36582 Frangipani Dr · French Valley, CA 92596

$557,990

3 bd · 2.0 ba · 1,744 sqft · SingleFamily · 16 Days on market

Built 2026

---

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 +7.5/15.0
• 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 +1.2/10.0
• DSCR +0.2/10.0

Listing remarks

This new two-story home features an open-concept layout where the Great Room, dining room and kitchen flow together effortlessly, creating natural gathering spaces for both everyday moments and special occasions. Upstairs, discover a restful owner's suite appointed with its own luxurious bath and spacious walk-in closet, thoughtfully positioned for maximum privacy. Two additional bedrooms share a conveniently located full bathroom, providing comfortable accommodations for family or guests.

Key facts

• 2 garage spots
• Built 2026
• Listed 16 days

Property features AI

Finance

• Other: Inventory type: Spec
• Financial info: Listing status: Active; List price: $557,990
• HOA & community: HOA information not specified

Exterior

• Parking: Detached or attached garage not specified; 2 parking spaces (2 garage spaces)
• Security: Security features not specified
• Utilities: Utilities details not specified
• Home design: Spec home — Plan: Residence Two; Single-family residence
• Construction: Living area approximately 1,744 (unit not shown in this section); Year built not specified; Construction materials and roof not specified; Foundation details not specified
• Exterior features: Property at 36582 Frangipani Dr, Winchester CA 92596

Interior

• Kitchen: Included appliances not specified
• Bedrooms: 3 bedrooms
• Flooring: Flooring details not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating and cooling details not specified
• Interior features: Open living area
• Laundry & utility: Washer/dryer information not specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $558k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $396k (29.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $347k (37.9% below list).
• Recommended offer: $347k (37.9% 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; high-income renter base; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 31% 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 $60k of equity ($4k loan paydown + $56k 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 ~$96k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($550k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $346,552 (37.9% 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. 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: 0.62% ✗
• Cap rate: 3.89%
• Cash-on-cash: -8.59%
• DSCR: 0.62
• GRM: 13.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.5%
• Equity multiple: 2.42×
• Total profit: $222,562
• Equity at exit: $502,682

10-year hold

• IRR: 16.0%
• Equity multiple: 5.44×
• Total profit: $693,342
• Equity at exit: $1,084,052

Cash invested: $156,237 (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: 13.4×

Monthly cashflow live

• Estimated rent: $3,466 medium
• Mortgage (P&I): −$2,926
• Tax est. 1.5%: −$697 /mo · $8,370/yr
• Insurance: −$232
• HOA: −$0
• Vacancy / Maint / Mgmt: −$728
• Net cashflow: $-1,118

Break-even live

Break-even rent $4,881

Max offer price $396,158

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: $139,498
• Closing costs: $16,740
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $557,990 Active 16 DOM
2. 2026-06-17
   days on market $557,990 Active 15 DOM
3. 2026-06-16
   days on market $557,990 Active 14 DOM
4. 2026-06-15
   days on market $557,990 Active 13 DOM
5. 2026-06-13
   days on market $557,990 Active 11 DOM
6. 2026-06-09
   days on market $557,990 Active 7 DOM
7. 2026-06-08
   days on market $557,990 Active 6 DOM
8. 2026-06-07
   days on market $557,990 Active 5 DOM
9. 2026-06-04
   days on market $557,990 Active 2 DOM
10. 2026-06-02
    remarks 494-char remark
11. 2026-06-02
    listed $557,990 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 8 d/yr ≥104°F today · 25 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: $41,586
• − Mortgage interest: −$31,256
• − Property taxes: −$8,370
• − Insurance: −$2,790
• − Repairs & maintenance: −$3,327
• − Management: −$3,327
• − Depreciation: −$16,232
• Taxable loss: −$23,716
• Est. tax savings @ 24.0%: +$5,692
• After-tax cash flow: $-7,729/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

• 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