30505 Canyon Hls #2504 · Lake Elsinore, CA 92532

$399,888

2 bd · 2.5 ba · 1,274 sqft · Condo public records · 31 Days on market

Built 2007 $314/sqft · 6% below area Est $427k · 6% under $300/mo HOA · 10% 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 +10.3/15.0
• Appreciation +9.2/10.0
• Cash flow +6.0/30.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.7/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0

Listing remarks MLS

Don't miss out on this 2 bedroom 3 bathroom condo located close to Canyon Lake, 15 / 215 freeways, shopping, hiking, restaurants, Lake Elsinore Outlet mall, Lake Elsinore, and so much more. The great community features a large swimming pool, spa, BBQ area with fireplace and spacious seating, kids playground, club house with a banquet, meeting room, kitchen, office station, steam room, sauna, spacious gym, and kids area. Walk inside and be greeted with an open floor plan with the kitchen opening to the living room. Walk right out to the 2 car garage for convenience/storage/quick access. Walk upstairs and find a great hallway desk area for homework/work/drawing/crafting etc. Large master bedroom with full master bathroom and walk in closet plus linen closet. Indoor laundry, 2nd bedroom with its own bathroom and so much more. Don't miss out on this great opportunity. Come and see it before it's to late.

Key facts

• $300 HOA
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Community contains approximately 150 units
• HOA & community: Part of Brookview Terrace association; Association fee $300 monthly; Onsite property management; Maintenance of front yard included; Community amenities: pool, spa, clubhouse, gym, playground, picnic area

Exterior

• Parking: Attached 2-car garage; Two parking spaces total
• Utilities: Public sewer; District/Public water
• Home design: Condominium; House structure type; Two stories; Entry on primary level
• Construction: Attached property with 2+ common walls; Year built source: public records
• Exterior features: Community/association pool and spa; Association-maintained front yard; Playground; Clubhouse; Gym/exercise room; Picnic area; Community features include curbs, sidewalks, biking paths, park, and dog park; Has a view; Attached property (condominium)

Interior

• Kitchen: Kitchen (appliances not listed)
• Bedrooms: Two primary bedrooms upstairs; All bedrooms upstairs
• Bathrooms: Two full bathrooms; One half bathroom on main level
• Heating & cooling: Central heating (central furnace); Central cooling
• Interior features: Two-level home; Entry on main level; Main-level half bathroom; Living room with fireplace; Two primary bedrooms; All bedrooms located upstairs; Laundry room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $400k.

Deal economics

• At list price, monthly cash flow is $-756 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (33.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $305k (23.7% below list).
• Recommended offer: $266k (33.4% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 3.3% in Lake Elsinore — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 62/100 on livability (#510 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B, employment B; Watch: amenities D, commute F, cost of living F.
• Lake Elsinore Unified (suburban): math 34% / reading 49% proficiency, ranked #210 of 517 in CA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cottonwood Canyon Elementary (math 54% / reading 54%, grade C, #311 of 1,571 statewide, top 21%, 789 students, 50% FRL); Canyon Lake Middle (math 44% / reading 64%, grade B-, #78 of 498 statewide, top 15%, 955 students, 51% FRL); Elsinore High (math 24% / reading 75%, grade D+, #332 of 1,170 statewide, top 30%, 2,122 students, 71% FRL).
• Market conditions: Rents flat; 120 active listings in the ZIP; 8 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).

Forward outlook

• In year one you build about $36k of equity ($3k loan paydown + $33k appreciation (8.3% local appreciation)).
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,286 (33.4% 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 31 days. Have you received any prior offers? Is the seller open to a 33% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 4.02%
• Cash-on-cash: -8.11%
• DSCR: 0.64
• GRM: 10.9

CMA / ARV

• ARV (median comp): $426,908
• List price: $399,888
• Delta: -2.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

8.35% appreciation · 0.96% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 2.07×
• Total profit: $119,653
• Equity at exit: $313,313

10-year hold

• IRR: 13.6%
• Equity multiple: 4.33×
• Total profit: $372,366
• Equity at exit: $631,217

Cash invested: $111,969 (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 92532

• Home prices YoY: 2.7%
• Rents YoY: 1.0%
• Active inventory: 120
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $3,053 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$604 /mo · $7,249/yr
• Insurance: −$167
• HOA: −$300
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $-756

Break-even live

Break-even rent $4,010

Max offer price $266,286

Occupancy floor —

Sensitivity live

Price	-10% $-530	-5% $-643	+0% $-756	+5% $-869	+10% $-983
Rent	-10% $-997	-5% $-877	+0% $-756	+5% $-636	+10% $-515
Rate	-1.0pp $-555	-0.5pp $-655	base $-756	+0.5pp $-860	+1.0pp $-965

