36288 Firelight Cir · Wildomar, CA 92595

$759,900

5 bd · 3.0 ba · 3,462 sqft · SingleFamily public records · 7 Days on market

Built 2023 Excellent condition 7,230 sqft lot $219/sqft · at area comps Est $763k · at est. $27/mo HOA

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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 +17.5/30.0
• ARV discount +7.7/15.0
• DSCR +5.5/10.0
• 1% rule +5.2/10.0
• Condition / age +5.0/5.0
• Schools +3.7/10.0
• Livability +2.7/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Stunning like-new 2023 Beazer home in the coveted Boulder Creek community — move-in ready and available for immediate close with no lease-back delays and no dirt backyard to finish. Set on a quiet cul-de-sac just steps from Murrieta, this rare builder-designated RV-eligible lot offers an extra-wide side yard and generous curb frontage for exceptional parking flexibility, a premium lot feature that cannot be replicated. The fully finished backyard is already an outdoor oasis with wrap-around stamped colored-concrete patios, lush artificial turf, and mature landscaping on drip irrigation — saving buyers tens of thousands compared to new construction. Inside, the expansive 3,462 sq

Key facts

• Gated side yard
• Rv lot
• Paid-off solar

Tags

• PAID-OFF SOLAR
• RV LOT
• GATED SIDE YARD
• STAMPED COLORED CONCRETE
• ARTIFICIAL TURF
• DOWNSTAIRS BEDROOM

Property features AI

Finance

• Other: Lease considered
• Financial info: Subject to special assessments and Mello-Roos
• HOA & community: Part of an association (Boulder Creek Owners Association); Association fee $27 monthly; Community features: curbs and sidewalks

Exterior

• Parking: Attached garage; 3 garage / parking spaces
• Utilities: Public sewer; District/public water; Solar energy generation
• Home design: House; Two stories; Entry level: 1; Planned development
• Construction: Built by builder (year source: builder)
• Exterior features: Tile roof; Porch; Concrete patio; Front yard; Sprinklers in front and drip system; Vinyl and brick wall fencing; Has view; No pool

Interior

• Kitchen: Kitchen open to family room; Granite counters; Walk-in pantry
• Bedrooms: Primary bedroom / suite; Main floor bedroom; Walk-in closet(s)
• Bathrooms: Double sinks in primary bath; Separate tub and shower; Soaking tub; Walk-in shower; Bathtub; Shower; Closet in bathroom; Exhaust fan(s); Main floor full bath
• Heating & cooling: Central heating (central furnace); Solar heating; Energy Star heating features; Central cooling (Energy Star)
• Interior features: Wired for data; High ceilings (9 feet+); Open floor plan; Recessed lighting; Pantry; Built-in trash/recycling; Storage space; Granite counters; Sliding glass door(s); Double pane, Energy Star windows; Carbon monoxide and smoke detection
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $760k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $760k).
• Cap rate 7.2% vs local median 3.3% in Wildomar — 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 53/100 on livability (#951 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, housing A+, employment B+; Watch: schools D, health & safety D, amenities F.
• Lake Elsinore Unified (suburban): math 34% / reading 49% proficiency, ranked #210 of 517 in CA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.1%/yr); 145 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $7,785/mo this rent would consume 88% of the median local household income ($106k/yr) (locally 429% 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 $5k of loan paydown is wiped out by about $23k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 4y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $759,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.02% ✓
• Cap rate: 7.22%
• Cash-on-cash: 3.30%
• DSCR: 1.15
• GRM: 8.1

CMA / ARV

• ARV (median comp): $763,255
• List price: $759,900
• Delta: 0.88%
• 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
36275 Firelight	0.03mi	5/3.0	3,462 (0%)	3mo	$780,000	$225	96
36300 Firelight Cir	0.02mi	4/3.0 (-1)	3,053 (-12%)	3mo	$715,000	$234	72
36316 Beacon Light Way	0.12mi	4/3.0 (-1)	3,053 (-12%)	2mo	$740,000	$242	68
32789 Starlight St	0.33mi	5/3.0	3,124 (-10%)	3mo	$696,800	$223	66
21565 Pumice	0.61mi	5/3.0	3,314 (-4%)	1mo	$770,000	$232	64
21827 ATHEA Way	0.28mi	4/3.0 (-1)	3,124 (-10%)	3mo	$705,000	$226	63
21567 Coral Rock Ln	0.62mi	5/3.0	3,314 (-4%)	5mo	$630,000	$190	60
22981 Nan	0.63mi	5/3.5	3,210 (-7%)	2mo	$690,000	$215	54
21735 Amaryllis Ct	0.50mi	6/4.0 (+1)	3,200 (-8%)	4mo	$785,000	$245	52
32487 Meadow Glen Ct	0.69mi	5/4.5	3,595 (+4%)	6mo	$862,500	$240	50
22866 Charles St	0.68mi	4/3.0 (-1)	3,076 (-11%)	2mo	$670,000	$218	43
32459 Whispering Gln	0.73mi	6/4.5 (+1)	3,672 (+6%)	4mo	$799,000	$218	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.49×
• Total profit: $-108,394
• Equity at exit: $113,304

