32304 Daisy · French Valley, CA 92596

$850,000

5 bd · 3.0 ba · 3,109 sqft · SingleFamily public records · 6 Days on market

Built 2003 8,276 sqft lot Est $811k · at est. $141/mo HOA · 3% of rent

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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
• Cash flow +6.4/30.0
• Schools +5.7/10.0
• ARV discount +5.4/15.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +1.4/10.0
• DSCR +0.7/10.0

Listing remarks MLS

Looking for a home with plenty of room for everyone, RV parking, pool, city & mountain views, sunsets, and recently updated? The property includes fresh interior paint throughout, all new higher end quartz countertops in the kitchen and all bathrooms, new farmhouse sink, new tile backsplash, new pendant lights, and new faucets throughout. The large dining room, downstairs bedroom (perfect for an office), stairs, and upstairs hallway include new waterproof flooring. The large family room features a new 70inch ceiling fan, open to kitchen area, and gas fireplace perfect for those nights at home. The upstairs bedrooms include all new carpet. Even the backyard pool rocks, waterfall, slide, and firepit area have a fresh coat of paint. This home features 5 bedrooms, 3 bathrooms, 3109 square feet, 3 car garage with attic storage, large driveway, no neighbors directly behind, RV parking with electrical hookup, downstairs bedroom & bath, open kitchen to family room and backyard view, double oven, under cabinet lighting, lots of storage, media niche, ceiling fans, window shutters, crown molding throughout the whole house and large baseboards, 2 whole house fans, upstairs laundry w/ sink, oversized bedrooms, large master bedroom & closet with two doors, his/her sinks, and separate tub & shower. The outdoor area features a swimming pool, slide, jacuzzi, BBQ, firepit, city views, sunsets, RV parking, * RV Parking is limited to 32 feet long and 8 feet high per HOA rules.

Key facts

• 8,276 sq ft lot
• 3 garage spots
• Pool

Property features AI

Finance

• Other: Single-unit property; No accessory dwelling unit (ADU)
• HOA & community: Part of an association (Morning Star); Association fee of $141 per month; Community features include street lighting; Association provides additional amenities

Exterior

• Parking: Attached garage with 3 parking spaces
• Utilities: Public sewer; District/Public water
• Home design: House; Two stories; Entry on the main level
• Construction: Year built source: Assessor
• Exterior features: Private pool; Back yard and yard; Has a view

Interior

• Kitchen: Kitchen (no appliance details provided)
• Bedrooms: Primary suite; Bedrooms include living room, family room, and kitchen areas listed as rooms
• Bathrooms: Three full bathrooms
• Heating & cooling: Central cooling; Central furnace heating; Has heating and cooling
• Interior features: Two-level home; Main-level entry; Main level has one bathroom
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $850k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $593k (30.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $543k (36.1% below list).
• Recommended offer: $543k (36.1% 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: Susan La Vorgna Elementary (810 students, 27% 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).
• At $5,432/mo this rent would consume 49% of the median local household income ($133k/yr) (locally 591% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $91k of equity ($6k loan paydown + $85k 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 ~$146k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 22y ago; this cycle's ask is 31% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $678k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $543,211 (36.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.64% ✗
• Cap rate: 4.24%
• Cash-on-cash: -7.35%
• DSCR: 0.67
• GRM: 13.0

CMA / ARV

• ARV (on-the-fly): $811,449
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35594 Porcelain Ct	0.44mi	4/3.0 (-1)	2,995 (-4%)	1mo	$760,000	$254	68
32743 Cherokee Rose	0.31mi	4/2.5 (-1)	2,909 (-6%)	0mo	$910,000	$313	67
32101 Daisy Dr	0.18mi	4/3.0 (-1)	2,740 (-12%)	1mo	$715,000	$261	66
32143 Daisy Dr	0.17mi	4/3.0 (-1)	2,740 (-12%)	2mo	$825,000	$301	65
32507 Shadyview St	0.52mi	4/2.5 (-1)	3,073 (-1%)	2mo	$924,900	$301	64
32526 Presidio Hls	0.62mi	5/3.0	3,213 (+3%)	2mo	$785,000	$244	64
32144 Old Country Ct	0.71mi	5/4.5	3,108 (-0%)	0mo	$780,000	$251	61
32585 Presidio Hls	0.58mi	4/3.0 (-1)	3,213 (+3%)	3mo	$800,000	$249	60
35211 Lantern Lgt	0.45mi	4/2.5 (-1)	2,909 (-6%)	4mo	$774,999	$266	58
32185 Bandelier	0.37mi	4/3.5 (-1)	2,712 (-13%)	3mo	$722,000	$266	52
35056 Knollview	0.66mi	4/3.5 (-1)	3,369 (+8%)	3mo	$790,000	$234	46
35853 Sea Smoke St	0.57mi	5/4.0	3,549 (+14%)	1mo	$852,000	$240	45

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: $354,184
• Equity at exit: $765,747

10-year hold

• IRR: 16.6%
• Equity multiple: 5.57×
• Total profit: $1,087,524
• Equity at exit: $1,651,363

Cash invested: $238,000 (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: 13.0×

