137 S Palm Dr · Blythe, CA 92225

$199,800

2 bd · 1.0 ba · 1,598 sqft · Other public records · 55 Days on market

Built 1920 0.32 ac lot $125/sqft · 13% above area Est $229k · 13% under

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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 +13.2/15.0
• Cash flow +7.7/30.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Perfect for investors or first-time buyers, this property also offers excellent potential for multi-generational living. This spacious three-bedroom home sits on TWO LOTS, providing ample space for river and desert toys. The property features a detached garage and a Separate one-bedroom granny flat complete with its own kitchen--ideal for extended family, guests, or rental income opportunities. Additional APN# 848-022-020 included.

Key facts

• Two lots
• Own kitchen
• Detached garage

Tags

• DETACHED GARAGE
• ONE-BEDROOM GRANNY FLAT
• OWN KITCHEN
• TWO LOTS

Property features AI

Finance

• Other: Directions: From Osborne Realty go west on Hobsonway, then left (south) onto Palm Drive; home will be on the right
• Financial info: Sale terms: Conventional or Cash; Property sold 'as is'
• HOA & community: No monthly association fee

Exterior

• Parking: Total of 9 parking spaces; Detached garage (1 car); Covered parking (2 spaces); Carport spaces (2); 4 additional uncovered/assigned spaces; Driveway parking
• Security: No gated community; No special security/safety features
• Utilities: Water available in street; Sewer in street (paid); PUD: No
• Home design: Bungalow-style single family residence; One story; Detached property; Front door faces east; Property described as needing cosmetic repairs
• Construction: Shingle roof; Siding exterior; Built (year source: assessor)
• Exterior features: Back yard and front yard; Level, rectangular lot on a public street; Guest house/casita with a 1-car garage; No additional exterior security features

Interior

• Kitchen: Tile counters
• Bedrooms: Includes a casita/guest house
• Flooring: Carpet; Hardwood
• Bathrooms: One full bath; Two 3/4 baths
• Heating & cooling: Central heating; Fireplace heating (wood); Natural gas heating available; Central air conditioning
• Interior features: Entry from the living room; Unfurnished; Shower and tub in bathrooms; Wood and brick fireplace in the living room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $-230 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (36.9% below list).
• Recommended offer: $126k (36.9% below list) — sets the bar for 1% rule.

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: Felix J. Appleby Elementary (632 students, 84% FRL); Palo Verde High (820 students, 76% FRL) — zoned schools average 80% FRL vs 64% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 192 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 55 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $66k; list at $200k implies a 203% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $126,042 (36.9% 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 55 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.63% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.93%
• DSCR: 0.78
• GRM: 13.2

CMA / ARV

• ARV (median comp): $228,927
• List price: $199,800
• Delta: -12.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.7%
• Equity multiple: 0.16×
• Total profit: $-47,100
• Equity at exit: $29,791

10-year hold

• IRR: -20.6%
• Equity multiple: -0.08×
• Total profit: $-60,184
• Equity at exit: $17,275

Cash invested: $55,944 (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: 13.2×

Monthly cashflow live

• Estimated rent: $1,260 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$95 /mo · $1,136/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-230

Break-even live

Break-even rent $1,552

Max offer price $159,174

Occupancy floor —

Sensitivity live

Price	-10% $-117	-5% $-173	+0% $-230	+5% $-287	+10% $-343
Rent	-10% $-330	-5% $-280	+0% $-230	+5% $-180	+10% $-130
Rate	-1.0pp $-129	-0.5pp $-179	base $-230	+0.5pp $-282	+1.0pp $-334

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: $49,950
• Closing costs: $5,994
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
450 W Barnard St Blythe, CA	2.0–3.0	1.0–2.0	935	$975	$1.04	15d	2	0.34mi
400 N Palm Dr Blythe, CA	2.0–3.0	1.0–1.5	928	$995	$1.07	15d	1	0.48mi
460 River Valley Ave Blythe, CA	3.0	2.0	1344	$2,600	$1.93	15d	1	1.37mi

Listing history 19 events

1. 2026-06-21
   days on market $199,800 Active 55 DOM
2. 2026-06-19
   days on market $199,800 Active 53 DOM
3. 2026-06-18
   days on market $199,800 Active 52 DOM
4. 2026-06-17
   days on market $199,800 Active 51 DOM
5. 2026-06-16
   days on market $199,800 Active 50 DOM
6. 2026-06-15
   days on market $199,800 Active 49 DOM
7. 2026-06-14
   days on market $199,800 Active 47 DOM
8. 2026-06-12
   days on market $199,800 Active 46 DOM
9. 2026-06-09
   days on market $199,800 Active 43 DOM
10. 2026-06-08
    days on market $199,800 Active 42 DOM
11. 2026-06-07
    days on market $199,800 Active 41 DOM
12. 2026-06-07
    days on market $199,800 Active 40 DOM
13. 2026-06-04
    days on market $199,800 Active 37 DOM
14. 2026-06-02
    days on market $199,800 Active 36 DOM
15. 2026-06-01
    days on market $199,800 Active 35 DOM
16. 2026-05-31
    days on market $199,800 Active 34 DOM
17. 2026-05-31
    days on market $199,800 Active 33 DOM
18. 2026-04-27
    listed $199,800 Active 435-char remark
19. 1985-11-19
    soldstatus $66,000

ⓘ 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: $1,136 · $95/mo
• Projected year-2 tax: $1,518 · $127/mo
• Expected delta: +$382/yr (+$32/mo · 33.6%)

ⓘ 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: $15,125
• − Mortgage interest: −$11,192
• − Property taxes: −$1,136
• − Insurance: −$999
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$5,812
• Taxable loss: −$6,434
• Est. tax savings @ 24.0%: +$1,544
• After-tax cash flow: $-1,215/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

+202.7% since first listed

2 events — show timeline

• 2026-04-27 Listed $199,800 GPSMLS
• 1985-11-19 Sold (Public Records) $66,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,136 · -0.9% YoY. Source: county tax records.