10-year hold

• IRR: -12.4%
• Equity multiple: 0.37×
• Total profit: $-133,336
• Equity at exit: $65,702

Cash invested: $212,772 (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 92595

• Home prices YoY: -23.8%
• Rents YoY: -2.1%
• Active inventory: 145
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $7,785 medium
• Mortgage (P&I): −$3,985
• Tax from tax record: −$1,237 /mo · $14,840/yr
• Insurance: −$317
• HOA: −$27
• Vacancy / Maint / Mgmt: −$1,635
• Net cashflow: $585

Break-even live

Break-even rent $7,045

Max offer price $759,900

Occupancy floor 87%

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: $189,975
• Closing costs: $22,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22053 Highland St Wildomar, CA	5.0	3.5	4376	$17,000	$3.88	5d	1	0.40mi
36413 Wandering Rill St Wildomar, CA	5.0	4.0	4018	$5,000	$1.24	44d	1	0.44mi
36124 Madora Dr Wildomar, CA	4.0	3.0	2844	$3,475	$1.22	22d	1	0.64mi

HOA detail

• Monthly dues: $27 · $324/yr
• Likely covers: landscaping

Listing history 45 events

1. 2026-06-18
   pricedays on market $759,900 Active 7 DOM
2. 2026-06-17
   days on market $769,900 Active 6 DOM
3. 2026-06-16
   days on market $769,900 Active 5 DOM
4. 2026-06-15
   days on market $769,900 Active 4 DOM
5. 2026-06-13
   days on market $769,900 Active 2 DOM
6. 2026-06-13
   pricedays on marketlisting id $769,900 Active 1 DOM
7. 2026-06-08
   days on market $769,990 Active 52 DOM
8. 2026-06-08
   price $769,990 Active 51 DOM
9. 2026-06-07
   days on market $764,900 Active 51 DOM
10. 2026-06-04
    days on market $764,900 Active 48 DOM
11. 2026-06-03
    days on market $764,900 Active 47 DOM
12. 2026-06-02
    days on market $764,900 Active 46 DOM
13. 2026-06-01
    days on market $764,900 Active 45 DOM
14. 2026-05-31
    pricedays on market $764,900 Active 44 DOM
15. 2026-04-17
    listed $769,900 Active 2300-char remark
16. 2025-07-11
    historical $3,650
17. 2025-07-04
    listed $3,650
18. 2025-03-18
    historical $3,650
19. 2025-02-03
    listed $3,650
20. 2025-02-03
    historical $3,650
21. 2025-01-04
    listed $3,650
22. 2025-01-02
    historical $3,600
23. 2024-12-02
    price $3,600
24. 2024-10-27
    listed $3,650
25. 2024-02-21
    historical $3,650
26. 2024-02-06
    soldstatus $730,000
27. 2024-01-27
    listed $3,650
28. 2024-01-15
    historical
29. 2024-01-02
    listed $779,000 Active
30. 2023-12-19
    historical
31. 2023-12-01
    listed $779,000 Active
32. 2023-11-27
    historical
33. 2023-11-10
    listed $779,000 Active
34. 2023-10-20
    historical
35. 2023-09-29
    listed $779,000 Active
36. 2023-08-20
    historical
37. 2023-08-02
    listed $775,000 Active
38. 2023-07-19
    historical
39. 2023-07-15
    price $774,000
40. 2023-07-06
    listed $779,000 Active
41. 2023-06-23
    soldstatus $686,925 Closed Sale
42. 2023-02-09
    status Pending Sale
43. 2023-02-04
    price $679,990
44. 2023-01-22
    price $680,920
45. 2022-12-23
    listed $674,990 Active

