36462 Sweet Berry Ct · French Valley, CA 92596

$749,000

4 bd · 4.0 ba · 3,912 sqft · SingleFamily public records · 314 Days on market

Built 2006 9,148 sqft lot $191/sqft · 5% below area Est $792k · 5% under ↓ 4% since listing

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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).

• ARV discount +10.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.5/30.0
• Schools +5.7/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +1.6/10.0
• DSCR +0.7/10.0

Listing remarks MLS

Welcome to 36462 Sweet Berry Ct, a spacious corner-lot home featuring 4 bedrooms, 4 baths, and a beautiful den, offering 3,912 sq. ft. of comfortable living. Enjoy a backyard with a large patio just off the kitchen—perfect for entertaining or relaxing. Located near top-rated schools including French Valley Elementary, Bella Vista Middle, and Chaparral High, and just minutes from shopping, dining, parks, and scenic walking trails. This property is ideal for both large and small dogs and is truly one you must see to appreciate. Call today to schedule your private viewing before it’s gone!

Key facts

• Corner-lot home
• Large patio
• Backyard

Tags

• CORNER-LOT HOME
• LARGE PATIO
• BACKYARD
• TOP-RATED SCHOOLS
• SCENIC WALKING TRAILS

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $749k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $523k (30.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $495k (33.9% below list).
• Recommended offer: $495k (33.9% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 3.5% in French Valley — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 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).
• This rent runs 45% 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

• It's been on market 314 days — a 12% lower offer ($659k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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: major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $495,067 (33.9% 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 314 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.66% ✗
• Cap rate: 4.25%
• Cash-on-cash: -7.31%
• DSCR: 0.67
• GRM: 12.6

CMA / ARV

• ARV (median comp): $792,132
• List price: $749,000
• Delta: -5.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36414 Pistachio Dr	0.13mi	4/4.0	3,912 (0%)	11mo	$837,250	$214	85
32701 Juniper Berry Dr	0.14mi	5/4.0 (+1)	3,912 (0%)	9mo	$770,000	$197	82
32640 Juniper Berry Dr	0.08mi	5/4.0 (+1)	3,912 (0%)	13mo	$820,000	$210	81
32608 Juniper Berry Dr	0.06mi	5/3.5 (+1)	3,632 (-7%)	13mo	$810,000	$223	68
36440 Flower Basket	0.20mi	4/3.5	3,362 (-14%)	2mo	$795,900	$237	64
32916 Red Carriage Rd	0.36mi	5/4.0 (+1)	4,087 (+4%)	14mo	$940,000	$230	59
32420 Apricot Tree Rd	0.22mi	4/3.5	3,362 (-14%)	8mo	$765,000	$228	58
36195 Owens Dr	0.60mi	5/3.5 (+1)	4,134 (+6%)	3mo	$740,000	$179	53

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: 18.4%
• Equity multiple: 2.49×
• Total profit: $312,157
• Equity at exit: $674,759

10-year hold

• IRR: 16.6%
• Equity multiple: 5.57×
• Total profit: $957,402
• Equity at exit: $1,455,142

Cash invested: $209,720 (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: 12.6×

Monthly cashflow live

• Estimated rent: $4,951 medium
• Mortgage (P&I): −$3,928
• Tax from tax record: −$948 /mo · $11,379/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,040
• Net cashflow: $-1,277

Break-even live

Break-even rent $6,567

Max offer price $523,386

Occupancy floor —

Sensitivity live

Price	-10% $-853	-5% $-1,065	+0% $-1,277	+5% $-1,489	+10% $-1,701
Rent	-10% $-1,668	-5% $-1,473	+0% $-1,277	+5% $-1,082	+10% $-886
Rate	-1.0pp $-900	-0.5pp $-1,087	base $-1,277	+0.5pp $-1,471	+1.0pp $-1,669

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: $187,250
• Closing costs: $22,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36395 Pistachio Dr Winchester, CA	5.0	4.0	4020	$4,500	$1.12	45d	1	0.14mi
32640 Cougar Pass Ct Winchester, CA	4.0	3.5	3800	$8,600	$2.26	45d	1	1.25mi

