14865 Kirkwood St · Ripley, CA 92225

$70,000

1 bd · 1.0 ba · 1,440 sqft · SingleFamily · 75 Days on market

Built 1946 Poor condition 0.30 ac lot ↓ 42% 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
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.2/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special – Priced for Quick Sale! Rare Opportunity on a 13,068 Sq Ft (0.30 acre) corner lot featuring a ±940 Sq Ft commercial building in need of full remodel and a ±500 Sq Ft 1 bed / 1 bath mobile home with upside potential. Ideal for investors, flippers, or owner-users looking to create a live/work space, rental income, or small business location. Strong value-add with flexible use potential, excellent visibility, and quick access to I-10. Utilities previously connected. Sold As-Is. Seller is highly motivated and open to offers—priced to sell immediately! Do Not Miss This Opportunity!

Key facts

• 0.3 acre lot
• Built 1946
• Listed 74 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 44/100 on livability (#1,328 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, cost of living A-; Watch: crime F, amenities F, employment 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.
• Zoned schools: Ruth Brown Elementary (614 students, 88% FRL); Palo Verde High (820 students, 76% FRL) — zoned schools average 82% FRL vs 64% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 192 active listings in the ZIP; 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 $484 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,800 (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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 1.99% ✓
• Cap rate: 16.82%
• Cash-on-cash: 37.60%
• DSCR: 2.67
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 33.6%
• Equity multiple: 2.42×
• Total profit: $27,787
• Equity at exit: $10,437

10-year hold

• IRR: 40.5%
• Equity multiple: 4.81×
• Total profit: $74,642
• Equity at exit: $6,052

Cash invested: $19,600 (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: 192
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,390 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $614

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 51%

Sensitivity live

Price	-10% $662	-5% $638	+0% $614	+5% $590	+10% $566
Rent	-10% $504	-5% $559	+0% $614	+5% $669	+10% $724
Rate	-1.0pp $649	-0.5pp $632	base $614	+0.5pp $596	+1.0pp $577

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $70,000 Active 75 DOM
2. 2026-06-19
   days on market $70,000 Active 73 DOM
3. 2026-06-18
   days on market $70,000 Active 72 DOM
4. 2026-06-17
   days on market $70,000 Active 71 DOM
5. 2026-06-16
   days on market $70,000 Active 70 DOM
6. 2026-06-15
   days on market $70,000 Active 69 DOM
7. 2026-06-14
   days on market $70,000 Active 67 DOM
8. 2026-06-12
   days on market $70,000 Active 66 DOM
9. 2026-06-09
   days on market $70,000 Active 63 DOM
10. 2026-06-08
    days on market $70,000 Active 62 DOM
11. 2026-06-07
    days on market $70,000 Active 61 DOM
12. 2026-06-07
    days on market $70,000 Active 60 DOM
13. 2026-06-04
    days on market $70,000 Active 57 DOM
14. 2026-06-02
    days on market $70,000 Active 56 DOM
15. 2026-06-01
    days on market $70,000 Active 55 DOM
16. 2026-05-31
    days on market $70,000 Active 54 DOM
17. 2026-05-31
    days on market $70,000 Active 53 DOM
18. 2026-04-07
    listed $70,000 Active 627-char remark

    Show marketing remark (627 chars)

    Investor Special – Priced for Quick Sale! Rare Opportunity on a 13,068 Sq Ft (0.30 acre) corner lot featuring a ±940 Sq Ft commercial building in need of full remodel and a ±500 Sq Ft 1 bed / 1 bath mobile home with upside potential. Ideal for investors, flippers, or owner-users looking to create a live/work space, rental income, or small business location. Strong value-add with flexible use potential, excellent visibility, and quick access to I-10. Utilities previously connected. Sold As-Is. Seller is highly motivated and open to offers—priced to sell immediately! Do Not Miss This Opportunity!

19. 2026-03-31
    historical
20. 2025-10-09
    price $105,000
21. 2025-08-27
    listed $120,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 8 d/yr ≥115°F today · 21 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: $16,676
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$2,036
• Taxable income: $6,650
• Est. tax owed @ 24.0%: −$1,596
• After-tax cash flow: $5,773/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

Poor 20/100 Extensive rehab

This property requires extensive renovation and repairs, including structural, interior, and HVAC work. Full renovation is recommended to create a livable space with improved aesthetics and functionality.

Repairs flagged

• Major ceiling — Exposed and damaged
• Major roof — Exposed and damaged
• Major flooring — Exposed and damaged
• Major interior walls — Exposed and damaged
• Major kitchen cabinets — Exposed and missing
• Major bathroom cabinets — Exposed and missing
• Major HVAC — Exposed and missing

Value-add opportunities

• Both full renovation — Creates a livable space with improved aesthetics and functionality
• Both landscaping — Enhances curb appeal and property value
• Both HVAC upgrade — Improves comfort and energy efficiency
• Both exterior siding repair — Restores structural integrity and enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
ceiling · Exposed and damaged	Major	$15,000–50,000
roof · Exposed and damaged	Major	$15,000–50,000
flooring · Exposed and damaged	Major	$15,000–50,000
interior walls · Exposed and damaged	Major	$15,000–50,000
kitchen cabinets · Exposed and missing	Major	$15,000–50,000
bathroom cabinets · Exposed and missing	Major	$15,000–50,000
HVAC · Exposed and missing	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both full renovation — Creates a livable space with improved aesthetics and functionality ↑
• Both landscaping — Enhances curb appeal and property value ↑
• Both HVAC upgrade — Improves comfort and energy efficiency ↑
• Both exterior siding repair — Restores structural integrity and enhances curb appeal ↑

ⓘ 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 — Ripley

• Score: 44/100
• State rank: #1328
• US rank: #26752

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ripley, 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

-41.7% since first listed

4 events — show timeline

• 2026-04-07 Listed $70,000 CRMLS
• 2026-03-31 Listing Removed — CRMLS
• 2025-10-09 Price Changed $105,000 CRMLS
• 2025-08-27 Listed $120,000 CRMLS