREPLACE KITCHEN LAUNDRYROOM 2 CAR GARAGE BIG BACK YARD 2005 BUILT 2660 SQ FT 9583 SQ FT LOT AND MUCH MORE COME AND SEE YOU WILL BE GLAD YOU DID. .

21. 2010-11-16
    price $239,900 264-char remark

    Show marketing remark (264 chars)

    COME SEE THIS NICE HOME IN WINCHESTER CALIFORNIA: THIS NICE HOME FEATURES 4 BEDROOMS 3 BATHS LIVINGROOM FAMILYROOM FIREPLACE KITCHEN LAUNDRYROOM 2 CAR GARAGE BIG BACK YARD 2005 BUILT 2660 SQ FT 9583 SQ FT LOT AND MUCH MORE COME AND SEE YOU WILL BE GLAD YOU DID. .

22. 2010-10-20
    price $249,900 264-char remark

    Show marketing remark (264 chars)

    COME SEE THIS NICE HOME IN WINCHESTER CALIFORNIA: THIS NICE HOME FEATURES 4 BEDROOMS 3 BATHS LIVINGROOM FAMILYROOM FIREPLACE KITCHEN LAUNDRYROOM 2 CAR GARAGE BIG BACK YARD 2005 BUILT 2660 SQ FT 9583 SQ FT LOT AND MUCH MORE COME AND SEE YOU WILL BE GLAD YOU DID. .

23. 2010-09-08
    price $264,900 264-char remark

    Show marketing remark (264 chars)

    COME SEE THIS NICE HOME IN WINCHESTER CALIFORNIA: THIS NICE HOME FEATURES 4 BEDROOMS 3 BATHS LIVINGROOM FAMILYROOM FIREPLACE KITCHEN LAUNDRYROOM 2 CAR GARAGE BIG BACK YARD 2005 BUILT 2660 SQ FT 9583 SQ FT LOT AND MUCH MORE COME AND SEE YOU WILL BE GLAD YOU DID. .

24. 2010-08-19
    listed $279,900 Active 264-char remark

    Show marketing remark (264 chars)

    COME SEE THIS NICE HOME IN WINCHESTER CALIFORNIA: THIS NICE HOME FEATURES 4 BEDROOMS 3 BATHS LIVINGROOM FAMILYROOM FIREPLACE KITCHEN LAUNDRYROOM 2 CAR GARAGE BIG BACK YARD 2005 BUILT 2660 SQ FT 9583 SQ FT LOT AND MUCH MORE COME AND SEE YOU WILL BE GLAD YOU DID. .

25. 2006-06-23
    soldstatus $453,255
26. 2005-12-06
    listed $453,255
27. 2005-11-30
    historical
28. 2005-10-14
    listed $453,255

ⓘ 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: $6,408 · $534/mo
• Projected year-2 tax: $6,408 · $534/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 D · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 4 d/yr ≥104°F today · 11 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: $47,484
• − Mortgage interest: −$38,931
• − Property taxes: −$6,408
• − Insurance: −$3,475
• − Repairs & maintenance: −$3,799
• − Management: −$3,799
• − Depreciation: −$20,218
• Taxable loss: −$29,145
• Est. tax savings @ 24.0%: +$6,995
• After-tax cash flow: $-9,111/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
• 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

+62.2% since first listed

14 events — show timeline

• 2026-04-22 Listed $735,000 CRMLS
• 2011-03-17 Sold (MLS) $220,000 CRMLS
• 2011-01-19 Pending — CRMLS
• 2011-01-06 Pending — CRMLS
• 2010-12-30 Price Changed $224,900 CRMLS
• 2010-12-13 Price Changed $229,900 CRMLS
• 2010-11-16 Price Changed $239,900 CRMLS
• 2010-10-20 Price Changed $249,900 CRMLS
• 2010-09-08 Price Changed $264,900 CRMLS
• 2010-08-19 Listed $279,900 CRMLS
• 2006-06-23 Sold (MLS) $453,255 CRMLS
• 2005-12-06 Listed $453,255 CRMLS
• 2005-11-30 Listing Removed — CRMLS
• 2005-10-14 Listed $453,255 CRMLS

Property tax history

+0.1%/yr

Latest (2025): $6,408 · +1.7% YoY. Source: county tax records.