43898 White Sage Way · Temecula, CA 92590

$801,640

4 bd · 3.5 ba · 1,984 sqft · MultiFamily · 25 Days on market

Built 2026 Excellent condition

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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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +5.7/10.0
• Appreciation +5.1/10.0
• 1% rule +4.9/10.0
• Condition / age +4.8/5.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0

Listing remarks

Step through the front porch and into a home where thoughtful spaces inspire connection, curiosity and comfort. A first-floor bedroom with an ensuite bath offers privacy and flexibility, ideal for guests or multigenerational living. Upstairs, the open-concept kitchen, dining area and great room become the heart of the home, flowing effortlessly to a covered deck that brings the outdoors in and sets the scene for memorable gatherings. On the third floor, the primary suite features a spacious walk-in closet and restorative bath, complemented by two additional bedrooms and another full bath. Designed to uplift everyday living, each space invites you to celebrate life's moments, large and small

Key facts

• Covered deck
• Open concept kitchen
• Primary suite

Tags

• FIRST FLOOR BEDROOM
• ENSUITE BATH
• OPEN CONCEPT KITCHEN
• COVERED DECK
• PRIMARY SUITE
• WALK IN CLOSET

Property features AI

Finance

• Financial info: List price: $801,640

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family specification home (Spec); Plan name: 3

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bathroom
• Interior features: Open living area of approximately 1,984 (living area provided)

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath multifamily listed at $802k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $737 ($9k/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 $794k (0.9% below list).
• Recommended offer: $790k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.6% in Temecula — 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 71/100 on livability (#225 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: cost of living F, health & safety 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 rising fast (+4.6%/yr); 185 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• At $7,945/mo this rent would consume 112% of the median local household income ($85k/yr) (locally 130% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $7k of equity ($6k loan paydown + $1k appreciation (0.1% local appreciation)).
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.1% appreciation + 4.6% rent growth), your $224k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($790k) is reasonable based on typical stale-listing flexibility.

Recommended offer $789,615 (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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.99% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.94%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.13% appreciation · 4.6% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.18×
• Total profit: $41,431
• Equity at exit: $237,935

10-year hold

• IRR: 10.1%
• Equity multiple: 2.17×
• Total profit: $262,744
• Equity at exit: $290,163

Cash invested: $224,459 (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 92590

• Home prices YoY: 0.0%
• Rents YoY: 4.6%
• Active inventory: 185
• Price-to-rent: 38.1×

Monthly cashflow live

• Estimated rent: $7,945 medium
• Mortgage (P&I): −$4,204
• Tax est. 1.5%: −$1,002 /mo · $12,025/yr
• Insurance: −$334
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,668
• Net cashflow: $737

Break-even live

Break-even rent $7,013

Max offer price $801,640

Occupancy floor 86%

Sensitivity live

Price	-10% $1,291	-5% $1,014	+0% $737	+5% $460	+10% $183
Rent	-10% $109	-5% $423	+0% $737	+5% $1,050	+10% $1,364
Rate	-1.0pp $1,140	-0.5pp $940	base $737	+0.5pp $529	+1.0pp $318

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,752
▸ 3× units	2	1	$6,192
Total (4 units)			$7,945

