1341 Palisades St · Perris, CA 92570

$499,000

4 bd · 2.0 ba · 1,230 sqft · SingleFamily public records · 75 Days on market

Built 2002 3,920 sqft lot Est $493k · at est.

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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).

• Cash flow +19.5/30.0
• ARV discount +7.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.7/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Low Taxes and No HOA. Welcome to this cozy 4 Bedroom/ 2 Bath home in Perris. Come home and relax in the living room or go to the eat-in kitchen for a snack. The kitchen features wood flooring, granite countertops and ample cabinet space. Going down the hall, you see the first of the 4 bedrooms. You could possibly use it as a home office. Next you pass the laundry closet with washer and gas dryer hook-ups as well as upper cabinets for storing supplies. Also, down the hallway you pass a full bath with tile flooring. Further down the hall, you find the master suite and 2 more bedrooms. In the backyard is a storage shed which is included in sale. The 2-car garage has direct access to the kitchen so you can get your groceries from the car conveniently. Located just blocks from parks and schools. If you’re the active type, it’s also close to paintball and world-famous skydiving. Perris also boasts the Perris Auto Speedway about 7 miles from this home.

Key facts

• Wood-look flooring
• Recent upgrades
• Open living area

Tags

• LOW TAXES
• NO HOA
• RECENT UPGRADES
• WOOD-LOOK FLOORING
• NEW WINDOWS
• OPEN LIVING AREA

Property features AI

Finance

• Other: Access via paved city streets
• HOA & community: Neighborhood has gutters, curbs, and sidewalks

Exterior

• Parking: Attached garage; Two garage spaces; Driveway; Two total parking spaces; Garage with two doors
• Utilities: Public/district water; Public sewer; sewer connected; Standard electric service; electricity connected; Natural gas available and connected; Cable available; Telephone service available in street; Water connected
• Home design: Single-story house; Entry at ground/front level; No accessory dwelling unit (ADU)
• Construction: House structure; Foundation: None indicated
• Exterior features: Patio present; Front yard; Has a view; No pool

Interior

• Kitchen: Gas range; Microwave; Dishwasher; Water softener; Eating area in the kitchen
• Bedrooms: Four bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Shower-in-tub configuration
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: One-level home with front entry; Living room; All bedrooms on the main level; Main level has two bathrooms
• Laundry & utility: Indoor laundry; Washer hookup; Gas dryer hookup; Laundry located in a closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $499k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $486k (2.5% below list).
• Recommended offer: $469k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.7% in Perris — 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 67/100 on livability (#322 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute B; Watch: crime C-, health & safety D, schools F.
• Perris Union High (suburban): math 21% / reading 48% proficiency, ranked #282 of 517 in CA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 205 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $4,865/mo this rent would consume 74% of the median local household income ($79k/yr) (locally 1140% 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 $3k of loan paydown is wiped out by about $15k 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 75 days — a 6% lower offer ($469k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y 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: 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 $469,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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: 0.97% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $493,230
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
942 Front St	0.21mi	3/2.0 (-1)	1,176 (-4%)	10mo	$475,000	$404	70
560 W 10th St	0.48mi	3/2.0 (-1)	1,305 (+6%)	1mo	$349,500	$268	61
242 E 6th	0.59mi	4/2.0	1,302 (+6%)	6mo	$485,000	$373	58
251 W 4th St	0.58mi	3/2.0 (-1)	1,207 (-2%)	13mo	$420,000	$348	54
237 W 6th St	0.44mi	3/2.0 (-1)	1,196 (-3%)	21mo	$450,000	$376	52
468 Birch	0.50mi	3/2.0 (-1)	1,086 (-12%)	3mo	$480,000	$442	50
1682 Sycamore St	0.27mi	3/2.0 (-1)	1,052 (-14%)	14mo	$426,000	$405	47
359 W 2nd St	0.74mi	3/2.0 (-1)	1,200 (-2%)	13mo	$475,000	$396	46
236 W 6th St	0.47mi	3/1.5 (-1)	1,084 (-12%)	8mo	$435,000	$401	45
1917 Teak St	0.52mi	3/2.0 (-1)	1,086 (-12%)	9mo	$435,000	$401	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-45,027
• Equity at exit: $74,403

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $6,847
• Equity at exit: $43,144

Cash invested: $139,720 (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 92570

• Home prices YoY: -11.8%
• Active inventory: 205
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $4,865 medium
• Mortgage (P&I): −$2,617
• Tax from tax record: −$455 /mo · $5,464/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,022
• Net cashflow: $563