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: $99,972
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30505 Canyon Hills Rd #1502 Lake Elsinore, CA	3.0	2.5	1565	$3,500	$2.24	20d	1	0.02mi
30505 Canyon Hills Rd Lake Elsinore, CA	2.0	2.5	1274	$2,725	$2.14	45d	2	0.07mi
24024 Roybal Way Lake Elsinore, CA	3.0	2.5	1792	$3,400	$1.90	18d	1	0.73mi
30820 Early Round Dr Canyon Lake, CA	3.0	2.0	1408	$3,450	$2.45	7d	1	0.75mi
24024 Savory Way Lake Elsinore, CA	3.0	2.5	1805	$3,000	$1.66	45d	1	0.84mi
34281 Woodmont Lake Elsinore, CA	3.0	2.5	1767	$2,995	$1.69	12d	1	0.84mi
22910 Pheasant Dr Canyon Lake, CA	3.0	2.0	1535	$3,500	$2.28	26d	1	0.96mi
22392 Canyon Club Dr Canyon Lake, CA	2.0	2.0	1423	$2,600	$1.83	45d	1	1.46mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-21
   days on market $399,888 Active 31 DOM
2. 2026-06-17
   days on market $399,888 Active 28 DOM
3. 2026-06-16
   days on market $399,888 Active 27 DOM
4. 2026-06-15
   days on market $399,888 Active 26 DOM
5. 2026-06-13
   days on market $399,888 Active 24 DOM
6. 2026-06-13
   days on market $399,888 Active 23 DOM
7. 2026-06-09
   days on market $399,888 Active 20 DOM
8. 2026-06-08
   days on market $399,888 Active 19 DOM
9. 2026-06-07
   days on market $399,888 Active 18 DOM
10. 2026-06-03
    days on market $399,888 Active 16 DOM
11. 2026-06-02
    days on market $399,888 Active 15 DOM
12. 2026-06-01
    days on market $399,888 Active 14 DOM
13. 2026-05-31
    days on market $399,888 Active 13 DOM
14. 2026-05-18
    listed $399,888 Active
15. 2026-05-04
    historical
16. 2026-04-28
    price $418,000
17. 2026-04-24
    status Active
18. 2026-04-06
    historical Active Under Contract
19. 2026-03-18
    price $419,000
20. 2026-03-13
    price $434,887
21. 2026-03-02
    status Active
22. 2026-02-26
    status Active
23. 2026-01-29
    status Active
24. 2026-01-20
    status Active
25. 2026-01-06
    status Active
26. 2025-12-17
    status Active
27. 2025-11-26
    listed $434,888 Active
28. 2025-11-06
    historical
29. 2024-07-21
    listed $2,800
30. 2024-07-07
    historical $2,800
31. 2024-06-11
    listed $2,800
32. 2022-07-21
    soldstatus $430,000 Closed Sale

    Show marketing remark (913 chars)

    Don't miss out on this 2 bedroom 3 bathroom condo located close to Canyon Lake, 15 / 215 freeways, shopping, hiking, restaurants, Lake Elsinore Outlet mall, Lake Elsinore, and so much more. The great community features a large swimming pool, spa, BBQ area with fireplace and spacious seating, kids playground, club house with a banquet, meeting room, kitchen, office station, steam room, sauna, spacious gym, and kids area. Walk inside and be greeted with an open floor plan with the kitchen opening to the living room. Walk right out to the 2 car garage for convenience/storage/quick access. Walk upstairs and find a great hallway desk area for homework/work/drawing/crafting etc. Large master bedroom with full master bathroom and walk in closet plus linen closet. Indoor laundry, 2nd bedroom with its own bathroom and so much more. Don't miss out on this great opportunity. Come and see it before it's to late.

33. 2022-06-14
    historical Active Under Contract

    Show marketing remark (913 chars)

    Don't miss out on this 2 bedroom 3 bathroom condo located close to Canyon Lake, 15 / 215 freeways, shopping, hiking, restaurants, Lake Elsinore Outlet mall, Lake Elsinore, and so much more. The great community features a large swimming pool, spa, BBQ area with fireplace and spacious seating, kids playground, club house with a banquet, meeting room, kitchen, office station, steam room, sauna, spacious gym, and kids area. Walk inside and be greeted with an open floor plan with the kitchen opening to the living room. Walk right out to the 2 car garage for convenience/storage/quick access. Walk upstairs and find a great hallway desk area for homework/work/drawing/crafting etc. Large master bedroom with full master bathroom and walk in closet plus linen closet. Indoor laundry, 2nd bedroom with its own bathroom and so much more. Don't miss out on this great opportunity. Come and see it before it's to late.