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: $200,410
• Closing costs: $24,049
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28845 Pujol St Temecula, CA	1.0–3.0	1.0–2.5	1126	$3,820	$3.39	0d	18	0.54mi
43148 Avenida Cielo Temecula, CA	3.0	2.5	1834	$3,500	$1.91	0d	1	0.56mi
27985 Calle Casera Temecula, CA	3.0	2.5	1739	$3,400	$1.96	0d	1	0.59mi
43045 Calle Cristal Temecula, CA	3.0	2.5	1739	$3,100	$1.78	45d	1	0.61mi
43081 Avenida Amistad Temecula, CA	3.0	2.5	1739	$3,200	$1.84	6d	1	0.66mi
42942 Avenida Amistad Temecula, CA	3.0	2.5	1739	$3,100	$1.78	21d	1	0.68mi
42945 Avenida Amistad Temecula, CA	3.0	2.5	1739	$3,250	$1.87	45d	1	0.69mi
29575 Pujol St Temecula, CA	1.0–3.0	1.0–2.5	1110	$3,444	$3.10	0d	10	0.75mi
43590 W Ventana St Temecula, CA	1.0–3.0	1.0–3.0	1040	$3,540	$3.40	0d	7	0.90mi
42744 Azure St Temecula, CA	4.0	3.0	2014	$3,250	$1.61	14d	1	1.20mi
42752 Azure St Temecula, CA	3.0	2.5	1564	$3,095	$1.98	45d	1	1.21mi
42720 Azure St Temecula, CA	3.0	2.5	1974	$5,500	$2.79	25d	1	1.21mi
42450 Moraga Rd Temecula, CA	1.0–3.0	1.0–2.5	1051	$3,250	$3.09	0d	7	1.36mi
29495 Cara Way Temecula, CA	3.0	3.0	1407	$2,950	$2.10	45d	1	1.47mi

Listing history 13 events

1. 2026-06-21
   days on market $801,640 Active 25 DOM
2. 2026-06-17
   days on market $801,640 Active 22 DOM
3. 2026-06-16
   days on market $801,640 Active 21 DOM
4. 2026-06-15
   days on market $801,640 Active 20 DOM
5. 2026-06-13
   days on market $801,640 Active 18 DOM
6. 2026-06-09
   days on market $801,640 Active 14 DOM
7. 2026-06-08
   days on market $801,640 Active 13 DOM
8. 2026-06-07
   days on market $801,640 Active 12 DOM
9. 2026-06-04
   days on market $801,640 Active 9 DOM
10. 2026-06-03
    days on market $801,640 Active 8 DOM
11. 2026-06-02
    days on market $801,640 Active 7 DOM
12. 2026-06-01
    days on market $801,640 Active 6 DOM
13. 2026-05-31
    days on market $801,640 Active 5 DOM

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

Taxation est. · year 1

• Rental income: $95,340
• − Mortgage interest: −$44,904
• − Property taxes: −$12,025
• − Insurance: −$4,008
• − Repairs & maintenance: −$7,627
• − Management: −$7,627
• − Depreciation: −$23,320
• Taxable loss: −$4,172
• Est. tax savings @ 24.0%: +$1,001
• After-tax cash flow: $9,840/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 · 10 photos

Excellent 95/100 None rehab

This multi-family property presents as renovated and move-in ready, with excellent exterior condition and a well-maintained layout. Landscaping and interior updates would further enhance its value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhanced landscaping and curb appeal can increase both the resale and rental value of the property.
• Both Interior updates (kitchen, bathrooms, etc.) — Updating the interior spaces can significantly increase the property's value, making it more attractive to buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhanced landscaping and curb appeal can increase both the resale and rental value of the property. ↑
• Both Interior updates (kitchen, bathrooms, etc.) — Updating the interior spaces can significantly increase the property's value, making it more attractive to buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Temecula

• Score: 71/100
• State rank: #225
• US rank: #7291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Temecula, CA
• County: Riverside County · 2,287,001 people
• City population: 127,079
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 5,089
• Household income: $85,253
• Rent vs Own: 66.9% rent · 33.1% own
• Severe rent burden: 130.0

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: White 44% Hispanic / Latino 38% Two or more races 13% Asian 8% Black 3%
• Hispanic origin (detail): Mexican 32% Cuban 1%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 20% · Canada, Vietnam, China
• Languages at home: 61% English-only · Spanish 32% Tagalog/Filipino 2% Other Indo-European 2%

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: ▲ 0.13%
• Current HPI: 343.029
• Rent YoY: ▲ 4.60%
• 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