301 N Sola Ave · Blythe, CA 92225

$245,900

3 bd · 2.0 ba · 1,771 sqft · SingleFamily public records · 75 Days on market

Built 1961 $139/sqft · at area comps Est $240k · at est.

---

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 +6.4/15.0
• DSCR +5.5/10.0
• 1% rule +4.4/10.0
• 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 MLS

Discover your dream home in this delightful 1,771 sq ft haven, where an open and airy layout awaits! The expansive living area is perfect for cozy nights in or lively gatherings, flowing seamlessly into a spacious, modern kitchen and dining space--ideal for creating lasting memories with family and friends. Three bright and airy bedrooms offer plenty of room for rest and relaxation. The master suite is a true escape, featuring a private en-suite bathroom with a walk-in shower and charming vanity. A second well-appointed bathroom ensures comfort for family and guests alike. With a convenient two-car garage, parking and storage are a breeze. Step outside to a sprawling backyard, ready for your personal touch, whether it's gardening, playing, or entertaining. This home blends comfort with everyday functionality, making it the perfect place to start your next chapter. Book your tour today and imagine the possibilities!

Key facts

• Walk-in shower
• Open and airy layout
• Modern kitchen

Tags

• OPEN AND AIRY LAYOUT
• EXPANSIVE LIVING AREA
• MODERN KITCHEN
• SPACIOUS DINING SPACE
• PRIVATE EN-SUITE BATHROOM
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $246k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/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 $232k (5.7% below list).
• Recommended offer: $231k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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, 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.
• Zoned schools: Ruth Brown Elementary (614 students, 88% FRL); Palo Verde High (820 students, 76% FRL) — zoned schools average 82% FRL vs 64% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 192 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 75 days — a 6% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 6 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: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,146 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.32%
• DSCR: 1.15
• GRM: 8.8

CMA / ARV

• ARV (median comp): $240,197
• List price: $245,900
• Delta: 2.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
431 N 9th	0.17mi	3/2.0	1,636 (-8%)	6mo	$210,000	$128	74
340 N 9th	0.10mi	4/2.0 (+1)	1,571 (-11%)	0mo	$241,000	$153	71
391 N 9th St	0.12mi	4/2.0 (+1)	1,571 (-11%)	5mo	$240,000	$153	66
445 N 2md	0.48mi	3/2.0	1,750 (-1%)	12mo	$255,000	$146	66
586 N 6th St	0.38mi	4/2.0 (+1)	1,724 (-3%)	13mo	$230,000	$133	62
943 E Murphy St	0.13mi	4/3.0 (+1)	1,599 (-10%)	9mo	$208,000	$130	61
240 N 3rd St	0.35mi	4/2.0 (+1)	1,688 (-5%)	14mo	$202,000	$120	60
270 Date Rd	0.47mi	3/2.0	1,680 (-5%)	13mo	$212,000	$126	59
449 N 7th	0.19mi	4/2.0 (+1)	1,524 (-14%)	6mo	$55,000	$36	58
401 Sage Brush St	0.51mi	3/2.0	1,925 (+9%)	8mo	$352,000	$183	55
381 Tesoro Ln	0.32mi	4/2.0 (+1)	1,560 (-12%)	22mo	$359,999	$231	42

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-27,697
• Equity at exit: $36,664

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-8,476
• Equity at exit: $21,261

Cash invested: $68,852 (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: 192
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,319 medium
• Mortgage (P&I): −$1,290
• Tax from tax record: −$249 /mo · $2,994/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $191

Break-even live

Break-even rent $2,078

Max offer price $245,900

Occupancy floor 87%

Sensitivity live

Price	-10% $330	-5% $260	+0% $191	+5% $121	+10% $52
Rent	-10% $8	-5% $99	+0% $191	+5% $282	+10% $374
Rate	-1.0pp $315	-0.5pp $253	base $191	+0.5pp $127	+1.0pp $62

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: $61,475
• Closing costs: $7,377
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	15d	1	0.77mi
381 San Luis Way Blythe, CA	4.0	2.0	1316	$1,800	$1.37	45d	1	1.40mi

