594 Hyacinth Rd · San Jacinto, CA 92582

$480,000

4 bd · 3.0 ba · 2,765 sqft · SingleFamily public records · 480 Days on market

Built 2005 7,405 sqft lot $174/sqft · 13% below area Est $551k · 13% 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 +13.3/15.0
• Appreciation +10.0/10.0
• Cash flow +5.6/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +1.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Short Sale - Needs some TLC

Key facts

• 7,405 sq ft lot
• 3 garage spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $480k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (36.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $321k (33.2% below list).
• Recommended offer: $303k (36.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 63/100 on livability (#467 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment D+, amenities F, cost of living F.
• San Jacinto Unified (suburban): math 13% / reading 36% proficiency, ranked #421 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Megan Cope Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 694 students, 78% FRL); Monte Vista Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 913 students, 87% FRL); San Jacinto High (math 14% / reading 38%, grade F, #807 of 1,170 statewide, top 69%, 2,617 students, 85% FRL) — zoned schools average 83% FRL vs 68% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 124 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• In year one you build about $51k of equity ($3k loan paydown + $48k 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 ~$82k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 480 days — a 12% lower offer ($422k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $303,345 (36.8% 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 480 days. Have you received any prior offers? Is the seller open to a 37% 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: 0.67% ✗
• Cap rate: 3.79%
• Cash-on-cash: -8.93%
• DSCR: 0.60
• GRM: 12.5

CMA / ARV

• ARV (median comp): $550,610
• List price: $480,000
• Delta: -12.82%
• 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
230 Northwood	0.28mi	5/3.0 (+1)	2,765 (0%)	3mo	$570,000	$206	79
630 Drake Dr	0.06mi	5/4.0 (+1)	2,850 (+3%)	8mo	$555,000	$195	76
2873 Pansy	0.10mi	4/3.0	3,042 (+10%)	5mo	$548,000	$180	75
2889 Eureka	0.23mi	4/3.0	2,419 (-12%)	2mo	$485,000	$200	67
3094 Crooked Branch Way	0.37mi	4/4.0	2,867 (+4%)	8mo	$535,000	$187	65
3037 Shorthorn Dr	0.37mi	5/3.0 (+1)	2,483 (-10%)	2mo	$610,900	$246	59
569 Overleaf	0.28mi	4/4.0	3,127 (+13%)	3mo	$625,000	$200	59
710 Highlands Dr	0.32mi	5/3.0 (+1)	2,483 (-10%)	6mo	$626,900	$252	58
887 Longhorn Dr	0.36mi	5/3.0 (+1)	2,483 (-10%)	6mo	$621,900	$250	56
2760 Newcastle Way	0.09mi	5/4.0 (+1)	3,148 (+14%)	9mo	$560,000	$178	56
557 Peregrine Ln	0.21mi	3/3.0 (-1)	2,367 (-14%)	8mo	$512,888	$217	55
2287 Seagull	0.69mi	4/3.0	2,512 (-9%)	8mo	$575,000	$229	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.47×
• Total profit: $197,911
• Equity at exit: $432,422

10-year hold

• IRR: 16.9%
• Equity multiple: 5.71×
• Total profit: $633,262
• Equity at exit: $932,534

Cash invested: $134,400 (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 92582

• Home prices YoY: 7.1%
• Active inventory: 124
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $3,207 high
• Mortgage (P&I): −$2,517
• Tax from tax record: −$816 /mo · $9,794/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$673
• Net cashflow: $-1,000

Break-even live

Break-even rent $4,473

Max offer price $303,345

Occupancy floor —

Sensitivity live

Price	-10% $-728	-5% $-864	+0% $-1,000	+5% $-1,136	+10% $-1,272
Rent	-10% $-1,253	-5% $-1,127	+0% $-1,000	+5% $-873	+10% $-747
Rate	-1.0pp $-758	-0.5pp $-878	base $-1,000	+0.5pp $-1,124	+1.0pp $-1,251

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: $120,000
• Closing costs: $14,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2842 Hartley Pkwy San Jacinto, CA	4.0	3.0	2765	$1,050	$0.38	45d	1	0.08mi
3058 Shorthorn Dr San Jacinto, CA	5.0	2.0	2144	$3,500	$1.63	23d	1	0.41mi
2225 Butterfly Ct San Jacinto, CA	4.0	3.0	2723	$2,795	$1.03	45d	1	0.71mi
2158 Albatross Way San Jacinto, CA	4.0	2.0	2103	$3,000	$1.43	22d	1	0.76mi
2158 Albatross Way San Jacinto, CA	4.0	2.0	2103	$3,000	$1.43	1d	1	0.76mi
611 Winners Cir San Jacinto, CA	4.0	3.0	2903	$3,000	$1.03	17d	1	0.95mi
1224 Periwinkle Pl San Jacinto, CA	4.0	3.0	2723	$3,200	$1.18	16d	1	0.98mi
532 Bailey Ln San Jacinto, CA	4.0	3.0	2478	$4,200	$1.69	0d	1	1.38mi

