12925 Paradiso Dr #301 · Eastvale, CA 92880

$499,990

3 bd · 2.0 ba · 1,494 sqft · Condo · 155 Days on market

Built 2025 $335/sqft · 11% below area Est $560k · 11% under $685/mo HOA · 17% of rent

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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 +12.4/15.0
• Appreciation +5.9/10.0
• Cash flow +5.6/30.0
• Schools +5.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Experience the ease of single-level living in this beautifully designed flat, thoughtfully arranged on one level once inside. . The open floor plan features a generous great room that flows seamlessly into the kitchen and adjacent dining area-ideal for everyday living and entertaining. The gourmet kitchen is enhanced with quartz countertops, a full tile backsplash, and luxury vinyl plank flooring throughout the kitchen, dining, and great room. The primary suite offers a private en-suite bathroom and walk-in closet with linen storage, while two additional bedrooms-one with its own walk-in closet-provide flexibility for family or guests. A second full bath and convenient laundry area add to the home's functionality, and a covered deck creates the perfect setting for outdoor relaxation.

Key facts

• Storage room
• Spa
• Shared pool

Tags

• SHARED POOL
• SPA
• BBQ AREA
• STORAGE ROOM
• BIKE ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $500k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $349k (30.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $392k (21.7% below list).
• Recommended offer: $349k (30.3% below list) — sets the bar for cash-flow.
• Cap rate 3.8% vs local median 2.9% in Eastvale — 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 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).
• This rent runs 31% of the median local income ($151k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($3k loan paydown + $9k 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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($440k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $348,505 (30.3% 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 155 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.78% ✗
• Cap rate: 3.78%
• Cash-on-cash: -8.97%
• DSCR: 0.60
• GRM: 10.6

CMA / ARV

• ARV (median comp): $560,390
• List price: $499,990
• Delta: -10.78%
• 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: -5.1%
• Equity multiple: 0.73×
• Total profit: $-38,062
• Equity at exit: $189,916

10-year hold

• IRR: 0.1%
• Equity multiple: 1.02×
• Total profit: $2,716
• Equity at exit: $267,986

Cash invested: $139,997 (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: 10.6×

Monthly cashflow live

• Estimated rent: $3,916 high
• Mortgage (P&I): −$2,622
• Tax est. 1.5%: −$625 /mo · $7,500/yr
• Insurance: −$208
• HOA: −$685
• Vacancy / Maint / Mgmt: −$822
• Net cashflow: $-1,047

Break-even live

Break-even rent $5,241

Max offer price $348,505

Occupancy floor —

Sensitivity live

Price	-10% $-701	-5% $-874	+0% $-1,047	+5% $-1,220	+10% $-1,392
Rent	-10% $-1,356	-5% $-1,202	+0% $-1,047	+5% $-892	+10% $-738
Rate	-1.0pp $-795	-0.5pp $-920	base $-1,047	+0.5pp $-1,176	+1.0pp $-1,308

