251 S Colorado Riv #38 · Blythe, CA 92225

$45,000

2 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 112 Days on market

Built 1979 $35/sqft · 6% above area Est $43k · 6% over ↓ 2% since listing

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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 +4.9/15.0
• 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

If you’ve been looking for an affordable river home to enjoy full or part-time, this is the one you’ve been waiting for. It’s located at the Blythe Marina Estates, a manufactured home neighborhood, that is a stone’s throw away from the Colorado River. Park amenities include a clubhouse for large gatherings, and a community pool. And a launch ramp right across the street allows for quick and easy river access. The home itself is move-in ready and features laminate flooring, upgraded cabinets, large covered front porch, a fenced yard, and covered carport. At this price point it won’t last long, make it yours today!

Key facts

• Clubhouse
• Community pool
• Fenced yard

Tags

• BLYTHE MARINA ESTATES
• CLUBHOUSE
• COMMUNITY POOL
• LAUNCH RAMP
• FENCED YARD
• COVERED CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.
• Cap rate 36.6% 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; 1 comparable units currently listed for rent nearby; 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $4k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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: 4.00% ✓
• Cap rate: 36.55%
• Cash-on-cash: 108.06%
• DSCR: 5.81
• GRM: 2.1

CMA / ARV

• ARV (median comp): $42,525
• List price: $45,000
• Delta: 5.82%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
251 S Colorado River Rd #47	0.10mi	2/2.0	1,368 (+6%)	4mo	$55,000	$40	82
251 S Colorado River Rd #72	0.04mi	2/2.0	1,368 (+6%)	9mo	$9,000	$7	82
251 S Colorado River Rd #82	0.00mi	2/1.0	1,368 (+6%)	23mo	$18,000	$13	68
50202 Ehrenberg Poston Hwy Unit G5	0.67mi	3/2.0 (+1)	1,400 (+8%)	11mo	$110,000	$79	41

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: —
• Equity multiple: 6.16×
• Total profit: $64,988
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 12.88×
• Total profit: $149,698
• Equity at exit: $3,891

Cash invested: $12,600 (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: 2.1×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$33 /mo · $391/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $1,135

Break-even live

Break-even rent $364

Max offer price $45,000

Occupancy floor 32%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2450 E Hobsonway #58 Blythe, CA	3.0	2.0	1440	$1,800	$1.25	13d	1	1.38mi

Listing history 24 events

1. 2026-06-19
   days on market $45,000 Active 112 DOM
2. 2026-06-18
   days on market $45,000 Active 111 DOM
3. 2026-06-17
   days on market $45,000 Active 110 DOM
4. 2026-06-16
   days on market $45,000 Active 109 DOM
5. 2026-06-15
   days on market $45,000 Active 108 DOM
6. 2026-06-14
   days on market $45,000 Active 106 DOM
7. 2026-06-12
   days on market $45,000 Active 105 DOM
8. 2026-06-09
   days on market $45,000 Active 102 DOM
9. 2026-06-08
   days on market $45,000 Active 101 DOM
10. 2026-06-07
    days on market $45,000 Active 100 DOM
11. 2026-06-07
    pricedays on market $45,000 Active 99 DOM
12. 2026-06-04
    days on market $48,900 Active 96 DOM
13. 2026-06-02
    days on market $48,900 Active 95 DOM
14. 2026-06-01
    days on market $48,900 Active 94 DOM
15. 2026-05-31
    days on market $48,900 Active 93 DOM
16. 2026-05-31
    days on market $48,900 Active 92 DOM
17. 2026-02-27
    listed $48,900 Active 650-char remark

    Show marketing remark (650 chars)

    If you’ve been looking for an affordable river home to enjoy full or part-time, this is the one you’ve been waiting for. It’s located at the Blythe Marina Estates, a manufactured home neighborhood, that is a stone’s throw away from the Colorado River. Park amenities include a clubhouse for large gatherings, and a community pool. And a launch ramp right across the street allows for quick and easy river access. The home itself is move-in ready and features laminate flooring, upgraded cabinets, large covered front porch, a fenced yard, and covered carport. At this price point it won’t last long, make it yours today!

18. 2024-02-02
    soldstatus $45,000 Closed Sale 400-char remark

    Show marketing remark (400 chars)

    Welcome to beautiful Blythe Marina Estates! Affordable living within walking distance of the river. Located next to Queshan Park which is perfect for picnics, boat launches or just hanging outside and enjoying the day with the family. Park entities include a Pool and Clubhouse that has a full kitchen for your next event. Don't let this opportunity slip away! Call today and schedule an appointment.

19. 2023-12-14
    listed $49,000 Active 400-char remark

    Show marketing remark (400 chars)

    Welcome to beautiful Blythe Marina Estates! Affordable living within walking distance of the river. Located next to Queshan Park which is perfect for picnics, boat launches or just hanging outside and enjoying the day with the family. Park entities include a Pool and Clubhouse that has a full kitchen for your next event. Don't let this opportunity slip away! Call today and schedule an appointment.

20. 2023-12-11
    historical
21. 2023-11-03
    listed $44,000 Active
22. 2023-10-31
    historical
23. 2023-10-17
    price $44,000
24. 2023-04-26
    listed $50,000 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: $391 · $33/mo
• Projected year-2 tax: $391 · $33/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$2,521
• − Property taxes: −$391
• − Insurance: −$225
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$1,309
• Taxable income: $13,698
• Est. tax owed @ 24.0%: −$3,288
• After-tax cash flow: $10,328/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

-2.2% since first listed

8 events — show timeline

• 2026-02-27 Listed $48,900 CRMLS
• 2024-02-02 Sold (MLS) $45,000 CRMLS
• 2023-12-14 Listed $49,000 CRMLS
• 2023-12-11 Listing Removed — CRMLS
• 2023-11-03 Listed $44,000 CRMLS
• 2023-10-31 Listing Removed — CRMLS
• 2023-10-17 Price Changed $44,000 CRMLS
• 2023-04-26 Listed $50,000 CRMLS

Property tax history

+8.4%/yr

Latest (2025): $391 · +73.2% YoY. Source: county tax records.