34041 Pink Pl · French Valley, CA 92596

$741,325

4 bd · 3.0 ba · 2,725 sqft · Land public records · 161 Days on market

Built 2026 6,611 sqft lot $272/sqft · at area comps Est $779k · at est. $152/mo HOA · 4% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +9.7/15.0
• Cash flow +5.9/30.0
• Schools +5.7/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +0.6/10.0
• DSCR +0.2/10.0

Listing remarks MLS

Welcome to the Plan 9 at 34041 Pink Place in Viola at Siena! Step inside from the covered front porch into a welcoming foyer that leads past a guest bedroom with access to a full bath. The heart of the home is an open-concept living space filled with natural light, where a spacious great room flows into a casual dining area and a kitchen with a center island. Enjoy the backyard from the covered patio before heading upstairs to find two secondary bedrooms with a shared bath surrounding a cozy loft. The private primary suite offers a relaxing retreat with a dual-sink vanity, soaking tub, walk-in shower, and generous closet. At Viola at Siena, everyday adventure meets local charm with lush parks, beloved shops, and top-rated Temecula schools. Just outside your door, enjoy a sparkling pool, relaxing hot tub, cozy fire pit, and playground perfect for sunny days or sunset evenings. With quick access to SR-79 and I-15, beaches, hiking trails, and vibrant cities like San Diego and Los Angeles are all within reach. Additional highlights include: a covered back patio. Virtually staged photos are for representative purposes only. MLS#IG26004610

Key facts

• Tub in primary bath
• Covered patio
• Larger lot

Tags

• COVERED PATIO
• LARGER LOT
• TUB IN PRIMARY BATH
• MOUNTAIN VIEW
• OPEN-CONCEPT LIVING SPACE
• KITCHEN WITH CENTER ISLAND

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $741k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $483k (34.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $413k (44.3% below list).
• Recommended offer: $413k (44.3% below list) — sets the bar for 1% rule.

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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 37% 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 $79k of equity ($5k loan paydown + $74k 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 ~$127k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($652k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $412,641 (44.3% 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. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.56% ✗
• Cap rate: 3.93%
• Cash-on-cash: -8.45%
• DSCR: 0.62
• GRM: 15.0

CMA / ARV

• ARV (median comp): $779,106
• List price: $741,325
• Delta: -4.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.7%
• Equity multiple: 2.44×
• Total profit: $298,346
• Equity at exit: $667,844

10-year hold

• IRR: 16.2%
• Equity multiple: 5.48×
• Total profit: $929,791
• Equity at exit: $1,440,231

Cash invested: $207,571 (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: 15.0×

Monthly cashflow live

• Estimated rent: $4,126 medium
• Mortgage (P&I): −$3,888
• Tax from tax record: −$373 /mo · $4,482/yr
• Insurance: −$309
• HOA: −$152
• Vacancy / Maint / Mgmt: −$867
• Net cashflow: $-1,462

Break-even live

Break-even rent $5,977

Max offer price $483,038

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: $185,331
• Closing costs: $22,240
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32907 Cambury Pl Winchester, CA	5.0	4.0	2641	$3,795	$1.44	1d	1	0.21mi
33014 Marin Fields Rd Winchester, CA	4.0	2.0	1779	$3,795	$2.13	43d	1	0.55mi
32689 Cottonwood Rd Winchester, CA	4.0	2.5	3157	$4,100	$1.30	43d	1	0.84mi
34580 Sourwood Way Winchester, CA	4.0	3.0	2800	$3,200	$1.14	43d	1	0.92mi

HOA detail

• Monthly dues: $152 · $1,824/yr
• Likely covers: pool

Listing history 17 events

1. 2026-06-18
   days on market $741,325 Active 161 DOM
2. 2026-06-17
   days on market $741,325 Active 160 DOM
3. 2026-06-16
   days on market $741,325 Active 159 DOM
4. 2026-06-15
   days on market $741,325 Active 158 DOM
5. 2026-06-13
   pricedays on market $741,325 Active 156 DOM
6. 2026-06-09
   days on market $717,490 Active 152 DOM
7. 2026-06-08
   days on market $717,490 Active 151 DOM
8. 2026-06-07
   days on market $717,490 Active 150 DOM
9. 2026-06-04
   days on market $717,490 Active 147 DOM
10. 2026-06-03
    days on market $717,490 Active 146 DOM
11. 2026-06-02
    days on market $717,490 Active 145 DOM
12. 2026-06-01
    days on market $717,490 Active 144 DOM
13. 2026-05-31
    days on market $717,490 Active 143 DOM
14. 2026-01-11
    price $717,490 1151-char remark

    Show marketing remark (1151 chars)

    Welcome to the Plan 9 at 34041 Pink Place in Viola at Siena! Step inside from the covered front porch into a welcoming foyer that leads past a guest bedroom with access to a full bath. The heart of the home is an open-concept living space filled with natural light, where a spacious great room flows into a casual dining area and a kitchen with a center island. Enjoy the backyard from the covered patio before heading upstairs to find two secondary bedrooms with a shared bath surrounding a cozy loft. The private primary suite offers a relaxing retreat with a dual-sink vanity, soaking tub, walk-in shower, and generous closet. At Viola at Siena, everyday adventure meets local charm with lush parks, beloved shops, and top-rated Temecula schools. Just outside your door, enjoy a sparkling pool, relaxing hot tub, cozy fire pit, and playground perfect for sunny days or sunset evenings. With quick access to SR-79 and I-15, beaches, hiking trails, and vibrant cities like San Diego and Los Angeles are all within reach. Additional highlights include: a covered back patio. Virtually staged photos are for representative purposes only. MLS#IG26004610