Listing history 27 events

1. 2026-06-21
   days on market $480,000 Active 480 DOM
2. 2026-06-18
   days on market $480,000 Active 477 DOM
3. 2026-06-17
   days on market $480,000 Active 476 DOM
4. 2026-06-16
   days on market $480,000 Active 475 DOM
5. 2026-06-15
   days on market $480,000 Active 474 DOM
6. 2026-06-13
   days on market $480,000 Active 472 DOM
7. 2026-06-13
   days on market $480,000 Active 471 DOM
8. 2026-06-09
   days on market $480,000 Active 468 DOM
9. 2026-06-08
   days on market $480,000 Active 467 DOM
10. 2026-06-07
    days on market $480,000 Active 466 DOM
11. 2026-06-04
    days on market $480,000 Active 463 DOM
12. 2026-06-03
    days on market $480,000 Active 462 DOM
13. 2026-06-02
    days on market $480,000 Active 461 DOM
14. 2026-06-01
    days on market $480,000 Active 460 DOM
15. 2026-05-31
    days on market $480,000 Active 459 DOM
16. 2025-10-18
    status Active 27-char remark

    Show marketing remark (27 chars)

    Short Sale - Needs some TLC

17. 2025-10-18
    price $515,000 27-char remark

    Show marketing remark (27 chars)

    Short Sale - Needs some TLC

18. 2025-04-22
    historical Active Under Contract 27-char remark

    Show marketing remark (27 chars)

    Short Sale - Needs some TLC

19. 2025-04-17
    status Active 27-char remark

    Show marketing remark (27 chars)

    Short Sale - Needs some TLC

20. 2025-04-15
    historical Active Under Contract 27-char remark

    Show marketing remark (27 chars)

    Short Sale - Needs some TLC

21. 2025-04-03
    status Pending Sale 27-char remark

    Show marketing remark (27 chars)

    Short Sale - Needs some TLC

22. 2025-02-14
    listed $450,000 Active 27-char remark

    Show marketing remark (27 chars)

    Short Sale - Needs some TLC

23. 2023-01-31
    soldstatus $495,000 Closed Sale 1205-char remark

    Show marketing remark (1205 chars)

    Move in ready and maticulously maintained! Don't miss this 4 bedroom 3 bath plus bonus room home with an amazing floorplan! This home has RV Parking with a 10ft gate for easy accessability. The backyard is a lovely retreat with a stamped concrete patio and a two tiered alumawood cover, a place to relax throughout the entire day. This home has one bedroom downstairs with an adjoining full bath. Ceiling fans throughout plus dual zone heat and air that will keep you comfotable throughout the year. The kitchen has an open floor plan with plenty of natural sunlight, a walk in pantry, granite counters, a large center island plus an eat in kitchen. The Family room has a cozy gas log fireplace and is wired with surround sound speakers. Upstairs you will find the large main bedroom with large walk-in closet, double sinks, a seperate shower and spa tub. The secondary bedrooms are roomy and have plenty of closet space. This home has garage cabinets, a tankless hot water heater, insulated garage doors, a ring doorbell and motion lights. A garden shed and convenient garden boxes will assist you and your gardening skills. Walking distance to Large park and No HOA. This home is ready to make it yours!

24. 2023-01-24
    status Pending Sale 1205-char remark

    Show marketing remark (1205 chars)

    Move in ready and maticulously maintained! Don't miss this 4 bedroom 3 bath plus bonus room home with an amazing floorplan! This home has RV Parking with a 10ft gate for easy accessability. The backyard is a lovely retreat with a stamped concrete patio and a two tiered alumawood cover, a place to relax throughout the entire day. This home has one bedroom downstairs with an adjoining full bath. Ceiling fans throughout plus dual zone heat and air that will keep you comfotable throughout the year. The kitchen has an open floor plan with plenty of natural sunlight, a walk in pantry, granite counters, a large center island plus an eat in kitchen. The Family room has a cozy gas log fireplace and is wired with surround sound speakers. Upstairs you will find the large main bedroom with large walk-in closet, double sinks, a seperate shower and spa tub. The secondary bedrooms are roomy and have plenty of closet space. This home has garage cabinets, a tankless hot water heater, insulated garage doors, a ring doorbell and motion lights. A garden shed and convenient garden boxes will assist you and your gardening skills. Walking distance to Large park and No HOA. This home is ready to make it yours!