34. 2022-06-01
    listed $385,000 Active

    Show marketing remark (913 chars)

    Don't miss out on this 2 bedroom 3 bathroom condo located close to Canyon Lake, 15 / 215 freeways, shopping, hiking, restaurants, Lake Elsinore Outlet mall, Lake Elsinore, and so much more. The great community features a large swimming pool, spa, BBQ area with fireplace and spacious seating, kids playground, club house with a banquet, meeting room, kitchen, office station, steam room, sauna, spacious gym, and kids area. Walk inside and be greeted with an open floor plan with the kitchen opening to the living room. Walk right out to the 2 car garage for convenience/storage/quick access. Walk upstairs and find a great hallway desk area for homework/work/drawing/crafting etc. Large master bedroom with full master bathroom and walk in closet plus linen closet. Indoor laundry, 2nd bedroom with its own bathroom and so much more. Don't miss out on this great opportunity. Come and see it before it's to late.

35. 2020-07-10
    soldstatus $282,000 Closed Sale
36. 2020-05-27
    status Pending Sale
37. 2020-04-19
    listed $290,000 Active
38. 2018-12-26
    soldstatus $259,000 Closed Sale
39. 2018-12-26
    soldstatus $259,000
40. 2018-12-06
    status Pending Sale
41. 2018-10-16
    listed $259,000 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: $7,249 · $604/mo
• Projected year-2 tax: $7,249 · $604/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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,630
• − Mortgage interest: −$22,400
• − Property taxes: −$7,249
• − Insurance: −$1,999
• − Repairs & maintenance: −$2,930
• − Management: −$2,930
• − HOA: −$3,600
• − Depreciation: −$11,633
• Taxable loss: −$16,112
• Est. tax savings @ 24.0%: +$3,867
• After-tax cash flow: $-5,209/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: Lake Elsinore Unified
• NCES district ID: 0600027
• Math proficiency: 34% ▲ 5.00%
• Reading proficiency: 49% ▲ 8.00%
• Median HH income: $63,829
• Composite: 37.01/100
• National rank: #4518
• State rank: #210 of 517 in CA

Livability — Lake Elsinore

• Score: 62/100
• State rank: #510
• US rank: #17250

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Elsinore, CA
• County: Riverside County · 2,287,001 people
• City population: 89,823
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 28,055
• Household income: $122,312
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 691.0

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 0.69)
• Race & ethnicity: White 40% Hispanic / Latino 37% Two or more races 19% Asian 10% Black 7%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Romanian 2% Slovak 1% Portuguese 1%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 67% English-only · Spanish 24% Tagalog/Filipino 4% Russian/Polish/Slavic 2%

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: ▲ 8.35%
• Current HPI: 315.9846
• Rent YoY: ▲ 0.96%
• 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

-98.9% since first listed

31 events — show timeline

• 2026-06-18 Relisted — CRMLS
• 2026-06-17 Rental Removed $2,800 REDFIN
• 2026-06-05 Relisted — CRMLS
• 2026-05-18 Listed $399,888 CRMLS
• 2026-05-04 Listing Removed — CRMLS
• 2026-04-28 Price Changed $418,000 CRMLS
• 2026-04-24 Relisted — CRMLS
• 2026-04-06 Contingent — CRMLS
• 2026-03-18 Price Changed $419,000 CRMLS
• 2026-03-13 Price Changed $434,887 CRMLS
• 2026-03-02 Relisted — CRMLS
• 2026-02-26 Relisted — CRMLS
• 2026-01-29 Relisted — CRMLS
• 2026-01-20 Relisted — CRMLS
• 2026-01-06 Relisted — CRMLS
• 2025-12-17 Relisted — CRMLS
• 2025-11-26 Listed $434,888 CRMLS
• 2025-11-06 Coming Soon — CRMLS
• 2024-07-21 Listed for Rent $2,800 REDFIN
• 2024-07-07 Rental Removed $2,800 REDFIN
• 2024-06-11 Listed for Rent $2,800 REDFIN
• 2022-07-21 Sold (MLS) $430,000 CRMLS
• 2022-06-14 Contingent — CRMLS
• 2022-06-01 Listed $385,000 CRMLS
• 2020-07-10 Sold (MLS) $282,000 CRMLS
• 2020-05-27 Pending — CRMLS
• 2020-04-19 Listed $290,000 CRMLS
• 2018-12-26 Sold (Public Records) $259,000 Public Records
• 2018-12-26 Sold (MLS) $259,000 CRMLS
• 2018-12-06 Pending — CRMLS
• 2018-10-16 Listed $259,000 CRMLS

Property tax history

+3.4%/yr

Latest (2025): $7,249 · +1.7% YoY. Source: county tax records.