35111 Tavel · French Valley, CA 92596

$749,999

5 bd · 3.0 ba · 2,641 sqft · SingleFamily public records · 3 Days on market

Built 2020 7,405 sqft lot Est $726k · at est.

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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 +6.0/15.0
• Cash flow +5.8/30.0
• Schools +5.7/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +1.1/10.0
• DSCR +0.2/10.0

Listing remarks

NEXT GEN DREAM HOME! Rarely do homes offer the flexibility, privacy, and income potential of this stunning single-story Next Gen residence in the highly sought-after community of Winchester. Featuring a private attached casita with its own separate entrance, this home is perfect for multi-generational living, parents, adult children, guests, or potential rental income opportunities. Boasting approximately 2,641 square feet of beautifully upgraded living space, this exceptional home offers 5 bedrooms, 3 bathrooms, and a versatile den/home office that can easily function as a 6th bedroom. The open-concept design is centered around a chef-inspired kitchen featuring luxury countertops, upgraded

Key facts

• Separate entrance
• Covered patio
• 7,405 sq ft lot

Tags

• PRIVATE ATTACHED CASITA
• SEPARATE ENTRANCE
• MULTI-GENERATIONAL LIVING
• COVERED PATIO

Property features AI

Exterior

• Parking: Attached garage with 3 garage spaces (3 total parking spaces)
• Utilities: Public sewer; District/public water
• Home design: Single-story house; Entry at main level
• Construction: Year built per builder source
• Exterior features: House with attached guest house (guest house attached); No pool; Lot in 0-1 unit per acre density; Has view; Curbs and biking-friendly community

Interior

• Kitchen: Walk-in pantry
• Bedrooms: Six bedrooms (including main-floor primary and additional primary suite options)
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating (central furnace); Central cooling
• Interior features: One-level home; Main-level primary bedroom; Multiple primary suites (two primaries); Main-level bedrooms (all bedrooms down); Formal entry; Great room / separate family room; Living room and family room; Walk-in pantry; Walk-in closet; Loft; Bonus room; Den / office; Media / game room; Gym; Art studio; Guest/maid's quarters; Entry; Primary suite and primary bathroom
• Laundry & utility: Laundry room inside the home

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $750k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $488k (35.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $457k (39.1% below list).
• Recommended offer: $457k (39.1% 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: crime D-, amenities F, commute 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.
• Zoned schools: French Valley Elementary (880 students, 24% FRL); Bella Vista Middle (1,396 students, 26% FRL); Chaparral High (3,030 students, 27% FRL).
• Market conditions: Rents soft (-0.8%/yr); 353 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 41% 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 $80k of equity ($5k loan paydown + $75k 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 ~$129k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $456,518 (39.1% 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. 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.61% ✗
• Cap rate: 3.92%
• Cash-on-cash: -8.49%
• DSCR: 0.62
• GRM: 13.7

CMA / ARV

• ARV (on-the-fly): $726,275
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33041 Cuvee Ct	0.09mi	4/4.0 (-1)	2,641 (0%)	3mo	$826,000	$313	84
33413 Rusty Ct	0.52mi	5/3.0	2,709 (+3%)	1mo	$731,135	$270	70
33436 Rusty Ct	0.56mi	5/3.0	2,709 (+3%)	1mo	$771,420	$285	69
33305 Rusty Ct	0.51mi	4/3.0 (-1)	2,429 (-8%)	2mo	$659,000	$271	56
33315 Celadon Ave	0.56mi	4/3.0 (-1)	2,429 (-8%)	3mo	$685,000	$282	53
34609 Clementine St	0.61mi	4/3.0 (-1)	2,421 (-8%)	0mo	$629,990	$260	52
33425 Rusty Ct	0.51mi	5/3.0	3,008 (+14%)	1mo	$826,640	$275	52
33185 Rusty Ct	0.59mi	4/3.0 (-1)	2,421 (-8%)	3mo	$610,000	$252	51
34438 Coconut Cir	0.70mi	4/3.0 (-1)	2,466 (-7%)	1mo	$690,000	$280	50
33238 Damask Ln	0.74mi	4/3.0 (-1)	2,466 (-7%)	2mo	$643,230	$261	48
32743 Cherokee Rose	0.60mi	4/2.5 (-1)	2,909 (+10%)	0mo	$910,000	$313	48
35211 Lantern Lgt	0.71mi	4/2.5 (-1)	2,909 (+10%)	4mo	$774,999	$266	40

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: 17.6%
• Equity multiple: 2.43×
• Total profit: $300,501
• Equity at exit: $675,659

10-year hold

• IRR: 16.1%
• Equity multiple: 5.45×
• Total profit: $935,390
• Equity at exit: $1,457,083

Cash invested: $210,000 (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: 353
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $4,565 high
• Mortgage (P&I): −$3,933
• Tax from tax record: −$846 /mo · $10,155/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$959
• Net cashflow: $-1,485

Break-even live

Break-even rent $6,445

Max offer price $487,606

Occupancy floor —

Sensitivity live

Price	-10% $-1,061	-5% $-1,273	+0% $-1,485	+5% $-1,698	+10% $-1,910
Rent	-10% $-1,846	-5% $-1,666	+0% $-1,485	+5% $-1,305	+10% $-1,125
Rate	-1.0pp $-1,108	-0.5pp $-1,295	base $-1,485	+0.5pp $-1,680	+1.0pp $-1,877

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33014 Marin Fields Rd Winchester, CA	4.0	2.0	1779	$3,795	$2.13	45d	1	0.60mi
32689 Cottonwood Rd Winchester, CA	4.0	2.5	3157	$4,100	$1.30	45d	1	0.62mi
34580 Sourwood Way Winchester, CA	4.0	3.0	2800	$3,200	$1.14	45d	1	0.93mi
36173 Saint Claire Ct Winchester, CA	6.0	3.5	2905	$6,000	$2.07	45d	1	1.01mi
32907 Cambury Pl Winchester, CA	5.0	4.0	2641	$3,795	$1.44	0d	1	1.02mi

Listing history 3 events

1. 2026-06-21
   days on market $749,999 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $749,999 Active 1 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: $10,155 · $846/mo
• Projected year-2 tax: $10,155 · $846/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 D · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,782
• − Mortgage interest: −$42,012
• − Property taxes: −$10,155
• − Insurance: −$3,750
• − Repairs & maintenance: −$4,383
• − Management: −$4,383
• − Depreciation: −$21,818
• Taxable loss: −$31,718
• Est. tax savings @ 24.0%: +$7,612
• After-tax cash flow: $-10,212/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

1 event — show timeline

• 2026-06-18 Listed $749,999 CRMLS

Property tax history

+67.0%/yr

Latest (2025): $10,155 · +1.0% YoY. Source: county tax records.