2450 E Hobsonway #64 · Blythe, CA 92225

$82,000

2 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 19 Days on market

Built 2005 ↓ 9% since listing

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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 +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated 3-bedroom, 2-bath home located in a desirable family-friendly community in Blythe. Offering a spacious open-concept floor plan with vaulted ceilings and attractive laminate wood flooring throughout, this home combines comfort, style, and functionality. The remodeled kitchen features granite countertops, decorative tile backsplash, abundant wood cabinetry, and generous storage space. Both bathrooms have been tastefully renovated with decorative mirrors, updated lighting fixtures, and full bathtubs, while the spacious primary suite includes a large soaking tub for the perfect place to unwind. Step outside to enjoy the expansive covered patio, ideal for ente

Key facts

• Remodeled kitchen
• Granite countertops
• Community pool

Tags

• OPEN-CONCEPT FLOOR PLAN
• REMODELED KITCHEN
• GRANITE COUNTERTOPS
• DECORATIVE TILE BACKSPLASH
• ABUNDANT WOOD CABINETRY
• SPACIOUS PRIMARY SUITE

Property features AI

Finance

• Other: Roads are paved; Use GPS for directions; Listing last updated May 31, 2026
• HOA & community: Part of an association; Located in El Rancho Mobile Home Estate; Community features include hiking; Land lease: $550

Exterior

• Parking: Concrete driveway; Covered parking; Paved parking; Attached carport; Carport; RV potential
• Security: Grab bars in bathroom(s); Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public/district water connected; Sewer connected and paid; Propane available; Standard electric service; Cable connected; Electricity connected
• Home design: Single-story home; One entry level; Mobile home remains (24' x 50'); Turnkey condition; Has a view; Composition roof
• Construction: Composition roof; Quake bracing foundation; Pillar/post/pier foundation; FHA approved foundation
• Exterior features: Covered front and rear porches; Open patio and covered patio; Patio; Exterior lighting; In-ground community pool (fenced, heated/passively heated); Yard; Desert front and back landscaping; Wood/siding skirt

Interior

• Kitchen: Gas cooktop; Gas range/oven; Refrigerator; Dishwasher; Garbage disposal; Utility sink; Open to family room; Granite counters
• Bedrooms: Primary bedroom; All bedrooms on one level
• Flooring: Tile; Laminate
• Bathrooms: 2 full bathrooms; Upgraded finishes; Soaking tub; Separate tub and shower; Shower in tub; Bathtub; Vanity area; Closet in bathroom; Exhaust fan(s); Main floor full bath; Shower
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Furnished; High ceilings (9+ feet); Open floor plan; Pantry; Living room deck attached; Storage space; Cathedral/vaulted ceilings; Granite counters; Sliding glass doors; Shutters and window screens; Carbon monoxide and smoke detectors; Turnkey condition
• Laundry & utility: Laundry in an individual room; Washer included; Dryer included; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $82k.

Deal economics

• At list price, monthly cash flow is $782 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $81k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.7% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $567 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,770 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.99% ✓
• Cap rate: 17.74%
• Cash-on-cash: 40.88%
• DSCR: 2.82
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 37.4%
• Equity multiple: 2.59×
• Total profit: $36,514
• Equity at exit: $12,226

10-year hold

• IRR: 43.9%
• Equity multiple: 5.18×
• Total profit: $95,888
• Equity at exit: $7,090

Cash invested: $22,960 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,630 medium
• Mortgage (P&I): −$430
• Tax from tax record: −$42 /mo · $501/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $782

Break-even live

Break-even rent $640

Max offer price $82,000

Occupancy floor 47%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2450 E Hobsonway #58 Blythe, CA	3.0	2.0	1440	$1,800	$1.25	13d	1	0.02mi
2200 E Donlon St Blythe, CA	2.0	2.0	952	$1,195	$1.26	13d	1	0.31mi
2200 E Donlon St Unit 2476 B Blythe, CA	3.0	2.0	1125	$1,395	$1.24	13d	1	0.31mi
460 River Valley Ave Blythe, CA	3.0	2.0	1344	$2,600	$1.93	13d	1	1.31mi

Listing history 15 events

1. 2026-06-19
   days on market $82,000 Active 19 DOM
2. 2026-06-18
   days on market $82,000 Active 18 DOM
3. 2026-06-17
   days on market $82,000 Active 17 DOM
4. 2026-06-16
   days on market $82,000 Active 16 DOM
5. 2026-06-15
   days on market $82,000 Active 15 DOM
6. 2026-06-14
   days on market $82,000 Active 13 DOM
7. 2026-06-12
   days on market $82,000 Active 12 DOM
8. 2026-06-09
   days on market $82,000 Active 9 DOM
9. 2026-06-08
   days on market $82,000 Active 8 DOM
10. 2026-06-07
    days on market $82,000 Active 7 DOM
11. 2026-06-07
    days on market $82,000 Active 6 DOM
12. 2026-06-04
    days on market $82,000 Active 3 DOM
13. 2026-06-02
    days on market $82,000 Active 2 DOM
14. 2026-05-31
    remarks 699-char remark
15. 2026-05-31
    listed $82,000 Active 1 DOM

ⓘ 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: $501 · $42/mo
• Projected year-2 tax: $623 · $52/mo
• Expected delta: +$123/yr (+$10/mo · 24.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥116°F today · 20 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: $19,565
• − Mortgage interest: −$4,593
• − Property taxes: −$501
• − Insurance: −$410
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$2,385
• Taxable income: $8,545
• Est. tax owed @ 24.0%: −$2,051
• After-tax cash flow: $7,335/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

-8.8% since first listed

9 events — show timeline

• 2026-05-31 Listed $82,000 CRMLS
• 2009-01-27 Listing Removed — GPSMLS
• 2008-10-16 Listed $67,500 GPSMLS
• 2008-10-04 Listing Removed — GPSMLS
• 2008-04-04 Listed $67,500 GPSMLS
• 2007-07-20 Listing Removed — GPSMLS
• 2007-04-20 Listed $79,900 GPSMLS
• 2007-04-19 Listing Removed — GPSMLS
• 2006-11-20 Listed $89,900 GPSMLS

Property tax history

-1.8%/yr

Latest (2025): $501 · -0.9% YoY. Source: county tax records.