256 N Acacia · Blythe, CA 92225

$70,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 165 Days on market

Built 1948 0.48 ac lot $67/sqft · 63% below area

---

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 MLS

Investor special! Extra Large lot. rehab this one and add another one this lot!

Key facts

• Extra large lot
• 0.48 acre lot
• Built 1948

Tags

• EXTRA LARGE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.4% 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; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $484 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 2.06% ✓
• Cap rate: 17.36%
• Cash-on-cash: 39.53%
• DSCR: 2.76
• GRM: 4.1

CMA / ARV

• ARV (median comp): $191,135
• List price: $70,000
• Delta: -63.38%
• 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
951 E Ave. A	0.21mi	2/1.0 (-1)	1,003 (-4%)	1mo	$119,800	$119	78
934 E Avenue B	0.21mi	3/1.0	1,142 (+10%)	1mo	$120,000	$105	74
974 E Barnard St	0.16mi	3/2.0	1,084 (+4%)	10mo	$190,000	$175	73
160 N Date Rd	0.26mi	2/2.0 (-1)	964 (-7%)	3mo	$125,000	$130	64
722 E Wisconsin St	0.41mi	2/1.0 (-1)	1,041 (+0%)	16mo	$169,900	$163	62
321 Alice Ln	0.69mi	3/1.5	1,033 (-1%)	10mo	$189,900	$184	57
350 N Sola Ave	0.24mi	3/1.0	1,176 (+13%)	13mo	$200,000	$170	56
650 N 9th St	0.50mi	3/2.0	1,090 (+5%)	13mo	$247,000	$227	54
361 Alice Ln	0.72mi	3/1.5	1,006 (-3%)	9mo	$91,000	$90	52
431 N 8th St	0.36mi	3/1.0	1,176 (+13%)	22mo	$185,000	$157	43
381 S 7th St	0.64mi	3/1.0	936 (-10%)	20mo	$125,000	$134	36
451 S 6th St	0.74mi	3/1.0	1,146 (+10%)	22mo	$140,000	$122	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 35.8%
• Equity multiple: 2.52×
• Total profit: $29,802
• Equity at exit: $10,437

10-year hold

• IRR: 42.6%
• Equity multiple: 5.03×
• Total profit: $79,006
• Equity at exit: $6,052

Cash invested: $19,600 (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 92225

• Home prices YoY: -15.8%
• Active inventory: 189
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,439 high
• Mortgage (P&I): −$367
• Tax from tax record: −$95 /mo · $1,143/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $646

Break-even live

Break-even rent $622

Max offer price $70,000

Occupancy floor 50%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
460 River Valley Ave Blythe, CA	3.0	2.0	1344	$2,600	$1.93	13d	1	0.63mi
238 E Rice St Blythe, CA	2.0	1.0	800	$1,100	$1.38	43d	1	0.74mi
551 S 3rd St Blythe, CA	2.0–3.0	1.0–2.0	885	$1,120	$1.27	13d	9	0.94mi
450 W Barnard St Blythe, CA	2.0–3.0	1.0–2.0	935	$1,095	$1.17	13d	2	1.08mi
10340 E Vernon Ave Unit 1 Blythe, CA	2.0	1.0	800	$1,195	$1.49	13d	1	1.13mi
10340 E Vernon Ave Blythe, CA	2.0	1.0	800	$1,195	$1.49	43d	1	1.13mi
400 N Palm Dr Blythe, CA	2.0–3.0	1.0–1.5	928	$1,100	$1.18	13d	1	1.14mi
2200 E Donlon St Blythe, CA	2.0	2.0	952	$1,195	$1.26	13d	1	1.25mi
2200 E Donlon St Unit 2476 B Blythe, CA	3.0	2.0	1125	$1,395	$1.24	13d	1	1.25mi
2450 E Hobsonway Unit 40 Blythe, CA	4.0	2.0	1440	$1,700	$1.18	13d	1	1.41mi
2450 E Hobsonway #58 Blythe, CA	3.0	2.0	1440	$1,800	$1.25	13d	1	1.42mi

Listing history 29 events

1. 2026-06-19
   days on market $70,000 Active 165 DOM
2. 2026-06-18
   days on market $70,000 Active 164 DOM
3. 2026-06-17
   days on market $70,000 Active 163 DOM
4. 2026-06-16
   days on market $70,000 Active 162 DOM
5. 2026-06-15
   days on market $70,000 Active 161 DOM
6. 2026-06-14
   days on market $70,000 Active 159 DOM
7. 2026-06-12
   days on market $70,000 Active 158 DOM
8. 2026-06-09
   days on market $70,000 Active 155 DOM
9. 2026-06-08
   days on market $70,000 Active 154 DOM
10. 2026-06-07
    days on market $70,000 Active 153 DOM
11. 2026-06-07
    days on market $70,000 Active 152 DOM
12. 2026-06-04
    days on market $70,000 Active 149 DOM
13. 2026-06-02
    days on market $70,000 Active 148 DOM
14. 2026-06-01
    days on market $70,000 Active 147 DOM
15. 2026-05-31
    days on market $70,000 Active 146 DOM
16. 2026-05-31
    days on market $70,000 Active 145 DOM
17. 2026-03-17
    price $70,000 79-char remark

    Show marketing remark (79 chars)

    Investor special! Extra Large lot. rehab this one and add another one this lot!

18. 2026-03-17
    price $70,000 79-char remark

    Show marketing remark (79 chars)

    Investor special! Extra Large lot. rehab this one and add another one this lot!

19. 2026-01-22
    listed $80,000 Active 79-char remark

    Show marketing remark (79 chars)

    Investor special! Extra Large lot. rehab this one and add another one this lot!

20. 2026-01-05
    listed $80,000 Active 79-char remark

    Show marketing remark (79 chars)

    Investor special! Extra Large lot. rehab this one and add another one this lot!

21. 2022-02-14
    soldstatus $50,000 Closed Sale
22. 2022-02-14
    soldstatus $50,000
23. 2022-01-26
    historical Active Under Contract
24. 2022-01-14
    listed $49,000 Active
25. 2017-11-08
    soldstatus $28,000 Closed Sale
26. 2017-10-23
    status Pending Sale
27. 2017-10-17
    price $29,000
28. 2017-10-11
    price $45,000
29. 2017-10-09
    listed $60,000 Active

ⓘ 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: $1,143 · $95/mo
• Projected year-2 tax: $1,143 · $95/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥116°F today · 19 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: $17,273
• − Mortgage interest: −$3,921
• − Property taxes: −$1,143
• − Insurance: −$350
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$2,036
• Taxable income: $7,058
• Est. tax owed @ 24.0%: −$1,694
• After-tax cash flow: $6,053/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

+16.7% since first listed

13 events — show timeline

• 2026-03-17 Price Changed $70,000 CRMLS
• 2026-03-17 Price Changed $70,000 CRMLS
• 2026-01-22 Listed $80,000 CRMLS
• 2026-01-05 Listed $80,000 CRMLS
• 2022-02-14 Sold (Public Records) $50,000 Public Records
• 2022-02-14 Sold (MLS) $50,000 CRMLS
• 2022-01-26 Contingent — CRMLS
• 2022-01-14 Listed $49,000 CRMLS
• 2017-11-08 Sold (MLS) $28,000 CRMLS
• 2017-10-23 Pending — CRMLS
• 2017-10-17 Price Changed $29,000 CRMLS
• 2017-10-11 Price Changed $45,000 CRMLS
• 2017-10-09 Listed $60,000 CRMLS

Property tax history

+5.7%/yr

Latest (2025): $1,143 · -0.9% YoY. Source: county tax records.