Listing history 21 events

1. 2026-06-21
   days on market $749,000 Active 314 DOM
2. 2026-06-18
   days on market $749,000 Active 311 DOM
3. 2026-06-17
   days on market $749,000 Active 310 DOM
4. 2026-06-16
   days on market $749,000 Active 309 DOM
5. 2026-06-15
   days on market $749,000 Active 308 DOM
6. 2026-06-13
   days on market $749,000 Active 306 DOM
7. 2026-06-09
   days on market $749,000 Active 302 DOM
8. 2026-06-08
   days on market $749,000 Active 301 DOM
9. 2026-06-07
   days on market $749,000 Active 300 DOM
10. 2026-06-04
    days on market $749,000 Active 297 DOM
11. 2026-06-03
    days on market $749,000 Active 296 DOM
12. 2026-06-02
    days on market $749,000 Active 295 DOM
13. 2026-06-01
    days on market $749,000 Active 294 DOM
14. 2026-05-31
    days on market $749,000 Active 293 DOM
15. 2026-05-19
    price $749,000 605-char remark

    Show marketing remark (605 chars)

    Welcome to 36462 Sweet Berry Ct, a spacious corner-lot home featuring 4 bedrooms, 4 baths, and a beautiful den, offering 3,912 sq. ft. of comfortable living. Enjoy a backyard with a large patio just off the kitchen—perfect for entertaining or relaxing. Located near top-rated schools including French Valley Elementary, Bella Vista Middle, and Chaparral High, and just minutes from shopping, dining, parks, and scenic walking trails. This property is ideal for both large and small dogs and is truly one you must see to appreciate. Call today to schedule your private viewing before it’s gone!

16. 2025-09-10
    price $699,000 605-char remark

    Show marketing remark (605 chars)

    Welcome to 36462 Sweet Berry Ct, a spacious corner-lot home featuring 4 bedrooms, 4 baths, and a beautiful den, offering 3,912 sq. ft. of comfortable living. Enjoy a backyard with a large patio just off the kitchen—perfect for entertaining or relaxing. Located near top-rated schools including French Valley Elementary, Bella Vista Middle, and Chaparral High, and just minutes from shopping, dining, parks, and scenic walking trails. This property is ideal for both large and small dogs and is truly one you must see to appreciate. Call today to schedule your private viewing before it’s gone!

17. 2025-08-11
    listed $779,000 Active 605-char remark

    Show marketing remark (605 chars)

    Welcome to 36462 Sweet Berry Ct, a spacious corner-lot home featuring 4 bedrooms, 4 baths, and a beautiful den, offering 3,912 sq. ft. of comfortable living. Enjoy a backyard with a large patio just off the kitchen—perfect for entertaining or relaxing. Located near top-rated schools including French Valley Elementary, Bella Vista Middle, and Chaparral High, and just minutes from shopping, dining, parks, and scenic walking trails. This property is ideal for both large and small dogs and is truly one you must see to appreciate. Call today to schedule your private viewing before it’s gone!

18. 2024-12-15
    historical
19. 2024-12-12
    status Active
20. 2024-10-21
    status Active
21. 2023-08-03
    listed $779,000 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: $11,379 · $948/mo
• Projected year-2 tax: $11,379 · $948/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 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 17 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: $59,408
• − Mortgage interest: −$41,956
• − Property taxes: −$11,379
• − Insurance: −$3,745
• − Repairs & maintenance: −$4,753
• − Management: −$4,753
• − Depreciation: −$21,789
• Taxable loss: −$28,966
• Est. tax savings @ 24.0%: +$6,952
• After-tax cash flow: $-8,374/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

-3.9% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $749,000 CRMLS
• 2025-09-10 Price Changed $699,000 CRMLS
• 2025-08-11 Listed $779,000 CRMLS
• 2024-12-15 Listing Removed — CRMLS
• 2024-12-12 Relisted — CRMLS
• 2024-10-21 Relisted — CRMLS
• 2023-08-03 Listed $779,000 CRMLS

Property tax history

+2.7%/yr

Latest (2025): $11,379 · +4.2% YoY. Source: county tax records.