1596 Lakeview · Beaumont, CA 92223

$524,900

5 bd · 3.0 ba · 2,657 sqft · SingleFamily public records · 53 Days on market

Built 2003 7,405 sqft lot $198/sqft · 10% below area Est $582k · 10% 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 +11.9/15.0
• Cash flow +11.1/30.0
• Schools +4.0/10.0
• Rent growth +3.5/5.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Five bedroom home located in Oak Valley Greens. Property features bamboo hardwood flooring, custom paint, large yard with room for RV parking. Great cul-de-sac location.

Key facts

• Loft upstairs
• No hoa
• 7,405 sq ft lot

Tags

• NO HOA
• OAK VALLEY GREENS COMMUNITY
• LOFT UPSTAIRS
• PARK LOCATED CLOSE BY
• SHORT DISTANCE TO FREEWAY

Property features AI

Finance

• Other: Located in Oak Valley Greens subdivision; No common walls (detached); Single-family unit
• HOA & community: Sidewalks; Suburban neighborhood

Exterior

• Parking: Attached garage with 3 parking spaces
• Utilities: Public sewer; District/public water
• Home design: House; Two stories; Entry on first level (front); No accessory dwelling unit
• Construction: Stucco exterior; Tile roof; Concrete slab foundation; Built (year from assessor)
• Exterior features: Wood fencing; Located on a cul-de-sac; No pool

Interior

• Kitchen: Kitchen open to family room
• Bedrooms: Primary bedroom; Main-floor bedroom
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating (central furnace); Central cooling
• Interior features: Two-story layout; Front entry; Main-level bedroom and bathroom; Loft; Family room
• Laundry & utility: Separate laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $-208 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $488k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $404k (23.0% below list).
• Recommended offer: $404k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.5% in Beaumont — 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 64/100 on livability (#429 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.
• Beaumont Unified (suburban): math 32% / reading 60% proficiency, ranked #168 of 517 in CA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brookside Elementary (706 students, 68% FRL); Mountain View Middle (935 students, 68% FRL); Beaumont Senior High (math 36% / reading 63%, grade D, #352 of 1,170 statewide, top 31%, 3,328 students, 62% FRL) — zoned schools average 66% FRL vs 45% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 288 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $4,040/mo this rent would consume 47% of the median local household income ($103k/yr) (locally 1096% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($509k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y ago; this cycle's ask has dropped $55k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $178k; list at $525k implies a 196% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $404,009 (23.0% 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 53 days. Have you received any prior offers? Is the seller open to a 23% 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. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 10.8

CMA / ARV

• ARV (median comp): $582,000
• List price: $524,900
• Delta: -9.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1464 Augusta	0.31mi	5/3.0	2,669 (+0%)	4mo	$600,000	$225	81
785 Pine Ridge Cir	0.30mi	4/3.0 (-1)	2,657 (0%)	1mo	$615,000	$231	80
742 Alder St	0.22mi	4/3.0 (-1)	2,719 (+2%)	6mo	$616,000	$227	76
1453 Augusta St	0.34mi	5/3.0	2,669 (+0%)	11mo	$600,000	$225	74
773 Pine Ridge Cir	0.31mi	5/3.0	2,657 (0%)	16mo	$600,000	$226	72
1679 Golden Way	0.37mi	5/3.0	2,625 (-1%)	10mo	$615,000	$234	72
713 Indigo St	0.34mi	5/3.0	2,625 (-1%)	14mo	$608,000	$232	71
728 Indigo	0.34mi	4/2.0 (-1)	2,410 (-9%)	0mo	$584,880	$243	60
744 Copper Cir	0.33mi	4/2.0 (-1)	2,410 (-9%)	1mo	$575,000	$239	59
1634 Ivy Ct	0.29mi	5/3.0	2,838 (+7%)	19mo	$587,000	$207	59
1704 Golden Way	0.45mi	4/2.0 (-1)	2,410 (-9%)	11mo	$560,000	$232	46
1692 Rose Ave	0.40mi	4/2.0 (-1)	2,430 (-8%)	16mo	$560,000	$230	45