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: $124,998
• Closing costs: $15,000
• 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	0.03mi
12788 Bolsa Dr Eastvale, CA	4.0	3.5	1780	$3,550	$1.99	21d	1	0.30mi
5942 Ginger Dr Eastvale, CA	3.0	2.5	1742	$3,000	$1.72	45d	1	0.30mi
12774 Bolsa Dr Eastvale, CA	3.0	3.0	1772	$3,395	$1.92	18d	1	0.31mi
12766 Bolsa Dr Eastvale, CA	3.0	2.5	1772	$3,300	$1.86	45d	1	0.32mi
12782 Lomond Way Eastvale, CA	3.0	2.5	1775	$3,300	$1.86	45d	1	0.32mi
5930 Ginger Dr Eastvale, CA	3.0	2.5	1554	$2,990	$1.92	45d	1	0.33mi
5954 Catskills Ct Eastvale, CA	2.0	2.5	1378	$3,500	$2.54	24d	1	0.39mi
13010 58th St Eastvale, CA	3.0	2.5	1554	$3,299	$2.12	17d	1	0.43mi
12579 Ruvina Ln Eastvale, CA	2.0	2.5	1550	$2,850	$1.84	45d	1	0.49mi
12579 Ruvina Ln Eastvale, CA	2.0	2.5	1550	$2,850	$1.84	26d	1	0.49mi
5929 Rockport Rd Eastvale, CA	3.0	2.5	1605	$3,300	$2.06	26d	1	0.49mi
12538 Tavira Ln Eastvale, CA	3.0	3.5	1583	$3,000	$1.90	6d	1	0.55mi
6371 Estrela Ln Eastvale, CA	3.0	4.0	1583	$3,500	$2.21	0d	1	0.57mi
6302 Ancora Ln Eastvale, CA	2.0	2.5	1211	$2,800	$2.31	45d	1	0.61mi
12432 Constellation St Eastvale, CA	3.0	2.0	1668	$3,150	$1.89	45d	1	0.70mi
12432 Constellation St Unit 10 Eastvale, CA	3.0	2.5	1668	$3,150	$1.89	45d	1	0.70mi
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	0.73mi
6397 Peacock Ct Eastvale, CA	3.0	2.5	1668	$6,000	$3.60	0d	1	0.77mi
6386 Pegasus Ct Eastvale, CA	3.0	4.0	1500	$3,100	$2.07	26d	1	0.78mi
6366 Aquila Way Eastvale, CA	3.0	2.5	1681	$3,000	$1.78	45d	1	0.80mi
12515 Celebration Dr Eastvale, CA	3.0	2.0	1760	$3,400	$1.93	45d	1	0.82mi
4029 E Perdido Privado Ontario, CA	2.0	2.0	1556	$3,200	$2.06	26d	1	0.91mi
5464 W Homecoming Cir Eastvale, CA	1.0–3.0	1.5–3.0	1359	$4,299	$3.16	0d	22	1.03mi
12977 Radiance Ct Eastvale, CA	3.0	2.5	1719	$3,300	$1.92	45d	1	1.14mi
4536 S Afton Privado Ontario, CA	2.0	2.0	1416	$3,500	$2.47	0d	1	1.15mi
7090 Estrella St Eastvale, CA	3.0	2.5	1727	$3,200	$1.85	22d	1	1.19mi
4130 E Malagon Privado #88 Ontario, CA	3.0	2.5	1389	$3,150	$2.27	26d	1	1.24mi
4282 S Malagon Privado Ontario, CA	3.0	2.5	1707	$3,300	$1.93	26d	1	1.25mi
6770 Pats Ranch Rd Jurupa Valley, CA	1.0–3.0	1.0–2.0	1045	$3,410	$3.26	0d	16	1.26mi
4395 S Alegre Privado #2 Ontario, CA	3.0	2.5	1628	$3,600	$2.21	6d	1	1.28mi
5910 Sendero Ave Eastvale, CA	3.0	2.5	1630	$5,750	$3.53	45d	1	1.28mi
4110 E Coronado Privado Ontario, CA	2.0	2.0	1193	$3,300	$2.77	24d	1	1.29mi
4209 S Malagon Privado Ontario, CA	3.0	2.5	1753	$3,400	$1.94	1d	1	1.33mi
3977 E Huntington St Ontario, CA	3.0	2.5	1555	$3,200	$2.06	6d	1	1.37mi
4243 E Rincon St Ontario, CA	3.0	2.5	1650	$3,500	$2.12	0d	1	1.40mi
4191 E Carmel Privado Ontario, CA	3.0	2.5	1652	$3,300	$2.00	26d	1	1.44mi
4255 E Carmel Privado Ontario, CA	3.0	2.5	1450	$3,200	$2.21	26d	1	1.46mi
12167 Chutes Ct Jurupa Valley, CA	3.0	2.5	1819	$3,200	$1.76	7d	1	1.47mi

HOA detail condo

• Monthly dues: $685 · $8,220/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $499,990 Active 155 DOM
2. 2026-06-18
   days on market $499,990 Active 152 DOM
3. 2026-06-17
   days on market $499,990 Active 151 DOM
4. 2026-06-16
   days on market $499,990 Active 150 DOM
5. 2026-06-15
   days on market $499,990 Active 149 DOM
6. 2026-06-13
   days on market $499,990 Active 147 DOM
7. 2026-06-13
   days on market $499,990 Active 146 DOM
8. 2026-06-09
   days on market $499,990 Active 143 DOM
9. 2026-06-08
   days on market $499,990 Active 142 DOM
10. 2026-06-07
    pricedays on market $499,990 Active 141 DOM
11. 2026-06-04
    days on market $511,990 Active 138 DOM
12. 2026-06-03
    days on market $511,990 Active 137 DOM
13. 2026-06-02
    days on market $511,990 Active 136 DOM
14. 2026-06-01
    days on market $511,990 Active 135 DOM
15. 2026-05-31
    days on market $511,990 Active 134 DOM
16. 2026-05-09
    price $544,990 794-char remark

    Show marketing remark (794 chars)

    Experience the ease of single-level living in this beautifully designed flat, thoughtfully arranged on one level once inside. . The open floor plan features a generous great room that flows seamlessly into the kitchen and adjacent dining area-ideal for everyday living and entertaining. The gourmet kitchen is enhanced with quartz countertops, a full tile backsplash, and luxury vinyl plank flooring throughout the kitchen, dining, and great room. The primary suite offers a private en-suite bathroom and walk-in closet with linen storage, while two additional bedrooms-one with its own walk-in closet-provide flexibility for family or guests. A second full bath and convenient laundry area add to the home's functionality, and a covered deck creates the perfect setting for outdoor relaxation.