Break-even live

Break-even rent $4,152

Max offer price $499,000

Occupancy floor 83%

Sensitivity live

Price	-10% $846	-5% $704	+0% $563	+5% $422	+10% $281
Rent	-10% $179	-5% $371	+0% $563	+5% $755	+10% $947
Rate	-1.0pp $814	-0.5pp $690	base $563	+0.5pp $434	+1.0pp $302

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
154 E 11th St Perris, CA	3.0	2.0	1423	$3,333	$2.34	0d	1	0.25mi
1687 Sycamore St Perris, CA	3.0	2.0	1100	$7,500	$6.82	0d	1	0.28mi
290 Wilson Ave Perris, CA	1.0–3.0	1.0–2.0	875	$1,950	$2.23	0d	7	1.41mi

Listing history 9 events

1. 2026-06-18
   days on market $499,000 Active 75 DOM
2. 2026-06-17
   days on market $499,000 Active 74 DOM
3. 2026-06-16
   days on market $499,000 Active 73 DOM
4. 2026-06-15
   days on market $499,000 Active 72 DOM
5. 2026-06-13
   days on market $499,000 Active 70 DOM
6. 2026-06-13
   days on market $499,000 Active 69 DOM
7. 2026-06-09
   days on market $499,000 Active 66 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $499,000 Active 65 DOM

ⓘ 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: $5,464 · $455/mo
• Projected year-2 tax: $5,464 · $455/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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,377
• − Mortgage interest: −$27,952
• − Property taxes: −$5,464
• − Insurance: −$2,495
• − Repairs & maintenance: −$4,670
• − Management: −$4,670
• − Depreciation: −$14,516
• Taxable loss: −$1,391
• Est. tax savings @ 24.0%: +$334
• After-tax cash flow: $7,091/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: Perris Union High
• NCES district ID: 0630210
• Math proficiency: 21% ▲ 2.00%
• Reading proficiency: 48% ▲ 5.00%
• Median HH income: $49,210
• Composite: 29.75/100
• National rank: #6439
• State rank: #282 of 517 in CA

Livability — Perris

• Score: 67/100
• State rank: #322
• US rank: #10902

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perris, CA
• County: Riverside County · 2,287,001 people
• City population: 118,178
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 58,082
• Household income: $79,393
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 1140.0

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: Predominantly Hispanic (77%)
• Race & ethnicity: Hispanic / Latino 77% Two or more races 15% White 14% Black 4% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 68%
• Common ancestry: Lithuanian 1% Italian 0%
• Foreign-born: 32% · Canada
• Languages at home: 33% English-only · Spanish 65% Tagalog/Filipino 1% Other Indo-European 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: ▼ -61.72%
• Current HPI: 460.1716
• Rent YoY: —
• 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

-61.6% since first listed

29 events — show timeline

• 2026-06-08 Relisted — CRMLS
• 2026-04-24 Relisted — CRMLS
• 2026-04-14 Relisted — CRMLS
• 2026-02-01 Listed $499,000 CRMLS
• 2022-06-22 Sold (Public Records) $450,000 Public Records
• 2022-06-22 Sold (MLS) $450,000 CRMLS
• 2022-05-07 Pending — CRMLS
• 2022-04-25 Listed $439,000 CRMLS
• 2009-01-27 Sold (MLS) $126,000 CRMLS
• 2008-11-12 Listing Removed — CRMLS
• 2008-10-30 Price Changed $109,900 CRMLS
• 2008-09-27 Listed $119,900 CRMLS
• 2008-08-28 Listing Removed — CRMLS
• 2008-07-10 Listing Removed — CRMLS
• 2008-07-08 Listed $165,000 CRMLS
• 2008-06-29 Listed $168,000 CRMLS
• 2008-06-11 Listing Removed — CRMLS
• 2008-06-11 Listing Removed — CRMLS
• 2008-05-07 Price Changed $165,000 CRMLS
• 2008-02-15 Price Changed $193,800 CRMLS
• 2008-02-12 Price Changed $193,800 CRMLS
• 2008-01-12 Price Changed $278,000 CRMLS
• 2008-01-11 Price Changed $278,000 CRMLS
• 2008-01-05 Listed $324,118 CRMLS
• 2008-01-04 Listed $324,118 CRMLS
• 2005-10-27 Sold (MLS) $325,000 CRMLS
• 2005-09-14 Sold (Public Records) $325,000 Public Records
• 2005-06-27 Listed $335,000 CRMLS
• 1991-06-27 Sold (Public Records) $1,300,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $5,464 · +2.5% YoY. Source: county tax records.