Listing history 36 events

1. 2026-06-22
   days on market $245,900 Active 75 DOM
2. 2026-06-21
   days on market $245,900 Active 74 DOM
3. 2026-06-19
   days on market $245,900 Active 72 DOM
4. 2026-06-18
   days on market $245,900 Active 71 DOM
5. 2026-06-17
   days on market $245,900 Active 70 DOM
6. 2026-06-16
   days on market $245,900 Active 69 DOM
7. 2026-06-15
   days on market $245,900 Active 68 DOM
8. 2026-06-14
   days on market $245,900 Active 66 DOM
9. 2026-06-12
   days on market $245,900 Active 65 DOM
10. 2026-06-09
    days on market $245,900 Active 62 DOM
11. 2026-06-08
    days on market $245,900 Active 61 DOM
12. 2026-06-07
    days on market $245,900 Active 60 DOM
13. 2026-06-07
    days on market $245,900 Active 59 DOM
14. 2026-06-04
    days on market $245,900 Active 56 DOM
15. 2026-06-02
    days on market $245,900 Active 55 DOM
16. 2026-06-01
    days on market $245,900 Active 54 DOM
17. 2026-05-31
    days on market $245,900 Active 53 DOM
18. 2026-05-31
    days on market $245,900 Active 52 DOM
19. 2026-04-03
    historical
20. 2026-03-15
    price $245,500
21. 2025-10-01
    listed $264,500 Active

    Show marketing remark (928 chars)

    Discover your dream home in this delightful 1,771 sq ft haven, where an open and airy layout awaits! The expansive living area is perfect for cozy nights in or lively gatherings, flowing seamlessly into a spacious, modern kitchen and dining space--ideal for creating lasting memories with family and friends. Three bright and airy bedrooms offer plenty of room for rest and relaxation. The master suite is a true escape, featuring a private en-suite bathroom with a walk-in shower and charming vanity. A second well-appointed bathroom ensures comfort for family and guests alike. With a convenient two-car garage, parking and storage are a breeze. Step outside to a sprawling backyard, ready for your personal touch, whether it's gardening, playing, or entertaining. This home blends comfort with everyday functionality, making it the perfect place to start your next chapter. Book your tour today and imagine the possibilities!

22. 2025-10-01
    listed $245,900 Active 928-char remark

    Show marketing remark (928 chars)

    Discover your dream home in this delightful 1,771 sq ft haven, where an open and airy layout awaits! The expansive living area is perfect for cozy nights in or lively gatherings, flowing seamlessly into a spacious, modern kitchen and dining space--ideal for creating lasting memories with family and friends. Three bright and airy bedrooms offer plenty of room for rest and relaxation. The master suite is a true escape, featuring a private en-suite bathroom with a walk-in shower and charming vanity. A second well-appointed bathroom ensures comfort for family and guests alike. With a convenient two-car garage, parking and storage are a breeze. Step outside to a sprawling backyard, ready for your personal touch, whether it's gardening, playing, or entertaining. This home blends comfort with everyday functionality, making it the perfect place to start your next chapter. Book your tour today and imagine the possibilities!

23. 2025-09-30
    historical
24. 2025-06-12
    price $265,000
25. 2025-04-02
    status Active
26. 2025-03-31
    historical
27. 2024-10-10
    listed $275,000 Active
28. 2022-05-03
    soldstatus $260,000 Closed
29. 2022-05-03
    soldstatus $260,000
30. 2022-04-08
    status Pending
31. 2022-04-04
    status Active
32. 2022-03-31
    status Pending
33. 2022-03-15
    price $269,999
34. 2022-02-09
    price $289,999
35. 2022-01-04
    listed $299,999 Active
36. 1998-08-07
    soldstatus $95,000

ⓘ 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: $2,994 · $249/mo
• Projected year-2 tax: $2,994 · $249/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 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: $27,831
• − Mortgage interest: −$13,774
• − Property taxes: −$2,994
• − Insurance: −$1,230
• − Repairs & maintenance: −$2,226
• − Management: −$2,226
• − Depreciation: −$7,153
• Taxable loss: −$1,773
• Est. tax savings @ 24.0%: +$425
• After-tax cash flow: $2,715/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

+158.4% since first listed

18 events — show timeline

• 2026-04-03 Listing Removed — GPSMLS
• 2026-03-15 Price Changed $245,500 GPSMLS
• 2025-10-01 Listed $245,900 GPSMLS
• 2025-10-01 Listed $264,500 GPSMLS
• 2025-09-30 Listing Removed — CRMLS
• 2025-06-12 Price Changed $265,000 CRMLS
• 2025-04-02 Relisted — CRMLS
• 2025-03-31 Listing Removed — CRMLS
• 2024-10-10 Listed $275,000 CRMLS
• 2022-05-03 Sold (Public Records) $260,000 Public Records
• 2022-05-03 Sold (MLS) $260,000 GPSMLS
• 2022-04-08 Pending — GPSMLS
• 2022-04-04 Relisted — GPSMLS
• 2022-03-31 Pending — GPSMLS
• 2022-03-15 Price Changed $269,999 GPSMLS
• 2022-02-09 Price Changed $289,999 GPSMLS
• 2022-01-04 Listed $299,999 GPSMLS
• 1998-08-07 Sold (Public Records) $95,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,994 · -0.9% YoY. Source: county tax records.