17. 2026-04-17
    price $511,990 794-char remark

    Show marketing remark (794 chars)

    Experience the ease of single-level living in this beautifully designed flat, thoughtfully arranged on one level once inside. . The open floor plan features a generous great room that flows seamlessly into the kitchen and adjacent dining area-ideal for everyday living and entertaining. The gourmet kitchen is enhanced with quartz countertops, a full tile backsplash, and luxury vinyl plank flooring throughout the kitchen, dining, and great room. The primary suite offers a private en-suite bathroom and walk-in closet with linen storage, while two additional bedrooms-one with its own walk-in closet-provide flexibility for family or guests. A second full bath and convenient laundry area add to the home's functionality, and a covered deck creates the perfect setting for outdoor relaxation.

18. 2026-04-15
    price $511,990 547-char remark

    Show marketing remark (547 chars)

    Experience low-maintenance, single-story living with access to resort-style amenities! This exclusive residence offers everything you need for a relaxed lifestyle, including a shared pool, spa, and BBQ area perfect for outdoor activities. Exterior building and common landscape maintenance are all taken care of for you, providing peace of mind and convenience. Additional features include a nearby storage room for extra space and a designated bike room on the ground floor. Embrace the ease and enjoyment of this thoughtfully designed community!

19. 2026-03-22
    price $521,990 794-char remark

    Show marketing remark (794 chars)

    Experience the ease of single-level living in this beautifully designed flat, thoughtfully arranged on one level once inside. . The open floor plan features a generous great room that flows seamlessly into the kitchen and adjacent dining area-ideal for everyday living and entertaining. The gourmet kitchen is enhanced with quartz countertops, a full tile backsplash, and luxury vinyl plank flooring throughout the kitchen, dining, and great room. The primary suite offers a private en-suite bathroom and walk-in closet with linen storage, while two additional bedrooms-one with its own walk-in closet-provide flexibility for family or guests. A second full bath and convenient laundry area add to the home's functionality, and a covered deck creates the perfect setting for outdoor relaxation.

20. 2026-03-19
    price $521,990 547-char remark

    Show marketing remark (547 chars)

    Experience low-maintenance, single-story living with access to resort-style amenities! This exclusive residence offers everything you need for a relaxed lifestyle, including a shared pool, spa, and BBQ area perfect for outdoor activities. Exterior building and common landscape maintenance are all taken care of for you, providing peace of mind and convenience. Additional features include a nearby storage room for extra space and a designated bike room on the ground floor. Embrace the ease and enjoyment of this thoughtfully designed community!

21. 2026-02-25
    listed $534,990 Active 794-char remark

    Show marketing remark (794 chars)

    Experience the ease of single-level living in this beautifully designed flat, thoughtfully arranged on one level once inside. . The open floor plan features a generous great room that flows seamlessly into the kitchen and adjacent dining area-ideal for everyday living and entertaining. The gourmet kitchen is enhanced with quartz countertops, a full tile backsplash, and luxury vinyl plank flooring throughout the kitchen, dining, and great room. The primary suite offers a private en-suite bathroom and walk-in closet with linen storage, while two additional bedrooms-one with its own walk-in closet-provide flexibility for family or guests. A second full bath and convenient laundry area add to the home's functionality, and a covered deck creates the perfect setting for outdoor relaxation.

22. 2026-01-17
    listed $534,990 Active 547-char remark

    Show marketing remark (547 chars)

    Experience low-maintenance, single-story living with access to resort-style amenities! This exclusive residence offers everything you need for a relaxed lifestyle, including a shared pool, spa, and BBQ area perfect for outdoor activities. Exterior building and common landscape maintenance are all taken care of for you, providing peace of mind and convenience. Additional features include a nearby storage room for extra space and a designated bike room on the ground floor. Embrace the ease and enjoyment of this thoughtfully designed community!

ⓘ 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: $46,989
• − Mortgage interest: −$28,007
• − Property taxes: −$7,500
• − Insurance: −$2,500
• − Repairs & maintenance: −$3,759
• − Management: −$3,759
• − HOA: −$8,220
• − Depreciation: −$14,545
• Taxable loss: −$21,301
• Est. tax savings @ 24.0%: +$5,112
• After-tax cash flow: $-7,450/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

+1.9% since first listed

7 events — show timeline

• 2026-05-09 Price Changed $544,990 Zillow
• 2026-04-17 Price Changed $511,990 Zillow
• 2026-04-15 Price Changed $511,990 CRMLS
• 2026-03-22 Price Changed $521,990 Zillow
• 2026-03-19 Price Changed $521,990 CRMLS
• 2026-02-25 Listed $534,990 Zillow
• 2026-01-17 Listed $534,990 CRMLS