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 · 3.85% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.35×
• Total profit: $-94,874
• Equity at exit: $78,264

10-year hold

• IRR: -9.1%
• Equity multiple: 0.42×
• Total profit: $-85,416
• Equity at exit: $45,384

Cash invested: $146,972 (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 92223

• Rents YoY: 3.9%
• Active inventory: 288
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $4,040 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$428 /mo · $5,135/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$848
• Net cashflow: $-208

Break-even live

Break-even rent $4,303

Max offer price $488,224

Occupancy floor —

Sensitivity live

Price	-10% $90	-5% $-59	+0% $-208	+5% $-356	+10% $-505
Rent	-10% $-527	-5% $-367	+0% $-208	+5% $-48	+10% $112
Rate	-1.0pp $57	-0.5pp $-74	base $-208	+0.5pp $-344	+1.0pp $-482

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: $131,225
• Closing costs: $15,747
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 Hillview St Beaumont, CA	4.0	3.0	2905	$3,200	$1.10	26d	1	0.24mi
700 Aspen Glen Ln Beaumont, CA	5.0	3.0	2719	$3,700	$1.36	45d	1	0.32mi
38158 Cherry Valley Blvd Cherry Valley, CA	5.0	4.0	2554	$4,800	$1.88	0d	1	1.25mi

Listing history 40 events

1. 2026-06-21
   days on market $524,900 Active 53 DOM
2. 2026-06-18
   days on market $524,900 Active 50 DOM
3. 2026-06-17
   days on market $524,900 Active 49 DOM
4. 2026-06-16
   days on market $524,900 Active 48 DOM
5. 2026-06-15
   days on market $524,900 Active 47 DOM
6. 2026-06-13
   days on market $524,900 Active 45 DOM
7. 2026-06-13
   days on market $524,900 Active 44 DOM
8. 2026-06-09
   days on market $524,900 Active 41 DOM
9. 2026-06-08
   days on market $524,900 Active 40 DOM
10. 2026-06-07
    days on market $524,900 Active 39 DOM
11. 2026-06-04
    days on market $524,900 Active 36 DOM
12. 2026-06-03
    days on market $524,900 Active 35 DOM
13. 2026-06-02
    days on market $524,900 Active 34 DOM
14. 2026-06-01
    days on market $524,900 Active 33 DOM
15. 2026-05-31
    pricedays on market $524,900 Active 32 DOM
16. 2026-04-29
    listed $580,000 Active 396-char remark
17. 2008-08-19
    soldstatus $177,500 Closed 169-char remark

    Show marketing remark (169 chars)

    Five bedroom home located in Oak Valley Greens. Property features bamboo hardwood flooring, custom paint, large yard with room for RV parking. Great cul-de-sac location.

18. 2008-07-03
    historical 169-char remark

    Show marketing remark (169 chars)

    Five bedroom home located in Oak Valley Greens. Property features bamboo hardwood flooring, custom paint, large yard with room for RV parking. Great cul-de-sac location.

19. 2008-06-04
    price $250,000 169-char remark

    Show marketing remark (169 chars)

    Five bedroom home located in Oak Valley Greens. Property features bamboo hardwood flooring, custom paint, large yard with room for RV parking. Great cul-de-sac location.

20. 2008-06-04
    status 169-char remark

    Show marketing remark (169 chars)

    Five bedroom home located in Oak Valley Greens. Property features bamboo hardwood flooring, custom paint, large yard with room for RV parking. Great cul-de-sac location.

21. 2008-05-28
    historical 169-char remark

    Show marketing remark (169 chars)

    Five bedroom home located in Oak Valley Greens. Property features bamboo hardwood flooring, custom paint, large yard with room for RV parking. Great cul-de-sac location.

22. 2008-05-17
    historical
23. 2008-04-15
    price $244,900 169-char remark

    Show marketing remark (169 chars)

    Five bedroom home located in Oak Valley Greens. Property features bamboo hardwood flooring, custom paint, large yard with room for RV parking. Great cul-de-sac location.