15. 2026-01-10
    price $717,490 1321-char remark

    Show marketing remark (1321 chars)

    What's Special: Covered Patio | Loft | Dedicated Study | Tub in Primary Bath. New Construction – September Completion! Built by America's Most Trusted Homebuilder. Welcome to the Plan 9 at 34041 Pink Place in Viola at Siena! Step inside from the covered front porch into a welcoming foyer that leads past a guest bedroom with access to a full bath. The heart of the home is an open-concept living space filled with natural light, where a spacious great room flows into a casual dining area and a kitchen with a center island. Enjoy the backyard from the covered patio before heading upstairs to find two secondary bedrooms with a shared bath surrounding a cozy loft. The private primary suite offers a relaxing retreat with a dual-sink vanity, soaking tub, walk-in shower, and generous closet. At Viola at Siena, everyday adventure meets local charm with lush parks, beloved shops, and top-rated Temecula schools. Just outside your door, enjoy a sparkling pool, relaxing hot tub, cozy fire pit, and playground perfect for sunny days or sunset evenings. With quick access to SR-79 and I-15, beaches, hiking trails, and vibrant cities like San Diego and Los Angeles are all within reach. Additional Highlights Include: A covered back patio. Virtually staged photos are for representative purposes only. MLS#IG26004610

16. 2026-01-09
    listed $714,325 Active 1151-char remark

    Show marketing remark (1151 chars)

    Welcome to the Plan 9 at 34041 Pink Place in Viola at Siena! Step inside from the covered front porch into a welcoming foyer that leads past a guest bedroom with access to a full bath. The heart of the home is an open-concept living space filled with natural light, where a spacious great room flows into a casual dining area and a kitchen with a center island. Enjoy the backyard from the covered patio before heading upstairs to find two secondary bedrooms with a shared bath surrounding a cozy loft. The private primary suite offers a relaxing retreat with a dual-sink vanity, soaking tub, walk-in shower, and generous closet. At Viola at Siena, everyday adventure meets local charm with lush parks, beloved shops, and top-rated Temecula schools. Just outside your door, enjoy a sparkling pool, relaxing hot tub, cozy fire pit, and playground perfect for sunny days or sunset evenings. With quick access to SR-79 and I-15, beaches, hiking trails, and vibrant cities like San Diego and Los Angeles are all within reach. Additional highlights include: a covered back patio. Virtually staged photos are for representative purposes only. MLS#IG26004610

17. 2026-01-08
    listed $714,325 Active 1321-char remark

    Show marketing remark (1321 chars)

    What's Special: Covered Patio | Loft | Dedicated Study | Tub in Primary Bath. New Construction – September Completion! Built by America's Most Trusted Homebuilder. Welcome to the Plan 9 at 34041 Pink Place in Viola at Siena! Step inside from the covered front porch into a welcoming foyer that leads past a guest bedroom with access to a full bath. The heart of the home is an open-concept living space filled with natural light, where a spacious great room flows into a casual dining area and a kitchen with a center island. Enjoy the backyard from the covered patio before heading upstairs to find two secondary bedrooms with a shared bath surrounding a cozy loft. The private primary suite offers a relaxing retreat with a dual-sink vanity, soaking tub, walk-in shower, and generous closet. At Viola at Siena, everyday adventure meets local charm with lush parks, beloved shops, and top-rated Temecula schools. Just outside your door, enjoy a sparkling pool, relaxing hot tub, cozy fire pit, and playground perfect for sunny days or sunset evenings. With quick access to SR-79 and I-15, beaches, hiking trails, and vibrant cities like San Diego and Los Angeles are all within reach. Additional Highlights Include: A covered back patio. Virtually staged photos are for representative purposes only. MLS#IG26004610

ⓘ 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: $4,482 · $373/mo
• Projected year-2 tax: $5,634 · $470/mo
• Expected delta: +$1,152/yr (+$96/mo · 25.7%)

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

Taxation est. · year 1

• Rental income: $49,517
• − Mortgage interest: −$41,526
• − Property taxes: −$4,482
• − Insurance: −$3,707
• − Repairs & maintenance: −$3,961
• − Management: −$3,961
• − HOA: −$1,824
• − Depreciation: −$21,566
• Taxable loss: −$31,510
• Est. tax savings @ 24.0%: +$7,562
• After-tax cash flow: $-9,983/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

+0.4% since first listed

4 events — show timeline

• 2026-01-11 Price Changed $717,490 Zillow
• 2026-01-10 Price Changed $717,490 CRMLS
• 2026-01-09 Listed $714,325 Zillow
• 2026-01-08 Listed $714,325 CRMLS

Property tax history

-4.9%/yr

Latest (2025): $4,482 · -4.9% YoY. Source: county tax records.