318 N Carlton Ave · Blythe, CA 92225

$139,800

3 bd · 1.0 ba · 1,122 sqft · SingleFamily · 37 Days on market

Built 1955 0.32 ac lot $125/sqft · 18% below area Est $170k · 18% under

---

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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.9/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own a charming 3-bedroom, 1-bath home—perfect as a starter home or investment property. Situated on an extra-large lot with a detached garage, this property offers plenty of space for parking, storage, or future expansion. Don't miss the potential this home has to offer.

Key facts

• Extra-large lot
• Future expansion
• Space for storage

Tags

• EXTRA-LARGE LOT
• DETACHED GARAGE
• SPACE FOR PARKING
• SPACE FOR STORAGE
• FUTURE EXPANSION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 192 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $967 of loan paydown is wiped out by about $4k 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 37 days — a 3% lower offer ($136k) 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 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,606 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.09% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.68%
• DSCR: 1.43
• GRM: 7.7

CMA / ARV

• ARV (median comp): $170,215
• List price: $139,800
• Delta: -17.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 N Carlton Ave	0.00mi	3/1.0	1,122 (0%)	0mo	$139,105	$124	100
441 N Willow St	0.31mi	3/2.0	1,132 (+1%)	2mo	$215,000	$190	79
491 N Willow St	0.33mi	3/2.0	1,132 (+1%)	6mo	$220,000	$194	74
310 N Lovekin Blvd	0.26mi	3/1.5	1,132 (+1%)	17mo	$142,000	$125	70
725 W Chanslor Way	0.33mi	3/2.0	1,248 (+11%)	7mo	$130,000	$104	56
1325 W Michigan Ave	0.12mi	3/1.0	1,272 (+13%)	22mo	$190,000	$149	54
560 Parker Pl	0.69mi	3/2.0	1,176 (+5%)	3mo	$220,000	$187	54
1366 W San Gorgonio St	0.18mi	3/1.0	1,248 (+11%)	23mo	$190,000	$152	53
300 N Lovekin Blvd	0.26mi	3/2.0	1,242 (+11%)	22mo	$200,000	$161	48
680 W California St	0.39mi	3/1.0	1,020 (-9%)	23mo	$135,000	$132	47
660 Parker Pl	0.64mi	2/2.0 (-1)	1,276 (+14%)	3mo	$215,000	$168	35

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: -1.7%
• Equity multiple: 0.93×
• Total profit: $-2,572
• Equity at exit: $20,845

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $23,543
• Equity at exit: $12,087

Cash invested: $39,144 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,519 high
• Mortgage (P&I): −$733
• Tax from tax record: −$93 /mo · $1,113/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $316

Break-even live

Break-even rent $1,119

Max offer price $139,800

Occupancy floor 74%

Sensitivity live

Price	-10% $395	-5% $355	+0% $316	+5% $276	+10% $237
Rent	-10% $196	-5% $256	+0% $316	+5% $376	+10% $436
Rate	-1.0pp $386	-0.5pp $351	base $316	+0.5pp $280	+1.0pp $243

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: $34,950
• Closing costs: $4,194
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
381 San Luis Way Blythe, CA	4.0	2.0	1316	$1,800	$1.37	45d	1	0.08mi
400 N Palm Dr Blythe, CA	2.0–3.0	1.0–1.5	928	$1,100	$1.18	14d	1	0.43mi
450 W Barnard St Blythe, CA	2.0–3.0	1.0–2.0	935	$1,095	$1.17	14d	2	0.49mi
238 E Rice St Blythe, CA	2.0	1.0	800	$1,100	$1.38	45d	1	1.00mi
551 S 3rd St Blythe, CA	2.0–3.0	1.0–2.0	885	$1,120	$1.27	14d	9	1.29mi
10340 E Vernon Ave Unit 1 Blythe, CA	2.0	1.0	800	$1,195	$1.49	14d	1	1.37mi
10340 E Vernon Ave Blythe, CA	2.0	1.0	800	$1,195	$1.49	45d	1	1.37mi

Listing history 4 events

1. 2026-05-07
   status Pending 298-char remark

   Show marketing remark (298 chars)

   Great opportunity to own a charming 3-bedroom, 1-bath home—perfect as a starter home or investment property. Situated on an extra-large lot with a detached garage, this property offers plenty of space for parking, storage, or future expansion. Don't miss the potential this home has to offer.

2. 2026-04-07
   status Active 298-char remark

   Show marketing remark (298 chars)

   Great opportunity to own a charming 3-bedroom, 1-bath home—perfect as a starter home or investment property. Situated on an extra-large lot with a detached garage, this property offers plenty of space for parking, storage, or future expansion. Don't miss the potential this home has to offer.

3. 2026-02-09
   status Pending 298-char remark

   Show marketing remark (298 chars)

   Great opportunity to own a charming 3-bedroom, 1-bath home—perfect as a starter home or investment property. Situated on an extra-large lot with a detached garage, this property offers plenty of space for parking, storage, or future expansion. Don't miss the potential this home has to offer.

4. 2026-02-02
   listed $139,800 Active 298-char remark

   Show marketing remark (298 chars)

   Great opportunity to own a charming 3-bedroom, 1-bath home—perfect as a starter home or investment property. Situated on an extra-large lot with a detached garage, this property offers plenty of space for parking, storage, or future expansion. Don't miss the potential this home has to offer.

ⓘ 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: $1,113 · $93/mo
• Projected year-2 tax: $1,113 · $93/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 D · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥116°F today · 19 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: $18,225
• − Mortgage interest: −$7,831
• − Property taxes: −$1,113
• − Insurance: −$699
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$4,067
• Taxable income: $1,600
• Est. tax owed @ 24.0%: −$384
• After-tax cash flow: $3,405/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: 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

4 events — show timeline

• 2026-05-07 Pending — GPSMLS
• 2026-04-07 Relisted — GPSMLS
• 2026-02-09 Pending — GPSMLS
• 2026-02-02 Listed $139,800 GPSMLS

Property tax history

+10.4%/yr

Latest (2025): $1,113 · +272.8% YoY. Source: county tax records.