34495 Agave Dr #4110 · French Valley, CA 92596

$430,000

3 bd · 2.5 ba · 1,400 sqft · Townhouse · 2 Days on market

Built 2022 1,002 sqft lot $307/sqft · 8% below area Est $466k · 8% under $305/mo HOA · 9% of rent

---

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 +10.9/15.0
• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• Schools +5.7/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• DSCR +2.1/10.0

Listing remarks MLS

Welcome to 34495 Agave Drive #4110, Winchester, CA 92596 — ELEVATING ESTATES REDEFINING LUXURY This beautifully designed townhome offers refined, low-maintenance living in one of Southern California’s rapidly expanding residential corridors. From the moment you enter, you’re greeted with a light-filled, open-concept layout curated for both comfort and style. The expansive living and dining areas flow effortlessly into a sophisticated kitchen featuring sleek surfaces, abundant cabinetry, and a spacious island ideal for entertaining or everyday gatherings. Upstairs, the private quarters deliver a true retreat. The primary suite offers a serene escape with generous proportions, a well-appointed ensuite bath, and ample closet space. Additional bedrooms provide flexibility for a home office, guest accommodations, or future growth — making this an ideal investment in both lifestyle and long-term value. Beyond the home itself, this community offers the ease and convenience today’s buyers demand — beautifully maintained grounds, desirable amenities, and proximity to shopping, dining, parks, and commuter routes. Winchester continues to experience strong residential growth, new infrastructure, and expanding retail development, positioning homeowners here to benefit from future appreciation while enjoying today’s attainable price point. For first-time buyers, this is a rare opportunity to step into homeownership in a high-growth market without compromising on style, quality, or location. For move-up buyers, it offers lock-and-leave convenience with an elevated design. Modern. Strategic. Smart. Secure your place in Winchester’s next chapter — schedule your private tour today.

Key facts

• Move-in-ready home
• Community amenities
• Owned solar

Tags

• OPEN-CONCEPT FLOOR PLAN
• WELL-DESIGNED KITCHEN
• OWNED SOLAR
• MOUNTAIN AND VALLEY VIEWS
• COMMUNITY AMENITIES
• MOVE-IN-READY HOME

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $430k.

Deal economics

• At list price, monthly cash flow is $-423 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $355k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $338k (21.4% below list).
• Recommended offer: $338k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.6% in French Valley — 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 59/100 on livability (#655 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+; Watch: schools D-, crime D-, amenities F.
• Temecula Valley Unified (urban): math 55% / reading 69% proficiency, ranked #173 of 1,400 in CA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.8%/yr); 355 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• This rent runs 31% of the median local income ($133k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $46k of equity ($3k loan paydown + $43k appreciation (10.0% 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 ~$74k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $337,920 (21.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.21%
• DSCR: 0.81
• GRM: 10.6

CMA / ARV

• ARV (median comp): $465,685
• List price: $430,000
• Delta: 0.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34495 Agave Dr #34107	0.01mi	3/2.5	1,408 (+1%)	2mo	$465,000	$330	97
34495 Agave Dr #10110	0.03mi	3/2.5	1,408 (+1%)	2mo	$460,000	$327	96
34495 Agave Dr #23104	0.03mi	3/2.5	1,408 (+1%)	6mo	$439,000	$312	92
34495 Agave Dr #8108	0.03mi	3/2.5	1,408 (+1%)	8mo	$435,000	$309	91
34495 Agave Dr #34105	0.01mi	3/2.5	1,408 (+1%)	11mo	$500,000	$355	89
34495 Agave Dr #8110	0.03mi	3/2.5	1,399 (-0%)	14mo	$443,000	$317	87
34495 Agave Dr #20106	0.03mi	3/2.5	1,484 (+6%)	3mo	$450,000	$303	86
34495 Agave Dr #29104	0.03mi	3/2.5	1,399 (-0%)	16mo	$471,990	$337	85
34495 Agave Dr #14106	0.03mi	3/2.5	1,484 (+6%)	5mo	$467,000	$315	85
34495 Agave Dr #30105	0.03mi	3/2.5	1,408 (+1%)	16mo	$471,990	$335	84
34495 Agave Dr #1107	0.00mi	3/2.5	1,404 (+0%)	23mo	$465,000	$331	80
34495 Agave Dr #10106	0.03mi	3/2.5	1,399 (-0%)	24mo	$470,000	$336	78

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.64×
• Total profit: $197,498
• Equity at exit: $387,378

10-year hold

• IRR: 18.0%
• Equity multiple: 5.86×
• Total profit: $585,280
• Equity at exit: $835,395

Cash invested: $120,400 (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 92596

• Home prices YoY: 3.9%
• Rents YoY: -0.8%
• Active inventory: 355
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $3,379 high
• Mortgage (P&I): −$2,255
• Tax from tax record: −$353 /mo · $4,236/yr
• Insurance: −$179
• HOA: −$305
• Vacancy / Maint / Mgmt: −$710
• Net cashflow: $-423

Break-even live

Break-even rent $3,914

Max offer price $355,352

Occupancy floor —

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34495 Agave Dr #20106 Winchester, CA	3.0	2.5	1400	$3,050	$2.18	18d	1	0.05mi
34495 Agave Dr Bldg 24 Winchester, CA	3.0	2.5	1400	$2,645	$1.89	24d	1	0.05mi
34495 Agave Dr #1105 Winchester, CA	3.0	2.5	1399	$3,250	$2.32	10d	1	0.05mi
34875 Pourroy Rd Winchester, CA	1.0–2.0	1.0–2.0	976	$2,980	$3.05	1d	1	0.59mi
33014 Marin Fields Rd Winchester, CA	4.0	2.0	1779	$3,795	$2.13	43d	1	0.78mi
34543 Ciruela AVE French Valley, CA	3.0	2.5	1497	$3,400	$2.27	1d	1	0.94mi
31647 Angel Aura Dr Winchester, CA	3.0	2.5	1711	$3,195	$1.87	16d	1	0.94mi
31629 Angel Aura Dr Winchester, CA	3.0	3.0	1711	$3,099	$1.81	21d	1	0.94mi