25. 2022-12-21
    historical Active Under Contract 1205-char remark

    Show marketing remark (1205 chars)

    Move in ready and maticulously maintained! Don't miss this 4 bedroom 3 bath plus bonus room home with an amazing floorplan! This home has RV Parking with a 10ft gate for easy accessability. The backyard is a lovely retreat with a stamped concrete patio and a two tiered alumawood cover, a place to relax throughout the entire day. This home has one bedroom downstairs with an adjoining full bath. Ceiling fans throughout plus dual zone heat and air that will keep you comfotable throughout the year. The kitchen has an open floor plan with plenty of natural sunlight, a walk in pantry, granite counters, a large center island plus an eat in kitchen. The Family room has a cozy gas log fireplace and is wired with surround sound speakers. Upstairs you will find the large main bedroom with large walk-in closet, double sinks, a seperate shower and spa tub. The secondary bedrooms are roomy and have plenty of closet space. This home has garage cabinets, a tankless hot water heater, insulated garage doors, a ring doorbell and motion lights. A garden shed and convenient garden boxes will assist you and your gardening skills. Walking distance to Large park and No HOA. This home is ready to make it yours!

26. 2022-11-14
    listed $500,000 Active 1205-char remark

    Show marketing remark (1205 chars)

    Move in ready and maticulously maintained! Don't miss this 4 bedroom 3 bath plus bonus room home with an amazing floorplan! This home has RV Parking with a 10ft gate for easy accessability. The backyard is a lovely retreat with a stamped concrete patio and a two tiered alumawood cover, a place to relax throughout the entire day. This home has one bedroom downstairs with an adjoining full bath. Ceiling fans throughout plus dual zone heat and air that will keep you comfotable throughout the year. The kitchen has an open floor plan with plenty of natural sunlight, a walk in pantry, granite counters, a large center island plus an eat in kitchen. The Family room has a cozy gas log fireplace and is wired with surround sound speakers. Upstairs you will find the large main bedroom with large walk-in closet, double sinks, a seperate shower and spa tub. The secondary bedrooms are roomy and have plenty of closet space. This home has garage cabinets, a tankless hot water heater, insulated garage doors, a ring doorbell and motion lights. A garden shed and convenient garden boxes will assist you and your gardening skills. Walking distance to Large park and No HOA. This home is ready to make it yours!

27. 2022-11-12
    historical $500,000 1205-char remark

    Show marketing remark (1205 chars)

    Move in ready and maticulously maintained! Don't miss this 4 bedroom 3 bath plus bonus room home with an amazing floorplan! This home has RV Parking with a 10ft gate for easy accessability. The backyard is a lovely retreat with a stamped concrete patio and a two tiered alumawood cover, a place to relax throughout the entire day. This home has one bedroom downstairs with an adjoining full bath. Ceiling fans throughout plus dual zone heat and air that will keep you comfotable throughout the year. The kitchen has an open floor plan with plenty of natural sunlight, a walk in pantry, granite counters, a large center island plus an eat in kitchen. The Family room has a cozy gas log fireplace and is wired with surround sound speakers. Upstairs you will find the large main bedroom with large walk-in closet, double sinks, a seperate shower and spa tub. The secondary bedrooms are roomy and have plenty of closet space. This home has garage cabinets, a tankless hot water heater, insulated garage doors, a ring doorbell and motion lights. A garden shed and convenient garden boxes will assist you and your gardening skills. Walking distance to Large park and No HOA. This home is ready to make it yours!

ⓘ 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: $9,794 · $816/mo
• Projected year-2 tax: $9,794 · $816/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 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,481
• − Mortgage interest: −$26,887
• − Property taxes: −$9,794
• − Insurance: −$2,400
• − Repairs & maintenance: −$3,078
• − Management: −$3,078
• − Depreciation: −$13,964
• Taxable loss: −$20,721
• Est. tax savings @ 24.0%: +$4,973
• After-tax cash flow: $-7,027/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: San Jacinto Unified
• NCES district ID: 0634440
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $43,560
• Composite: 20.94/100
• National rank: #8478
• State rank: #421 of 517 in CA

Livability — San Jacinto

• Score: 63/100
• State rank: #467
• US rank: #15889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Jacinto, CA
• City population: 33,778
• Population (ZIP): 22,732

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: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 22% White 19% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 58% Puerto Rican 1%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 21% · Canada, Vietnam
• Languages at home: 49% English-only · Spanish 49% Tagalog/Filipino 1% 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: ▲ 26.05%
• Current HPI: 393.657
• 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

+3.0% since first listed

12 events — show timeline

• 2025-10-18 Relisted — CRMLS
• 2025-10-18 Price Changed $515,000 CRMLS
• 2025-04-22 Contingent — CRMLS
• 2025-04-17 Relisted — CRMLS
• 2025-04-15 Contingent — CRMLS
• 2025-04-03 Pending — CRMLS
• 2025-02-14 Listed $450,000 CRMLS
• 2023-01-31 Sold (MLS) $495,000 CRMLS
• 2023-01-24 Pending — CRMLS
• 2022-12-21 Contingent — CRMLS
• 2022-11-14 Listed $500,000 CRMLS
• 2022-11-12 Coming Soon $500,000 CRMLS

Property tax history

+3.0%/yr

Latest (2025): $9,794 · +5.8% YoY. Source: county tax records.