Plan 5 Plan · Eastvale, CA 92880

$529,990

3 bd · 2.0 ba · 1,643 sqft · Condo · 99 Days on market

↓ 12% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Appreciation +5.9/10.0
• Schools +5.1/10.0
• Cash flow +4.5/30.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to this exquisite single-story home designed for modern living and comfort. . The open floor plan features a spacious great room that connects seamlessly to the dining area and a gourmet kitchen with an island and walk-in pantry, ideal for culinary enthusiasts. The covered deck off the great room provides extended space for entertaining. The primary bedroom is a private retreat with an en-suite bathroom, and walk-in closet. Two additional bedrooms, each with ample closet space, share a well-appointed second bathroom. The convenient and easy access laundry is great for busy lifestyle. This home combines style and functionality, creating the perfect setting for your family's new chapter.

Key facts

• Covered deck
• Open floor plan
• Walk-in closet

Tags

• OPEN FLOOR PLAN
• GOURMET KITCHEN
• WALK-IN PANTRY
• COVERED DECK
• EN-SUITE BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $529,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $616,724.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $530k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $411k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $359k (32.2% below list).
• Recommended offer: $359k (32.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#464 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Corona-Norco Unified (suburban): math 46% / reading 61% proficiency, ranked #312 of 1,400 in CA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Harada Elementary (1,267 students, 67% FRL); River Heights Intermediate (1,145 students, 70% FRL); Eleanor Roosevelt High (4,566 students, 66% FRL) — zoned schools average 68% FRL vs 35% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 96 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($4k loan paydown + $11k appreciation (1.7% local appreciation)).
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($482k) is reasonable based on typical stale-listing flexibility.

Recommended offer $359,117 (32.2% 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 99 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.58% ✗
• Cap rate: 3.18%
• Cash-on-cash: -11.12%
• DSCR: 0.51
• GRM: 14.3

CMA / ARV

• ARV (median comp): $616,724
• List price: $529,990
• Delta: -14.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

1.73% appreciation · 3.18% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.61×
• Total profit: $-67,266
• Equity at exit: $234,256

10-year hold

• IRR: -1.8%
• Equity multiple: 0.75×
• Total profit: $-42,335
• Equity at exit: $330,553

Cash invested: $172,683 (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 92880

• Home prices YoY: 0.5%
• Rents YoY: 3.2%
• Active inventory: 96
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $3,591 high
• Mortgage (P&I): −$3,234
• Tax est. 1.5%: −$771 /mo · $9,251/yr
• Insurance: −$257
• HOA est. from 2 same-building comps: −$175
• Vacancy / Maint / Mgmt: −$754
• Net cashflow: $-1,600

Break-even live

Break-even rent $5,617

Max offer price $385,199

Occupancy floor —

Sensitivity live

Price	-10% $-1,174	-5% $-1,387	+0% $-1,600	+5% $-1,813	+10% $-2,026
Rent	-10% $-1,884	-5% $-1,742	+0% $-1,600	+5% $-1,458	+10% $-1,316
Rate	-1.0pp $-1,289	-0.5pp $-1,443	base $-1,600	+0.5pp $-1,760	+1.0pp $-1,922

