1417 Western · San Jacinto, CA 92583

$115,000

1 bd · 1.0 ba · 600 sqft · Land · 219 Days on market

Built 1986 1,742 sqft lot $192/sqft · at area comps Est $117k · at est. $218/mo HOA · 13% of rent

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +8.1/15.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED!! OWN THE LAND! Located in Heritage Ranch highly desirable gated 55+ senior community. Enter the Laytin 1986 home into the living room and delight in its beautiful bright open floor plan & laminate wood flooring throughout. Kitchen open to the dining room with full size refrigerator, free standing electric stove & lots of cabinetry. Bathroom has shower tub combo & vanity area. The Large bedroom has its own entrance/exit. Enjoy a morning or afternoon beverage from your covered porch with stunning views of the mountains. Concrete driveway is big enough for 2 cars along with an improved spacious storage shed WASHER & DRYER INCLUDED. This is resort living at its best, The spacious home offers peace and tranquility and the opportunity to have great gatherings with family and friends. Don’t miss out the opportunity to own this beauty! This property is located near restaurants, grocery shopping, clinics and college. WATER, TRASH, BASIC CABLE TV and INTERNET INCLUDED in HOA monthly fee of approx. $218.00 & LOW TAXES. Community features included POOL, Jacuzzi, walking trails, billiards, shuffleboard, clubhouse, laundry facilities and MORE!! MINUTES From SOBOBA CASINO, DIAMOND VALLEY LAKE, and the 10 FWY, A fantastic opportunity that will not be available for long. Call today for your private appointment to view this amazing property.

Key facts

• Covered porch
• Stunning views
• Pool

Tags

• BRIGHT OPEN FLOOR PLAN
• COVERED PORCH
• STUNNING VIEWS
• IMPROVED SPACIOUS STORAGE SHED
• POOL
• JACUZZI

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $115k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 3.8% in San Jacinto — 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 (#467 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment D+, schools D-, amenities F.
• San Jacinto Unified (suburban): math 13% / reading 36% proficiency, ranked #421 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.6%/yr); 159 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $795 of loan paydown is wiped out by about $3k 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 + 2.6% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $115k implies a 539% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 D-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: 1.46% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.10%
• DSCR: 1.72
• GRM: 5.7

CMA / ARV

• ARV (median comp): $116,650
• List price: $115,000
• Delta: -1.41%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.61% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.26×
• Total profit: $8,317
• Equity at exit: $17,147

10-year hold

• IRR: 15.7%
• Equity multiple: 2.25×
• Total profit: $40,360
• Equity at exit: $9,943

Cash invested: $32,200 (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 92583

• Home prices YoY: -14.8%
• Rents YoY: 2.6%
• Active inventory: 159
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,681 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$27 /mo · $323/yr
• Insurance: −$48
• HOA: −$218
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $432

Break-even live

Break-even rent $1,134

Max offer price $115,000

Occupancy floor 69%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1382 Western Dr San Jacinto, CA	1.0	1.0	700	$1,650	$2.36	43d	1	0.03mi
1389 Sierra Dr Unit 1389 Sierra Dr, San Jacinto CA 92583 San Jacinto, CA	1.0	1.0	500	$1,450	$2.90	24d	1	0.03mi
918 Acorn Dr San Jacinto, CA	1.0	1.0	600	$1,600	$2.67	43d	1	0.19mi

HOA detail

• Monthly dues: $218 · $2,616/yr
• Likely covers: watertrashelectricinternetcablepoolsecurity

Listing history 22 events

1. 2026-06-18
   days on market $115,000 Active 219 DOM
2. 2026-06-17
   days on market $115,000 Active 218 DOM
3. 2026-06-16
   days on market $115,000 Active 217 DOM
4. 2026-06-15
   days on market $115,000 Active 216 DOM
5. 2026-06-13
   days on market $115,000 Active 214 DOM
6. 2026-06-13
   days on market $115,000 Active 213 DOM
7. 2026-06-09
   days on market $115,000 Active 210 DOM
8. 2026-06-08
   days on market $115,000 Active 209 DOM
9. 2026-06-07
   days on market $115,000 Active 208 DOM
10. 2026-06-04
    days on market $115,000 Active 205 DOM
11. 2026-06-03
    days on market $115,000 Active 204 DOM
12. 2026-06-02
    days on market $115,000 Active 203 DOM
13. 2026-06-01
    days on market $115,000 Active 202 DOM
14. 2026-05-31
    days on market $115,000 Active 201 DOM
15. 2026-05-13
    price $115,000 1396-char remark

