605 Wildrose · San Jacinto, CA 92582

$476,900

4 bd · 2.0 ba · 1,830 sqft · SingleFamily public records · 54 Days on market

Built 2007 7,841 sqft lot $261/sqft · 13% below area Est $548k · 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 +13.4/15.0
• Appreciation +10.0/10.0
• Cash flow +5.4/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to this beautiful home in San Jacinto! Featuring a spacious floor plan with 4 bedrooms and 2 bathrooms, this property offers 1,830 sq ft of comfortable living space, built in 2007. Enjoy the freedom of no HOA while sitting on a generous 7,840 sq ft lot. Perfectly located near schools, entertainment, and everyday conveniences—this home combines comfort, space, and a prime location! Don’t miss out on this amazing opportunity!

Key facts

• 7,841 sq ft lot
• 2 garage spots
• Built 2007

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $477k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (38.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (38.7% below list).
• Recommended offer: $292k (38.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#467 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment D+, schools D-, amenities 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.
• Market conditions: 127 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 54 days — a 3% lower offer ($463k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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.
• Current owner paid $203k; list at $477k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $292,339 (38.7% 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 54 days. Have you received any prior offers? Is the seller open to a 39% 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. 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?
6. 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.
7. 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.
8. 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: 0.61% ✗
• Cap rate: 3.68%
• Cash-on-cash: -9.32%
• DSCR: 0.59
• GRM: 13.6

CMA / ARV

• ARV (median comp): $548,174
• List price: $476,900
• Delta: -13.00%
• 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
435 Maiden Cross Ct	0.10mi	4/3.0	1,890 (+3%)	3mo	$566,825	$300	84
1763 Makenna St	0.14mi	4/3.0	1,890 (+3%)	3mo	$529,990	$280	82
258 Holsteiner Cir	0.27mi	3/2.0 (-1)	1,759 (-4%)	1mo	$305,000	$173	75
1615 Westfork Way	0.44mi	3/2.0 (-1)	1,851 (+1%)	2mo	$506,870	$274	71
1852 Rogers Way	0.42mi	3/2.5 (-1)	1,908 (+4%)	3mo	$490,000	$257	64
1645 Westfork Way	0.42mi	3/2.0 (-1)	1,688 (-8%)	3mo	$485,823	$288	60
1580 Westfork Way	0.48mi	3/2.0 (-1)	1,688 (-8%)	0mo	$505,990	$300	60
1624 Westfork Way	0.46mi	3/2.0 (-1)	1,688 (-8%)	2mo	$500,189	$296	59
1685 Eastfork Way	0.33mi	3/2.0 (-1)	2,097 (+15%)	3mo	$553,656	$264	52
1259 Pardee	0.71mi	3/2.5 (-1)	1,894 (+4%)	3mo	$490,000	$259	52
165 Solana	0.55mi	3/2.0 (-1)	1,642 (-10%)	1mo	$465,000	$283	52
1656 Westfork Way	0.44mi	3/2.0 (-1)	2,097 (+15%)	1mo	$527,957	$252	50

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: 17.7%
• Equity multiple: 2.45×
• Total profit: $193,758
• Equity at exit: $429,629

10-year hold

• IRR: 16.7%
• Equity multiple: 5.66×
• Total profit: $622,675
• Equity at exit: $926,512

Cash invested: $133,532 (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: 127
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $2,923 high
• Mortgage (P&I): −$2,501
• Tax from tax record: −$647 /mo · $7,763/yr
• Insurance: −$199
• HOA: −$0
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $-1,037