24. 2008-03-27
    listed $285,000 169-char remark

    Show marketing remark (169 chars)

    Five bedroom home located in Oak Valley Greens. Property features bamboo hardwood flooring, custom paint, large yard with room for RV parking. Great cul-de-sac location.

25. 2008-03-26
    historical
26. 2008-03-24
    listed
27. 2008-02-21
    price $285,000
28. 2008-01-19
    price $300,000
29. 2007-12-19
    price $339,900
30. 2007-11-19
    price $360,000
31. 2007-10-19
    price $379,900
32. 2007-09-19
    price $399,900
33. 2007-08-04
    listed $434,900
34. 2004-11-10
    soldstatus $380,000
35. 2004-11-10
    soldstatus $375,000
36. 2004-08-02
    listed $380,000
37. 2004-08-02
    historical
38. 2004-07-27
    listed $411,000
39. 2004-07-27
    historical
40. 2004-06-11
    listed $405,000

ⓘ 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: $5,135 · $428/mo
• Projected year-2 tax: $5,135 · $428/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 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,481
• − Mortgage interest: −$29,403
• − Property taxes: −$5,135
• − Insurance: −$2,624
• − Repairs & maintenance: −$3,878
• − Management: −$3,878
• − Depreciation: −$15,270
• Taxable loss: −$11,708
• Est. tax savings @ 24.0%: +$2,810
• After-tax cash flow: $319/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: Beaumont Unified
• NCES district ID: 0604290
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 60% ▲ 11.00%
• Median HH income: $60,635
• Composite: 40.37/100
• National rank: #3736
• State rank: #168 of 517 in CA

Livability — Beaumont

• Score: 64/100
• State rank: #429
• US rank: #14526

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beaumont, CA
• County: Riverside County · 2,287,001 people
• City population: 63,833
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 63,833
• Household income: $102,761
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 1096.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 45% White 37% Two or more races 16% Black 8% Asian 7% Native American 1%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 15% · Canada, China
• Languages at home: 70% English-only · Spanish 23% Tagalog/Filipino 2% Chinese 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: ▼ -395.13%
• Current HPI: 373.4608
• Rent YoY: ▲ 3.85%
• 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

+29.6% since first listed

26 events — show timeline

• 2026-05-30 Price Changed $524,900 CRMLS
• 2026-04-29 Listed $580,000 CRMLS
• 2008-08-19 Sold (MLS) $177,500 CRMLS
• 2008-07-03 Listing Removed — CRMLS
• 2008-06-04 Price Changed $250,000 CRMLS
• 2008-06-04 Relisted — CRMLS
• 2008-05-28 Listing Removed — CRMLS
• 2008-05-17 Delisted — PALM
• 2008-04-15 Price Changed $244,900 CRMLS
• 2008-03-27 Listed $285,000 CRMLS
• 2008-03-26 Listing Removed — CRMLS
• 2008-03-24 Listed — PALM
• 2008-02-21 Price Changed $285,000 CRMLS
• 2008-01-19 Price Changed $300,000 CRMLS
• 2007-12-19 Price Changed $339,900 CRMLS
• 2007-11-19 Price Changed $360,000 CRMLS
• 2007-10-19 Price Changed $379,900 CRMLS
• 2007-09-19 Price Changed $399,900 CRMLS
• 2007-08-04 Listed $434,900 CRMLS
• 2004-11-10 Sold (Public Records) $375,000 Public Records
• 2004-11-10 Sold (MLS) $380,000 CRMLS
• 2004-08-02 Listing Removed — CRMLS
• 2004-08-02 Listed $380,000 CRMLS
• 2004-07-27 Listing Removed — CRMLS
• 2004-07-27 Listed $411,000 CRMLS
• 2004-06-11 Listed $405,000 CRMLS

Property tax history

-0.8%/yr

Latest (2025): $5,135 · +1.5% YoY. Source: county tax records.