    Show marketing remark (1396 chars)

    PRICE REDUCED!! OWN THE LAND! Located in Heritage Ranch highly desirable gated 55+ senior community. Enter the Laytin 1986 home into the living room and delight in its beautiful bright open floor plan & laminate wood flooring throughout. Kitchen open to the dining room with full size refrigerator, free standing electric stove & lots of cabinetry. Bathroom has shower tub combo & vanity area. The Large bedroom has its own entrance/exit. Enjoy a morning or afternoon beverage from your covered porch with stunning views of the mountains. Concrete driveway is big enough for 2 cars along with an improved spacious storage shed WASHER & DRYER INCLUDED. This is resort living at its best, The spacious home offers peace and tranquility and the opportunity to have great gatherings with family and friends. Don’t miss out the opportunity to own this beauty! This property is located near restaurants, grocery shopping, clinics and college. WATER, TRASH, BASIC CABLE TV and INTERNET INCLUDED in HOA monthly fee of approx. $218.00 & LOW TAXES. Community features included POOL, Jacuzzi, walking trails, billiards, shuffleboard, clubhouse, laundry facilities and MORE!! MINUTES From SOBOBA CASINO, DIAMOND VALLEY LAKE, and the 10 FWY, A fantastic opportunity that will not be available for long. Call today for your private appointment to view this amazing property.

16. 2026-05-12
    status Active 1396-char remark

    Show marketing remark (1396 chars)

    PRICE REDUCED!! OWN THE LAND! Located in Heritage Ranch highly desirable gated 55+ senior community. Enter the Laytin 1986 home into the living room and delight in its beautiful bright open floor plan & laminate wood flooring throughout. Kitchen open to the dining room with full size refrigerator, free standing electric stove & lots of cabinetry. Bathroom has shower tub combo & vanity area. The Large bedroom has its own entrance/exit. Enjoy a morning or afternoon beverage from your covered porch with stunning views of the mountains. Concrete driveway is big enough for 2 cars along with an improved spacious storage shed WASHER & DRYER INCLUDED. This is resort living at its best, The spacious home offers peace and tranquility and the opportunity to have great gatherings with family and friends. Don’t miss out the opportunity to own this beauty! This property is located near restaurants, grocery shopping, clinics and college. WATER, TRASH, BASIC CABLE TV and INTERNET INCLUDED in HOA monthly fee of approx. $218.00 & LOW TAXES. Community features included POOL, Jacuzzi, walking trails, billiards, shuffleboard, clubhouse, laundry facilities and MORE!! MINUTES From SOBOBA CASINO, DIAMOND VALLEY LAKE, and the 10 FWY, A fantastic opportunity that will not be available for long. Call today for your private appointment to view this amazing property.

17. 2026-05-11
    historical 1396-char remark

    Show marketing remark (1396 chars)

    PRICE REDUCED!! OWN THE LAND! Located in Heritage Ranch highly desirable gated 55+ senior community. Enter the Laytin 1986 home into the living room and delight in its beautiful bright open floor plan & laminate wood flooring throughout. Kitchen open to the dining room with full size refrigerator, free standing electric stove & lots of cabinetry. Bathroom has shower tub combo & vanity area. The Large bedroom has its own entrance/exit. Enjoy a morning or afternoon beverage from your covered porch with stunning views of the mountains. Concrete driveway is big enough for 2 cars along with an improved spacious storage shed WASHER & DRYER INCLUDED. This is resort living at its best, The spacious home offers peace and tranquility and the opportunity to have great gatherings with family and friends. Don’t miss out the opportunity to own this beauty! This property is located near restaurants, grocery shopping, clinics and college. WATER, TRASH, BASIC CABLE TV and INTERNET INCLUDED in HOA monthly fee of approx. $218.00 & LOW TAXES. Community features included POOL, Jacuzzi, walking trails, billiards, shuffleboard, clubhouse, laundry facilities and MORE!! MINUTES From SOBOBA CASINO, DIAMOND VALLEY LAKE, and the 10 FWY, A fantastic opportunity that will not be available for long. Call today for your private appointment to view this amazing property.