Break-even live

Break-even rent $4,236

Max offer price $293,701

Occupancy floor —

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: $119,225
• Closing costs: $14,307
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1559 Park Meadows Dr San Jacinto, CA	3.0	2.0	1644	$2,675	$1.63	43d	1	0.24mi
2087 W 7th St San Jacinto, CA	4.0	2.0	1700	$3,100	$1.82	18d	1	0.42mi
1844 Paradise Way San Jacinto, CA	3.0	2.0	1540	$3,000	$1.95	43d	1	0.50mi
2158 Albatross Way San Jacinto, CA	4.0	2.0	2103	$3,000	$1.43	20d	1	0.54mi
1967 Connor Ln San Jacinto, CA	3.0	2.5	1708	$2,950	$1.73	7d	1	0.58mi
1185 Polzin Way San Jacinto, CA	5.0	3.0	1894	$1,000	$0.53	18d	1	0.78mi
1106 Don Carlos Ct San Jacinto, CA	3.0	2.0	1389	$2,999	$2.16	43d	1	0.83mi
1066 Birch Ln San Jacinto, CA	3.0	2.0	1785	$2,600	$1.46	4d	1	0.90mi
1109 Lee Ann Cir San Jacinto, CA	5.0	3.0	2536	$3,500	$1.38	43d	1	0.99mi
1245 Millie Dr Hemet, CA	3.0	2.0	1392	$2,850	$2.05	7d	1	1.12mi
2636 Red Pine St San Jacinto, CA	3.0	2.0	1895	$3,100	$1.64	1d	1	1.13mi

Listing history 18 events

1. 2026-04-02
   listed $476,900 Active 450-char remark

   Show marketing remark (450 chars)

   Welcome to this beautiful home in San Jacinto! Featuring a spacious floor plan with 4 bedrooms and 2 bathrooms, this property offers 1,830 sq ft of comfortable living space, built in 2007. Enjoy the freedom of no HOA while sitting on a generous 7,840 sq ft lot. Perfectly located near schools, entertainment, and everyday conveniences—this home combines comfort, space, and a prime location! Don’t miss out on this amazing opportunity!

2. 2026-01-23
   historical Active Under Contract
3. 2026-01-08
   listed $459,900 Active
4. 2025-10-20
   historical
5. 2025-08-01
   price $479,900
6. 2025-07-01
   listed $489,900 Active
7. 2022-12-06
   historical
8. 2015-06-04
   soldstatus $203,000 Closed Sale
9. 2015-06-04
   soldstatus $203,000
10. 2015-03-03
    historical Active Under Contract
11. 2015-01-17
    listed $203,000 Active
12. 2008-02-21
    historical
13. 2008-01-25
    listed $256,990
14. 2007-12-31
    historical
15. 2007-12-09
    price $275,395
16. 2007-11-13
    listed $300,141
17. 2007-11-01
    historical
18. 2007-10-04
    listed $299,990

ⓘ 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: $7,763 · $647/mo
• Projected year-2 tax: $7,763 · $647/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 8/10 Severe 7 d/yr ≥104°F today · 20 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: $35,081
• − Mortgage interest: −$26,714
• − Property taxes: −$7,763
• − Insurance: −$2,384
• − Repairs & maintenance: −$2,806
• − Management: −$2,806
• − Depreciation: −$13,873
• Taxable loss: −$21,267
• Est. tax savings @ 24.0%: +$5,104
• After-tax cash flow: $-7,341/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

+59.0% since first listed

18 events — show timeline

• 2026-04-02 Listed $476,900 CRMLS
• 2026-01-23 Contingent — CRMLS
• 2026-01-08 Listed $459,900 CRMLS
• 2025-10-20 Listing Removed — CRMLS
• 2025-08-01 Price Changed $479,900 CRMLS
• 2025-07-01 Listed $489,900 CRMLS
• 2022-12-06 Coming Soon — CRMLS
• 2015-06-04 Sold (Public Records) $203,000 Public Records
• 2015-06-04 Sold (MLS) $203,000 CRMLS
• 2015-03-03 Contingent — CRMLS
• 2015-01-17 Listed $203,000 CRMLS
• 2008-02-21 Listing Removed — CRMLS
• 2008-01-25 Listed $256,990 CRMLS
• 2007-12-31 Listing Removed — CRMLS
• 2007-12-09 Price Changed $275,395 CRMLS
• 2007-11-13 Listed $300,141 CRMLS
• 2007-11-01 Listing Removed — CRMLS
• 2007-10-04 Listed $299,990 CRMLS

Property tax history

+2.3%/yr

Latest (2025): $7,763 · +2.5% YoY. Source: county tax records.