HOA detail

• Monthly dues: $305 · $3,660/yr
• Likely covers: landscaping

Listing history 10 events

1. 2026-06-18
   days on market $430,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   pricedays on marketlisting id $430,000 Active 1 DOM
4. 2026-06-04
   days on market $469,000 Active 92 DOM
5. 2026-06-03
   days on market $469,000 Active 91 DOM
6. 2026-06-02
   days on market $469,000 Active 90 DOM
7. 2026-06-01
   days on market $469,000 Active 89 DOM
8. 2026-05-31
   days on market $469,000 Active 88 DOM
9. 2026-03-04
   listed $469,000 Active 1750-char remark

   Show marketing remark (1750 chars)

   Welcome to 34495 Agave Drive #4110, Winchester, CA 92596 — ELEVATING ESTATES REDEFINING LUXURY This beautifully designed townhome offers refined, low-maintenance living in one of Southern California’s rapidly expanding residential corridors. From the moment you enter, you’re greeted with a light-filled, open-concept layout curated for both comfort and style. The expansive living and dining areas flow effortlessly into a sophisticated kitchen featuring sleek surfaces, abundant cabinetry, and a spacious island ideal for entertaining or everyday gatherings. Upstairs, the private quarters deliver a true retreat. The primary suite offers a serene escape with generous proportions, a well-appointed ensuite bath, and ample closet space. Additional bedrooms provide flexibility for a home office, guest accommodations, or future growth — making this an ideal investment in both lifestyle and long-term value. Beyond the home itself, this community offers the ease and convenience today’s buyers demand — beautifully maintained grounds, desirable amenities, and proximity to shopping, dining, parks, and commuter routes. Winchester continues to experience strong residential growth, new infrastructure, and expanding retail development, positioning homeowners here to benefit from future appreciation while enjoying today’s attainable price point. For first-time buyers, this is a rare opportunity to step into homeownership in a high-growth market without compromising on style, quality, or location. For move-up buyers, it offers lock-and-leave convenience with an elevated design. Modern. Strategic. Smart. Secure your place in Winchester’s next chapter — schedule your private tour today.

10. 2026-03-04
    historical $469,000 1750-char remark

    Show marketing remark (1750 chars)

    Welcome to 34495 Agave Drive #4110, Winchester, CA 92596 — ELEVATING ESTATES REDEFINING LUXURY This beautifully designed townhome offers refined, low-maintenance living in one of Southern California’s rapidly expanding residential corridors. From the moment you enter, you’re greeted with a light-filled, open-concept layout curated for both comfort and style. The expansive living and dining areas flow effortlessly into a sophisticated kitchen featuring sleek surfaces, abundant cabinetry, and a spacious island ideal for entertaining or everyday gatherings. Upstairs, the private quarters deliver a true retreat. The primary suite offers a serene escape with generous proportions, a well-appointed ensuite bath, and ample closet space. Additional bedrooms provide flexibility for a home office, guest accommodations, or future growth — making this an ideal investment in both lifestyle and long-term value. Beyond the home itself, this community offers the ease and convenience today’s buyers demand — beautifully maintained grounds, desirable amenities, and proximity to shopping, dining, parks, and commuter routes. Winchester continues to experience strong residential growth, new infrastructure, and expanding retail development, positioning homeowners here to benefit from future appreciation while enjoying today’s attainable price point. For first-time buyers, this is a rare opportunity to step into homeownership in a high-growth market without compromising on style, quality, or location. For move-up buyers, it offers lock-and-leave convenience with an elevated design. Modern. Strategic. Smart. Secure your place in Winchester’s next chapter — schedule your private tour today.

ⓘ 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: $4,236 · $353/mo
• Projected year-2 tax: $4,236 · $353/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $40,550
• − Mortgage interest: −$24,087
• − Property taxes: −$4,236
• − Insurance: −$2,150
• − Repairs & maintenance: −$3,244
• − Management: −$3,244
• − HOA: −$3,660
• − Depreciation: −$12,509
• Taxable loss: −$12,579
• Est. tax savings @ 24.0%: +$3,019
• After-tax cash flow: $-2,052/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: Temecula Valley Unified
• NCES district ID: 0600028
• Math proficiency: 55% ▲ 1.00%
• Reading proficiency: 69% ▲ 1.00%
• Median HH income: $84,032
• Composite: 57.48/100
• National rank: #2264
• State rank: #173 of 1400 in CA

Livability — French Valley

• Score: 59/100
• State rank: #655
• US rank: #20351

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: French Valley, CA
• County: Riverside County · 2,287,001 people
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 38,981
• Household income: $132,538
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 591.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 38% Hispanic / Latino 34% Two or more races 16% Asian 12% Black 6% Pacific Islander 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Slovak 3% Italian 2% Portuguese 1%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 16% Tagalog/Filipino 4% Vietnamese 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: ▲ 12.43%
• Current HPI: 332.169
• Rent YoY: ▼ -0.79%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-04 Listed $469,000 CRMLS
• 2026-03-04 Coming Soon $469,000 CRMLS