18. 2025-12-04
    price $117,900 1396-char remark

    Show marketing remark (1396 chars)

    PRICE REDUCED!! OWN THE LAND! Located in Heritage Ranch highly desirable gated 55+ senior community. Enter the Laytin 1986 home into the living room and delight in its beautiful bright open floor plan & laminate wood flooring throughout. Kitchen open to the dining room with full size refrigerator, free standing electric stove & lots of cabinetry. Bathroom has shower tub combo & vanity area. The Large bedroom has its own entrance/exit. Enjoy a morning or afternoon beverage from your covered porch with stunning views of the mountains. Concrete driveway is big enough for 2 cars along with an improved spacious storage shed WASHER & DRYER INCLUDED. This is resort living at its best, The spacious home offers peace and tranquility and the opportunity to have great gatherings with family and friends. Don’t miss out the opportunity to own this beauty! This property is located near restaurants, grocery shopping, clinics and college. WATER, TRASH, BASIC CABLE TV and INTERNET INCLUDED in HOA monthly fee of approx. $218.00 & LOW TAXES. Community features included POOL, Jacuzzi, walking trails, billiards, shuffleboard, clubhouse, laundry facilities and MORE!! MINUTES From SOBOBA CASINO, DIAMOND VALLEY LAKE, and the 10 FWY, A fantastic opportunity that will not be available for long. Call today for your private appointment to view this amazing property.

19. 2025-11-10
    listed $125,000 Active 1396-char remark

    Show marketing remark (1396 chars)

    PRICE REDUCED!! OWN THE LAND! Located in Heritage Ranch highly desirable gated 55+ senior community. Enter the Laytin 1986 home into the living room and delight in its beautiful bright open floor plan & laminate wood flooring throughout. Kitchen open to the dining room with full size refrigerator, free standing electric stove & lots of cabinetry. Bathroom has shower tub combo & vanity area. The Large bedroom has its own entrance/exit. Enjoy a morning or afternoon beverage from your covered porch with stunning views of the mountains. Concrete driveway is big enough for 2 cars along with an improved spacious storage shed WASHER & DRYER INCLUDED. This is resort living at its best, The spacious home offers peace and tranquility and the opportunity to have great gatherings with family and friends. Don’t miss out the opportunity to own this beauty! This property is located near restaurants, grocery shopping, clinics and college. WATER, TRASH, BASIC CABLE TV and INTERNET INCLUDED in HOA monthly fee of approx. $218.00 & LOW TAXES. Community features included POOL, Jacuzzi, walking trails, billiards, shuffleboard, clubhouse, laundry facilities and MORE!! MINUTES From SOBOBA CASINO, DIAMOND VALLEY LAKE, and the 10 FWY, A fantastic opportunity that will not be available for long. Call today for your private appointment to view this amazing property.

20. 2013-04-16
    historical
21. 2013-03-10
    listed $28,000 Active
22. 1986-03-07
    soldstatus $18,000

ⓘ 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: $323 · $27/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$551/yr (+$46/mo · 170.6%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,172
• − Mortgage interest: −$6,442
• − Property taxes: −$323
• − Insurance: −$575
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − HOA: −$2,616
• − Depreciation: −$3,345
• Taxable income: $3,644
• Est. tax owed @ 24.0%: −$874
• After-tax cash flow: $4,311/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: San Jacinto Unified
• NCES district ID: 0634440
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $43,560
• Composite: 20.94/100
• National rank: #8478
• State rank: #421 of 517 in CA

Livability — San Jacinto

• Score: 63/100
• State rank: #467
• US rank: #15889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Jacinto, CA
• County: Riverside County · 2,287,001 people
• City population: 33,778
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 33,778
• Household income: $68,351
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 747.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 60% White 26% Two or more races 23% Black 5% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Lithuanian 1% Iranian 1% Portuguese 1%
• Foreign-born: 20% · Canada
• Languages at home: 56% English-only · Spanish 40% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -71.15%
• Current HPI: 407.8584
• Rent YoY: ▲ 2.61%
• 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

+538.9% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $115,000 CRMLS
• 2026-05-12 Relisted — CRMLS
• 2026-05-11 Listing Removed — CRMLS
• 2025-12-04 Price Changed $117,900 CRMLS
• 2025-11-10 Listed $125,000 CRMLS
• 2013-04-16 Listing Removed — CRMLS
• 2013-03-10 Listed $28,000 CRMLS
• 1986-03-07 Sold (Public Records) $18,000 Public Records

Property tax history

-9.1%/yr

Latest (2014): $323 · -12.1% YoY. Source: county tax records.