37639 Botanica · Murrieta, CA 92562

$847,999

6 bd · 4.0 ba · 3,646 sqft · SingleFamily public records · 1 Days on market

Built 2005 5,663 sqft lot Est $1003k · 15% under

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Why this score? — see what drove the C 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 +17.6/30.0
• ARV discount +14.4/15.0
• DSCR +5.5/10.0
• Schools +5.3/10.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely exquisite home with all the right upgrades. Bright, open family style kitchen with granite slab countertops and gourmet island. Family room has a cozy fireplace and built-in entertainment center. Formal living and dining room. .. .perfect for holiday entertaining. Entire house is tastefully painted and shows beautifully! Backyard is fully landscaped with a spectacular view of the hills. .. very private. This backyard is a entertainer's delight with covered patio, built-in BBQ and fire pit. Hurry this gorgeous home won't last! Centrally located with quick access to the I-15 freeway, close to shopping and everything the Murrieta/Temecula Valley has to offer. This home is a MUST SEE!!!!

Key facts

• No rear neighbors
• Covered patio
• Canyon views

Tags

• CANYON VIEWS
• NO REAR NEIGHBORS
• CHEF'S KITCHEN
• BEVERAGE AND WINE STATION
• PRIVATE BACKYARD OASIS
• COVERED PATIO

Property features AI

Finance

• Other: Total of 1 unit on property; Lot features: level/flat lot, 0-1 unit/acre
• Financial info: Special assessments; Lease considered
• HOA & community: Curbs; Street lighting; Sidewalks; Suburban setting; Hiking and foothills nearby

Exterior

• Parking: Attached garage; Three garage spaces; Direct garage access; Front-entry garage; Two garage doors; Garage door opener; Driveway parking; Street parking; Three total parking spaces
• Security: Smoke and fire detection system; Carbon monoxide detectors; Firewall(s)
• Utilities: 220V in garage; 220V in laundry; Natural gas connected; Electricity connected; Water connected (district/public); Public sewer; Underground utilities
• Home design: House; Two stories; Entry on front at main level; Faces east; Turnkey condition; No ADU; No common walls
• Construction: Concrete roof; Drywall walls; Block wall and wrought iron fencing; Year built source: assessor
• Exterior features: Covered slab patio; Lighting; Sprinkler system (front and rear, drip system); Lawn; Landscaped; Yard; Has view

Interior

• Kitchen: 6-burner stove; Gas cooktop; Built-in range; Double oven; Electric oven; Range/stove hood; Microwave; Garbage disposal; Dishwasher; Kitchen island; Butler’s pantry; Walk-in pantry; Kitchen open to family room; Granite counters; Breakfast counter/bar; Family kitchen; Formal dining room; In-kitchen eating area
• Bedrooms: Primary bedroom; Main floor bedroom; Walk-in closet; Primary bathroom
• Flooring: Tile; Laminate
• Bathrooms: Four full bathrooms; Separate tub and shower; Shower; Bathtub; Shower in tub; Tile counters; Corian counters; Vanity area; Linen closet/storage; Exhaust fan(s); Remodeled
• Heating & cooling: Central furnace heating; Central electric cooling; Dual cooling
• Interior features: Ceiling fans; Pantry; Recessed lighting; Storage space; Granite counters; Tandem
• Laundry & utility: Laundry room (individual room); Water heater unit; Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath single-family listed at $848k.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $754k (11.1% below list).
• Recommended offer: $754k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.0% in Murrieta — 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 68/100 on livability (#279 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, housing A+; Watch: health & safety D+, commute F, cost of living F.
• Murrieta Valley Unified (suburban): math 51% / reading 64% proficiency, ranked #255 of 1,400 in CA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.7%/yr); 354 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $7,537/mo this rent would consume 79% of the median local household income ($114k/yr) (locally 1424% 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 $6k of loan paydown is wiped out by about $25k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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.
• Current owner paid $328k; list at $848k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $753,740 (11.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 0.89% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $1,002,650
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22783 Montanya Pl	0.21mi	6/4.0	3,646 (0%)	2mo	$760,000	$208	89
22936 Belcara Pl	0.08mi	6/4.0	3,646 (0%)	15mo	$845,000	$232	84
37615 Botanica Pl	0.03mi	5/4.0 (-1)	3,646 (0%)	13mo	$1,050,000	$288	83
37647 Botanica Pl	0.01mi	5/3.0 (-1)	3,306 (-9%)	18mo	$850,000	$257	60
38236 Oak Bluff Ln	0.55mi	5/3.0 (-1)	3,776 (+4%)	7mo	$1,210,000	$320	54
42758 Settlers	0.34mi	5/3.0 (-1)	3,165 (-13%)	8mo	$1,350,000	$427	46
37541 Windsor Ct	0.74mi	5/3.5 (-1)	3,441 (-6%)	6mo	$955,000	$278	44
38229 Placer Creek St	0.67mi	5/3.0 (-1)	3,476 (-5%)	14mo	$850,000	$245	40
23429 Bristol Way	0.65mi	5/2.5 (-1)	3,441 (-6%)	12mo	$850,000	$247	39
23549 Bending Oak Ct	0.60mi	5/3.0 (-1)	3,165 (-13%)	5mo	$870,000	$275	37
42711 Mountain Shadow Rd	0.48mi	5/3.0 (-1)	3,165 (-13%)	18mo	$1,080,000	$341	31
38194 Clear Creek St	0.72mi	5/3.0 (-1)	3,287 (-10%)	12mo	$847,500	$258	31

