2450 E Hobsonway #57 · Blythe, CA 92225

$58,500

4 bd · 3.0 ba · 2,052 sqft · Manufactured · 108 Days on market

Built 2006 Average condition $29/sqft · 81% below area ↓ 10% 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 +7.5/15.0
• Livability +3.7/5.0
• Condition / age +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to El Rancho Estates. This spacious 4-bedroom, 3-bathroom home offers a fantastic layout perfect for any family. Enjoy two cozy fireplaces—one in the living room and another in the separate family room—plus an individual laundry area for added convenience. The kitchen features abundant counter space and plenty of cabinets, making it ideal for everyday living and entertaining. With generous living areas and room to spread out, this home has the space you’ve been looking for.

Key facts

• Plenty of cabinets
• Two cozy fireplaces
• 2 parking spots

Tags

• TWO COZY FIREPLACES
• INDIVIDUAL LAUNDRY AREA
• ABUNDANT COUNTER SPACE
• PLENTY OF CABINETS
• GENEROUS LIVING AREAS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $58k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $978 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $53k (9.0% below list) — sets the bar for market timing.
• Cap rate 26.4% 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; 2 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 $404 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,235 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.99% ✓
• Cap rate: 26.36%
• Cash-on-cash: 71.66%
• DSCR: 4.19
• GRM: 2.8

CMA / ARV

• ARV (median comp): $310,341
• List price: $58,500
• Delta: -81.15%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 71.3%
• Equity multiple: 4.23×
• Total profit: $52,850
• Equity at exit: $8,723

10-year hold

• IRR: 75.3%
• Equity multiple: 8.71×
• Total profit: $126,354
• Equity at exit: $5,058

Cash invested: $16,380 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$307
• Tax est. 1.5%: −$73 /mo · $878/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $978

Break-even live

Break-even rent $512

Max offer price $58,500

Occupancy floor 39%

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: $14,625
• Closing costs: $1,755
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2450 E Hobsonway Unit 40 Blythe, CA	4.0	2.0	1440	$1,700	$1.18	13d	1	0.01mi
2450 E Hobsonway #58 Blythe, CA	3.0	2.0	1440	$1,800	$1.25	13d	1	0.02mi

Listing history 18 events

1. 2026-06-19
   days on market $58,500 Active 108 DOM
2. 2026-06-18
   days on market $58,500 Active 107 DOM
3. 2026-06-17
   days on market $58,500 Active 106 DOM
4. 2026-06-16
   days on market $58,500 Active 105 DOM
5. 2026-06-15
   days on market $58,500 Active 104 DOM
6. 2026-06-14
   days on market $58,500 Active 102 DOM
7. 2026-06-12
   days on market $58,500 Active 101 DOM
8. 2026-06-09
   days on market $58,500 Active 98 DOM
9. 2026-06-08
   days on market $58,500 Active 97 DOM
10. 2026-06-07
    days on market $58,500 Active 96 DOM
11. 2026-06-07
    days on market $58,500 Active 95 DOM
12. 2026-06-04
    days on market $58,500 Active 92 DOM
13. 2026-06-02
    days on market $58,500 Active 91 DOM
14. 2026-06-01
    days on market $58,500 Active 90 DOM
15. 2026-05-31
    days on market $58,500 Active 89 DOM
16. 2026-05-31
    days on market $58,500 Active 88 DOM
17. 2026-05-13
    price $58,500 504-char remark

    Show marketing remark (504 chars)

    Welcome to El Rancho Estates. This spacious 4-bedroom, 3-bathroom home offers a fantastic layout perfect for any family. Enjoy two cozy fireplaces—one in the living room and another in the separate family room—plus an individual laundry area for added convenience. The kitchen features abundant counter space and plenty of cabinets, making it ideal for everyday living and entertaining. With generous living areas and room to spread out, this home has the space you’ve been looking for.

18. 2026-03-03
    listed $64,900 Active 504-char remark

    Show marketing remark (504 chars)

    Welcome to El Rancho Estates. This spacious 4-bedroom, 3-bathroom home offers a fantastic layout perfect for any family. Enjoy two cozy fireplaces—one in the living room and another in the separate family room—plus an individual laundry area for added convenience. The kitchen features abundant counter space and plenty of cabinets, making it ideal for everyday living and entertaining. With generous living areas and room to spread out, this home has the space you’ve been looking for.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥116°F today · 20 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: $21,000
• − Mortgage interest: −$3,277
• − Property taxes: −$878
• − Insurance: −$292
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$1,702
• Taxable income: $11,491
• Est. tax owed @ 24.0%: −$2,758
• After-tax cash flow: $8,981/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This 4-bedroom, 3-bathroom home offers a spacious layout with two fireplaces and an individual laundry area. While it's in average condition, cosmetic updates can significantly enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — dated and could be replaced
• Minor bathroom cabinets — dated and could be replaced
• Moderate exterior siding — moderate wear

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace carpet — improves comfort and reduces maintenance
• Both repair exterior siding — enhances curb appeal and structural integrity

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and could be replaced	Minor	$500–3,000
bathroom cabinets · dated and could be replaced	Minor	$500–3,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace carpet — improves comfort and reduces maintenance ↑
• Both repair exterior siding — enhances curb appeal and structural integrity ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-9.9% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $58,500 CRMLS
• 2026-03-03 Listed $64,900 CRMLS