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: $154,181
• Closing costs: $18,502
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12967 Paradiso Dr #103 Eastvale, CA	3.0	3.5	1597	$6,400	$4.01	0d	1	0.15mi
12788 Bolsa Dr Eastvale, CA	4.0	3.5	1780	$3,550	$1.99	21d	1	0.17mi
6116 Snapdragon St Eastvale, CA	4.0	3.0	2096	$3,800	$1.81	20d	1	0.18mi
12774 Bolsa Dr Eastvale, CA	3.0	3.0	1772	$3,395	$1.92	18d	1	0.18mi
12782 Lomond Way Eastvale, CA	3.0	2.5	1775	$3,300	$1.86	45d	1	0.18mi
12766 Bolsa Dr Eastvale, CA	3.0	2.5	1772	$3,300	$1.86	45d	1	0.19mi
5942 Ginger Dr Eastvale, CA	3.0	2.5	1742	$3,000	$1.72	45d	1	0.21mi
5930 Ginger Dr Eastvale, CA	3.0	2.5	1554	$2,990	$1.92	45d	1	0.23mi
5954 Catskills Ct Eastvale, CA	2.0	2.5	1378	$3,500	$2.54	23d	1	0.26mi
13010 58th St Eastvale, CA	3.0	2.5	1554	$3,299	$2.12	16d	1	0.32mi
5929 Rockport Rd Eastvale, CA	3.0	2.5	1605	$3,300	$2.06	26d	1	0.37mi
12579 Ruvina Ln Eastvale, CA	2.0	2.5	1550	$2,850	$1.84	26d	1	0.50mi
12579 Ruvina Ln Eastvale, CA	2.0	2.5	1550	$2,850	$1.84	45d	1	0.50mi
12538 Tavira Ln Eastvale, CA	3.0	3.5	1583	$3,000	$1.90	6d	1	0.57mi
6371 Estrela Ln Eastvale, CA	3.0	4.0	1583	$3,500	$2.21	0d	1	0.60mi
6302 Ancora Ln Eastvale, CA	2.0	2.5	1211	$2,800	$2.31	45d	1	0.61mi
6395 Delgado Ln Eastvale, CA	3.0	3.0	1884	$3,250	$1.73	45d	1	0.67mi
12515 Celebration Dr Eastvale, CA	3.0	2.0	1760	$3,400	$1.93	45d	1	0.68mi
12432 Constellation St Unit 10 Eastvale, CA	3.0	2.5	1668	$3,150	$1.89	45d	1	0.70mi
12432 Constellation St Eastvale, CA	3.0	2.0	1668	$3,150	$1.89	45d	1	0.70mi
6400 Marbella Ln Eastvale, CA	4.0	2.5	2075	$3,600	$1.73	45d	1	0.71mi
12402 Constellation St Eastvale, CA	3.0	3.0	1499	$3,300	$2.20	45d	1	0.73mi
6337 Andromeda Ct Eastvale, CA	3.0	4.0	1513	$3,300	$2.18	26d	1	0.74mi
4029 E Perdido Privado Ontario, CA	2.0	2.0	1556	$3,200	$2.06	26d	1	0.76mi
6397 Peacock Ct Eastvale, CA	3.0	2.5	1668	$6,000	$3.60	0d	1	0.79mi
6386 Pegasus Ct Eastvale, CA	3.0	4.0	1500	$3,100	$2.07	26d	1	0.79mi
6366 Aquila Way Eastvale, CA	3.0	2.5	1681	$3,000	$1.78	45d	1	0.80mi
5464 W Homecoming Cir Eastvale, CA	1.0–3.0	1.5–3.0	1359	$4,299	$3.16	0d	22	0.90mi
4536 S Afton Privado Ontario, CA	2.0	2.0	1416	$3,500	$2.47	0d	1	1.00mi
4835 S Monarch Pl Ontario, CA	4.0	3.0	2236	$7,000	$3.13	26d	1	1.05mi
4130 E Malagon Privado #88 Ontario, CA	3.0	2.5	1389	$3,150	$2.27	26d	1	1.09mi
4282 S Malagon Privado Ontario, CA	3.0	2.5	1707	$3,300	$1.93	26d	1	1.11mi
4395 S Alegre Privado #2 Ontario, CA	3.0	2.5	1628	$3,600	$2.21	5d	1	1.13mi
4110 E Coronado Privado Ontario, CA	2.0	2.0	1193	$3,300	$2.77	23d	1	1.15mi
4209 S Malagon Privado Ontario, CA	3.0	2.5	1753	$3,400	$1.94	1d	1	1.18mi
4281 S Hermosa Paseo Ontario, CA	3.0	2.5	2111	$3,500	$1.66	0d	1	1.18mi
3977 E Huntington St Ontario, CA	3.0	2.5	1555	$3,200	$2.06	6d	1	1.23mi
7044 Moonray Ct Eastvale, CA	4.0	3.0	2162	$3,600	$1.67	26d	1	1.25mi
4243 E Rincon St Ontario, CA	3.0	2.5	1650	$3,500	$2.12	0d	1	1.26mi
12977 Radiance Ct Eastvale, CA	3.0	2.5	1719	$3,300	$1.92	45d	1	1.28mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $529,990 Active 99 DOM
2. 2026-06-18
   days on market $529,990 Active 96 DOM
3. 2026-06-17
   days on market $529,990 Active 95 DOM
4. 2026-06-16
   days on market $529,990 Active 94 DOM
5. 2026-06-15
   days on market $529,990 Active 93 DOM
6. 2026-06-13
   days on market $529,990 Active 91 DOM
7. 2026-06-13
   days on market $529,990 Active 90 DOM
8. 2026-06-09
   days on market $529,990 Active 87 DOM
9. 2026-06-08
   days on market $529,990 Active 86 DOM
10. 2026-06-07
    days on market $529,990 Active 85 DOM
11. 2026-06-04
    days on market $529,990 Active 82 DOM
12. 2026-06-03
    days on market $529,990 Active 81 DOM
13. 2026-06-02
    days on market $529,990 Active 80 DOM
14. 2026-06-01
    days on market $529,990 Active 79 DOM
15. 2026-05-31
    days on market $529,990 Active 78 DOM
16. 2026-05-09
    price $499,990 702-char remark

    Show marketing remark (702 chars)

    Welcome to this exquisite single-story home designed for modern living and comfort. . The open floor plan features a spacious great room that connects seamlessly to the dining area and a gourmet kitchen with an island and walk-in pantry, ideal for culinary enthusiasts. The covered deck off the great room provides extended space for entertaining. The primary bedroom is a private retreat with an en-suite bathroom, and walk-in closet. Two additional bedrooms, each with ample closet space, share a well-appointed second bathroom. The convenient and easy access laundry is great for busy lifestyle. This home combines style and functionality, creating the perfect setting for your family's new chapter.