ⓘ 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: $14,840 · $1,237/mo
• Projected year-2 tax: $14,840 · $1,237/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $93,419
• − Mortgage interest: −$42,566
• − Property taxes: −$14,840
• − Insurance: −$3,800
• − Repairs & maintenance: −$7,474
• − Management: −$7,474
• − HOA: −$324
• − Depreciation: −$22,106
• Taxable loss: −$5,164
• Est. tax savings @ 24.0%: +$1,239
• After-tax cash flow: $8,257/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

Excellent 100/100 None rehab

This move-in ready home in the Boulder Creek community is in excellent condition with modern finishes and a fully finished backyard. It offers a great investment opportunity with minimal updates needed.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and outdoor living space
• Both Painting exterior — Fresh paint can improve curb appeal and home value
• Both Landscaping with native plants — Reduces maintenance and enhances sustainability
• Both Add outdoor lighting — Improves safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and outdoor living space ↑
• Both Painting exterior — Fresh paint can improve curb appeal and home value ↑
• Both Landscaping with native plants — Reduces maintenance and enhances sustainability ↑
• Both Add outdoor lighting — Improves safety and 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: Lake Elsinore Unified
• NCES district ID: 0600027
• Math proficiency: 34% ▲ 5.00%
• Reading proficiency: 49% ▲ 8.00%
• Median HH income: $63,829
• Composite: 37.01/100
• National rank: #4518
• State rank: #210 of 517 in CA

Livability — Wildomar

• Score: 53/100
• State rank: #951
• US rank: #24427

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wildomar, CA
• County: Riverside County · 2,287,001 people
• City population: 34,438
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 34,438
• Household income: $106,047
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 429.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 42% Hispanic / Latino 41% Two or more races 18% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Slovak 2% Lithuanian 1% Romanian 1%
• Foreign-born: 17% · Canada, Vietnam, China
• Languages at home: 69% English-only · Spanish 25% Tagalog/Filipino 1% 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: ▼ -110.47%
• Current HPI: 354.397
• Rent YoY: ▼ -2.12%
• 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

+12.6% since first listed

36 events — show timeline

• 2026-06-18 Price Changed $759,900 CRMLS
• 2026-06-11 Listed $769,900 CRMLS
• 2026-06-08 Listing Removed — CRMLS
• 2026-06-07 Price Changed $769,990 CRMLS
• 2026-05-30 Price Changed $764,900 CRMLS
• 2026-04-17 Listed $769,900 CRMLS
• 2025-07-11 Rental Removed $3,650 SDMLS
• 2025-07-04 Listed for Rent $3,650 SDMLS
• 2025-03-18 Rental Removed $3,650 CRMLS
• 2025-02-03 Listed for Rent $3,650 CRMLS
• 2025-02-03 Rental Removed $3,650 CRMLS
• 2025-01-04 Listed for Rent $3,650 CRMLS
• 2025-01-02 Rental Removed $3,600 CRMLS
• 2024-12-02 Price Changed $3,600 CRMLS
• 2024-10-27 Listed for Rent $3,650 CRMLS
• 2024-02-21 Rental Removed $3,650 CRMLS
• 2024-02-06 Sold (Public Records) $730,000 Public Records
• 2024-01-27 Listed for Rent $3,650 CRMLS
• 2024-01-15 Listing Removed — CRMLS
• 2024-01-02 Listed $779,000 CRMLS
• 2023-12-19 Listing Removed — CRMLS
• 2023-12-01 Listed $779,000 CRMLS
• 2023-11-27 Listing Removed — CRMLS
• 2023-11-10 Listed $779,000 CRMLS
• 2023-10-20 Listing Removed — CRMLS
• 2023-09-29 Listed $779,000 CRMLS
• 2023-08-20 Listing Removed — CRMLS
• 2023-08-02 Listed $775,000 CRMLS
• 2023-07-19 Listing Removed — CRMLS
• 2023-07-15 Price Changed $774,000 CRMLS
• 2023-07-06 Listed $779,000 CRMLS
• 2023-06-23 Sold (MLS) $686,925 CRMLS
• 2023-02-09 Pending — CRMLS
• 2023-02-04 Price Changed $679,990 CRMLS
• 2023-01-22 Price Changed $680,920 CRMLS
• 2022-12-23 Listed $674,990 CRMLS

Property tax history

+123.8%/yr

Latest (2025): $14,840 · +5.8% YoY. Source: county tax records.