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: -14.1%
• Equity multiple: 0.51×
• Total profit: $-116,926
• Equity at exit: $126,439

10-year hold

• IRR: -10.5%
• Equity multiple: 0.44×
• Total profit: $-133,031
• Equity at exit: $73,319

Cash invested: $237,440 (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 92562

• Home prices YoY: -27.7%
• Rents YoY: -0.7%
• Active inventory: 354
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $7,537 medium
• Mortgage (P&I): −$4,447
• Tax from tax record: −$482 /mo · $5,783/yr
• Insurance: −$353
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,583
• Net cashflow: $672

Break-even live

Break-even rent $6,686

Max offer price $847,999

Occupancy floor 86%

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: $212,000
• Closing costs: $25,440
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1.25mi
36413 Wandering Rill St Wildomar, CA	5.0	4.0	4018	$5,000	$1.24	43d	1	1.38mi

Listing history 5 events

1. 2026-06-17
   statusdays on market $847,999 Active 1 DOM
2. 2026-06-16
   days on market $847,999 Coming Soon 5 DOM
3. 2026-06-15
   days on market $847,999 Coming Soon 4 DOM
4. 2026-06-13
   remarks 699-char remark
5. 2026-06-13
   listed $847,999 Coming Soon 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: $5,783 · $482/mo
• Projected year-2 tax: $6,445 · $537/mo
• Expected delta: +$661/yr (+$55/mo · 11.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 5/10 Major 5 d/yr ≥105°F today · 14 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: $90,449
• − Mortgage interest: −$47,501
• − Property taxes: −$5,783
• − Insurance: −$4,240
• − Repairs & maintenance: −$7,236
• − Management: −$7,236
• − Depreciation: −$24,669
• Taxable loss: −$6,217
• Est. tax savings @ 24.0%: +$1,492
• After-tax cash flow: $9,559/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: Murrieta Valley Unified
• NCES district ID: 0600029
• Math proficiency: 51% ▲ 3.00%
• Reading proficiency: 64% ▲ 4.00%
• Median HH income: $78,615
• Composite: 53.42/100
• National rank: #3152
• State rank: #255 of 1400 in CA

Livability — Murrieta

• Score: 68/100
• State rank: #279
• US rank: #9348

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murrieta, CA
• County: Riverside County · 2,287,001 people
• City population: 145,160
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 64,781
• Household income: $114,266
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 1424.0

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 0.62)
• Race & ethnicity: White 52% Hispanic / Latino 32% Two or more races 16% Asian 6% Black 4%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 14% · Canada, Vietnam, South Korea
• Languages at home: 77% English-only · Spanish 15% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -124.36%
• Current HPI: 323.9003
• Rent YoY: ▼ -0.73%
• 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

+150.1% since first listed

13 events — show timeline

• 2026-06-11 Coming Soon $847,999 CRMLS
• 2026-04-29 Listing Removed — CRMLS
• 2025-11-05 Price Changed $849,999 CRMLS
• 2025-08-27 Listed $869,999 CRMLS
• 2025-02-13 Rental Removed $3,875 CRMLS
• 2024-10-30 Price Changed $3,875 CRMLS
• 2024-10-02 Price Changed $3,975 CRMLS
• 2024-08-03 Listed for Rent $4,100 CRMLS
• 2009-02-10 Sold (Public Records) $328,000 Public Records
• 2009-02-10 Sold (MLS) $328,000 CRMLS
• 2008-11-16 Listing Removed — CRMLS
• 2008-09-07 Contingent — CRMLS
• 2008-09-04 Listed $339,000 CRMLS

Property tax history

-1.2%/yr

Latest (2025): $5,783 · +2.0% YoY. Source: county tax records.