911 E Avenue A · Blythe, CA 92225

$110,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 15 Days on market

Built 1950 6,098 sqft lot

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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
• 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

Cash only AS IS 10 day close

Key facts

• 6,098 sq ft lot
• Built 1950
• Listed 15 days

Property features AI

Exterior

• Home design: House
• Construction: Approximately 1,500 sq ft living area
• Exterior features: Lot of approximately 6,098 sq ft

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $734 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: 189 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.62% ✓
• Cap rate: 14.30%
• Cash-on-cash: 28.61%
• DSCR: 2.27
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $223,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
340 N 9th	0.25mi	4/2.0 (+1)	1,571 (+5%)	0mo	$241,000	$153	75
449 N 7th	0.36mi	4/2.0 (+1)	1,524 (+2%)	6mo	$55,000	$36	71
391 N 9th St	0.30mi	4/2.0 (+1)	1,571 (+5%)	5mo	$240,000	$153	69
943 E Murphy St	0.07mi	4/3.0 (+1)	1,599 (+7%)	9mo	$208,000	$130	69
430 N 8th St	0.33mi	4/2.0 (+1)	1,405 (-6%)	2mo	$210,000	$149	67
431 N 9th	0.34mi	3/2.0	1,636 (+9%)	6mo	$210,000	$128	64
480 S Fifth St	0.59mi	3/1.0	1,510 (+1%)	8mo	$180,000	$119	61
361 N 9th St	0.26mi	3/2.0	1,276 (-15%)	3mo	$225,000	$176	60
951 E Avenue B	0.13mi	4/2.0 (+1)	1,282 (-14%)	5mo	$230,000	$179	60
285 N Acacia Ave	0.25mi	2/1.0 (-1)	1,338 (-11%)	5mo	$172,000	$129	58
660 N 9th St	0.61mi	3/2.0	1,282 (-14%)	5mo	$245,000	$191	43
586 N 6th St	0.55mi	4/2.0 (+1)	1,724 (+15%)	13mo	$230,000	$133	34

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: 22.9%
• Equity multiple: 1.94×
• Total profit: $28,910
• Equity at exit: $16,401

10-year hold

• IRR: 30.8%
• Equity multiple: 3.77×
• Total profit: $85,272
• Equity at exit: $9,511

Cash invested: $30,800 (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: 189
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$577
• Tax from tax record: −$47 /mo · $562/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $734

Break-even live

Break-even rent $848

Max offer price $110,000

Occupancy floor 54%

Sensitivity live

Price	-10% $796	-5% $765	+0% $734	+5% $703	+10% $672
Rent	-10% $594	-5% $664	+0% $734	+5% $804	+10% $875
Rate	-1.0pp $790	-0.5pp $762	base $734	+0.5pp $706	+1.0pp $677

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
460 River Valley Ave Blythe, CA	3.0	2.0	1344	$2,600	$1.93	14d	1	0.65mi
450 W Barnard St Blythe, CA	2.0–3.0	1.0–2.0	935	$1,095	$1.17	14d	2	0.85mi
400 N Palm Dr Blythe, CA	2.0–3.0	1.0–1.5	928	$1,100	$1.18	14d	1	0.93mi
381 San Luis Way Blythe, CA	4.0	2.0	1316	$1,800	$1.37	44d	1	1.42mi
2200 E Donlon St Unit 2476 B Blythe, CA	3.0	2.0	1125	$1,395	$1.24	14d	1	1.45mi

Listing history 12 events

1. 2026-06-19
   days on market $110,000 Active 15 DOM
2. 2026-06-18
   days on market $110,000 Active 14 DOM
3. 2026-06-17
   days on market $110,000 Active 13 DOM
4. 2026-06-16
   days on market $110,000 Active 12 DOM
5. 2026-06-15
   days on market $110,000 Active 11 DOM
6. 2026-06-14
   days on market $110,000 Active 9 DOM
7. 2026-06-12
   days on market $110,000 Active 8 DOM
8. 2026-06-09
   days on market $110,000 Active 5 DOM
9. 2026-06-08
   days on market $110,000 Active 4 DOM
10. 2026-06-07
    days on market $110,000 Active 3 DOM
11. 2026-06-07
    remarks 30-char remark
12. 2026-06-07
    listed $110,000 Active 2 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: $562 · $47/mo
• Projected year-2 tax: $836 · $70/mo
• Expected delta: +$274/yr (+$23/mo · 48.7%)

ⓘ 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 9/10 Extreme 7 d/yr ≥116°F today · 18 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: $21,323
• − Mortgage interest: −$6,162
• − Property taxes: −$562
• − Insurance: −$550
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$3,200
• Taxable income: $7,437
• Est. tax owed @ 24.0%: −$1,785
• After-tax cash flow: $7,026/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

1 event — show timeline

• 2026-06-04 Listed $110,000 ForSaleByOwner.com

Property tax history

+2.0%/yr

Latest (2025): $562 · -0.6% YoY. Source: county tax records.