17. 2026-04-28
    price $544,990 702-char remark

    Show marketing remark (702 chars)

    Welcome to this exquisite single-story home designed for modern living and comfort. . The open floor plan features a spacious great room that connects seamlessly to the dining area and a gourmet kitchen with an island and walk-in pantry, ideal for culinary enthusiasts. The covered deck off the great room provides extended space for entertaining. The primary bedroom is a private retreat with an en-suite bathroom, and walk-in closet. Two additional bedrooms, each with ample closet space, share a well-appointed second bathroom. The convenient and easy access laundry is great for busy lifestyle. This home combines style and functionality, creating the perfect setting for your family's new chapter.

18. 2026-04-17
    price $543,990 702-char remark

    Show marketing remark (702 chars)

    Welcome to this exquisite single-story home designed for modern living and comfort. . The open floor plan features a spacious great room that connects seamlessly to the dining area and a gourmet kitchen with an island and walk-in pantry, ideal for culinary enthusiasts. The covered deck off the great room provides extended space for entertaining. The primary bedroom is a private retreat with an en-suite bathroom, and walk-in closet. Two additional bedrooms, each with ample closet space, share a well-appointed second bathroom. The convenient and easy access laundry is great for busy lifestyle. This home combines style and functionality, creating the perfect setting for your family's new chapter.

19. 2026-03-22
    price $553,990 702-char remark

    Show marketing remark (702 chars)

    Welcome to this exquisite single-story home designed for modern living and comfort. . The open floor plan features a spacious great room that connects seamlessly to the dining area and a gourmet kitchen with an island and walk-in pantry, ideal for culinary enthusiasts. The covered deck off the great room provides extended space for entertaining. The primary bedroom is a private retreat with an en-suite bathroom, and walk-in closet. Two additional bedrooms, each with ample closet space, share a well-appointed second bathroom. The convenient and easy access laundry is great for busy lifestyle. This home combines style and functionality, creating the perfect setting for your family's new chapter.

20. 2026-03-14
    listed $566,990 Active 702-char remark

    Show marketing remark (702 chars)

    Welcome to this exquisite single-story home designed for modern living and comfort. . The open floor plan features a spacious great room that connects seamlessly to the dining area and a gourmet kitchen with an island and walk-in pantry, ideal for culinary enthusiasts. The covered deck off the great room provides extended space for entertaining. The primary bedroom is a private retreat with an en-suite bathroom, and walk-in closet. Two additional bedrooms, each with ample closet space, share a well-appointed second bathroom. The convenient and easy access laundry is great for busy lifestyle. This home combines style and functionality, creating the perfect setting for your family's new chapter.

ⓘ 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: $43,094
• − Mortgage interest: −$34,546
• − Property taxes: −$9,251
• − Insurance: −$3,084
• − Repairs & maintenance: −$3,448
• − Management: −$3,448
• − HOA: −$2,100
• − Depreciation: −$17,941
• Taxable loss: −$30,723
• Est. tax savings @ 24.0%: +$7,373
• After-tax cash flow: $-11,827/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: Corona-Norco Unified
• NCES district ID: 0609850
• Math proficiency: 46% ▲ 1.00%
• Reading proficiency: 61% ▬ 0.00%
• Median HH income: $83,380
• Composite: 50.72/100
• National rank: #3920
• State rank: #312 of 1400 in CA

Livability — Eastvale

• Score: 63/100
• State rank: #464
• US rank: #15853

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eastvale, CA
• County: Riverside County · 2,287,001 people
• City population: 75,043
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 75,043
• Household income: $151,155
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 713.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 39% Asian 27% White 22% Two or more races 15% Black 7% Native American 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Italian 2% Iranian 1% Lithuanian 1%
• Foreign-born: 27% · Canada, China, South Korea
• Languages at home: 56% English-only · Spanish 22% Chinese 10% Other Indo-European 5%

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: ▲ 1.73%
• Current HPI: 381.5903
• Rent YoY: ▲ 3.18%
• 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

Price history

-11.8% since first listed

5 events — show timeline

• 2026-05-09 Price Changed $499,990 Zillow
• 2026-04-28 Price Changed $544,990 Zillow
• 2026-04-17 Price Changed $543,990 Zillow
• 2026-03-22 Price Changed $553,990 Zillow
• 2026-03-14 Listed $566,990 Zillow