Monthly cashflow live

• Estimated rent: $5,432 high
• Mortgage (P&I): −$4,457
• Tax from tax record: −$796 /mo · $9,555/yr
• Insurance: −$354
• HOA: −$141
• Vacancy / Maint / Mgmt: −$1,141
• Net cashflow: $-1,458

Break-even live

Break-even rent $7,277

Max offer price $592,513

Occupancy floor —

Sensitivity live

Price	-10% $-976	-5% $-1,217	+0% $-1,458	+5% $-1,698	+10% $-1,939
Rent	-10% $-1,887	-5% $-1,672	+0% $-1,458	+5% $-1,243	+10% $-1,028
Rate	-1.0pp $-1,030	-0.5pp $-1,241	base $-1,458	+0.5pp $-1,678	+1.0pp $-1,902

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32640 Cougar Pass Ct Winchester, CA	4.0	3.5	3800	$8,600	$2.26	45d	1	0.34mi
32689 Cottonwood Rd Winchester, CA	4.0	2.5	3157	$4,100	$1.30	45d	1	0.73mi
34629 Foxberry Rd Winchester, CA	5.0	5.5	3887	$4,179	$1.08	4d	1	0.79mi
34580 Sourwood Way Winchester, CA	4.0	3.0	2800	$3,200	$1.14	45d	1	0.80mi
36395 Pistachio Dr Winchester, CA	5.0	4.0	4020	$4,500	$1.12	45d	1	1.01mi
36173 Saint Claire Ct Winchester, CA	6.0	3.5	2905	$6,000	$2.07	45d	1	1.03mi
36026 Kiel Ct Winchester, CA	4.0	2.5	2366	$3,295	$1.39	0d	1	1.25mi
32907 Cambury Pl Winchester, CA	5.0	4.0	2641	$3,795	$1.44	0d	1	1.39mi

HOA detail

• Monthly dues: $141 · $1,692/yr
• Likely covers: watergaselectricpool

Listing history 15 events

1. 2026-06-21
   days on market $850,000 Active 6 DOM
2. 2026-06-18
   days on market $850,000 Active 3 DOM
3. 2026-06-17
   days on market $850,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   statusdays on market $850,000 Active 1 DOM
6. 2026-06-15
   days on market $850,000 Coming Soon 17 DOM
7. 2026-06-13
   days on market $850,000 Coming Soon 15 DOM
8. 2026-06-09
   days on market $850,000 Coming Soon 11 DOM
9. 2026-06-08
   days on market $850,000 Coming Soon 10 DOM
10. 2026-06-07
    days on market $850,000 Coming Soon 9 DOM
11. 2026-06-04
    days on market $850,000 Coming Soon 6 DOM
12. 2026-06-03
    days on market $850,000 Coming Soon 5 DOM
13. 2026-06-02
    days on market $850,000 Coming Soon 4 DOM
14. 2026-06-01
    days on market $850,000 Coming Soon 3 DOM
15. 2026-05-31
    days on market $850,000 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: $9,555 · $796/mo
• Projected year-2 tax: $9,555 · $796/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 5 d/yr ≥104°F today · 12 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: $65,185
• − Mortgage interest: −$47,613
• − Property taxes: −$9,555
• − Insurance: −$4,250
• − Repairs & maintenance: −$5,215
• − Management: −$5,215
• − HOA: −$1,692
• − Depreciation: −$24,727
• Taxable loss: −$33,082
• Est. tax savings @ 24.0%: +$7,940
• After-tax cash flow: $-9,551/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

+50.5% since first listed

24 events — show timeline

• 2026-05-30 Coming Soon $850,000 CRMLS
• 2021-03-23 Sold (Public Records) $677,500 Public Records
• 2021-03-23 Sold (MLS) $677,500 CRMLS
• 2021-02-22 Pending — CRMLS
• 2021-02-17 Listed $649,900 CRMLS
• 2021-02-05 Coming Soon $649,900 CRMLS
• 2012-04-27 Sold (Public Records) $318,000 Public Records
• 2012-04-16 Sold (MLS) $318,000 CRMLS
• 2012-03-02 Pending — CRMLS
• 2012-02-28 Price Changed $328,500 CRMLS
• 2012-02-14 Relisted — CRMLS
• 2012-02-14 Delisted — CRMLS
• 2011-12-21 Listing Removed — CRMLS
• 2011-12-19 Listed $329,900 CRMLS
• 2011-12-16 Sold (Public Records) $270,000 Public Records
• 2011-11-30 Sold (MLS) $270,000 CRMLS
• 2011-06-20 Listed $270,000 CRMLS
• 2011-06-20 Listing Removed — CRMLS
• 2006-10-20 Sold (Public Records) $610,000 Public Records
• 2006-10-20 Sold (MLS) $610,000 CRMLS
• 2006-09-12 Listed $610,000 CRMLS
• 2005-04-08 Sold (Public Records) $565,000 Public Records
• 2005-04-08 Sold (MLS) $564,900 CRMLS
• 2004-11-11 Listed $564,900 CRMLS

Property tax history

+2.8%/yr

Latest (2025): $9,555 · +0.6% YoY. Source: county tax records.