34619 Chinaberry · French Valley, CA 92596

$688,000

4 bd · 3.0 ba · 2,701 sqft · SingleFamily public records · 106 Days on market

Built 2003 4,792 sqft lot $255/sqft · at area comps Est $718k · at est.

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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
• ARV discount +9.4/15.0
• Cash flow +5.7/30.0
• Schools +5.7/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +0.7/10.0
• DSCR +0.1/10.0

Listing remarks MLS

Back on the Market. Great opportunity to get this BETTER THAN NEW home with green grass, new LVP flooring, freshly painted interior, newer appliances, low taxes, NO HOA, and ready for new owners. The interior has light two-tone neutral paint which is complemented with new, warm, wood-looking waterproof Luxury Vinyl Plank flooring. Upon entry, you are greeted with a bright formal living room with two-story ceilings. A dedicated formal dining room is situated in the middle of the first level next to both the living and family rooms. The kitchen offers a large footprint with ample counter space, storage, a walk-in pantry, center island with sink and breakfast bar, and floor space for a kitchen table. The family room, placed next to the kitchen is placed at the back of the home and has the fireplace as the focal point. There are two bedrooms that share a bath on the main level. Upstairs the open loft offers an additional living space for a game room, study area, workout area, tv room, craft room, the choices are endless. The primary suite is large enough to have a King-sized bedroom set with end tables and dressers. Two closets provide more privacy for dual occupants who get ready at the same time. Beyond is the primary bathroom with soaking tub, separate shower, dual vanities and private water closet. There are two additional upstairs bedrooms that share a bathroom with two sinks, shower/tub combo and toilet. Additional storage cabinets are installed in the hallway so everything has a place. The low maintenance backyard offers a full-width patio with plenty of room for a patio set, barbecue and jacuzzi if you like outdoor living and fresh air. Conveniently located within walking distance to Abelia Sports Park. Easy access to both I-15 & I-215, located close to grocery stores and restaurants, and minutes to the mall. Temecula, Murrieta, Menifee, Wildomar and Hemet are all within 30 minutes. Won't disappoint! Beautiful home, good condition, inspections on file. Washer, dryer, refrigerator, and counter microwave, along with the built-in kitchen appliances are included and are only four years old. Seller is willing to pay rate buy down or closing costs with the right offer. I also have a lender who will offer a FREE Temporary 1-0 Buydown for Purchases (Interest rate is decreased by one point for one year). Recent inspections on file. Call for your private viewing.

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 2003

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $688k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $440k (36.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $394k (42.8% below list).
• Recommended offer: $394k (42.8% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• This rent runs 36% 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 $74k of equity ($5k loan paydown + $69k 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 ~$118k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($626k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $393,838 (42.8% 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 106 days. Have you received any prior offers? Is the seller open to a 43% 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: 0.57% ✗
• Cap rate: 3.84%
• Cash-on-cash: -8.75%
• DSCR: 0.61
• GRM: 14.6

CMA / ARV

• ARV (median comp): $717,564
• List price: $688,000
• Delta: -4.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32521 Cumulus	0.13mi	5/3.0 (+1)	2,537 (-6%)	0mo	$665,000	$262	78
32768 Westport Way	0.43mi	4/2.5	2,647 (-2%)	2mo	$710,000	$268	73
32224 Geranium St	0.56mi	4/2.5	2,596 (-4%)	0mo	$700,000	$270	65
33365 Rusty Ct	0.61mi	5/3.0 (+1)	2,709 (+0%)	2mo	$697,302	$257	64
32118 Clear Spgs	0.44mi	4/2.5	2,472 (-8%)	1mo	$715,000	$289	62
32507 Shadyview St	0.31mi	4/2.5	3,073 (+14%)	2mo	$924,900	$301	59
34438 Coconut Cir	0.66mi	4/3.0	2,466 (-9%)	1mo	$690,000	$280	54
34391 Sakura Ln	0.73mi	4/3.0	2,466 (-9%)	0mo	$668,220	$271	51
33185 Rusty Ct	0.63mi	4/3.0	2,421 (-10%)	3mo	$610,000	$252	51
35421 Birchbrook	0.60mi	3/2.5 (-1)	2,909 (+8%)	3mo	$939,000	$323	50
32502 Cherokee Rose St	0.74mi	3/2.5 (-1)	2,560 (-5%)	0mo	$815,000	$318	49
33305 Rusty Ct	0.73mi	4/3.0	2,429 (-10%)	2mo	$659,000	$271	47

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: 17.5%
• Equity multiple: 2.42×
• Total profit: $273,579
• Equity at exit: $619,805

10-year hold

• IRR: 16.0%
• Equity multiple: 5.44×
• Total profit: $855,184
• Equity at exit: $1,336,633

Cash invested: $192,640 (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: 14.6×

Monthly cashflow live

• Estimated rent: $3,938 high
• Mortgage (P&I): −$3,608
• Tax from tax record: −$622 /mo · $7,462/yr
• Insurance: −$287
• HOA: −$0
• Vacancy / Maint / Mgmt: −$827
• Net cashflow: $-1,405

Break-even live

Break-even rent $5,717

Max offer price $439,773

Occupancy floor —

Sensitivity live

Price	-10% $-1,016	-5% $-1,210	+0% $-1,405	+5% $-1,600	+10% $-1,795
Rent	-10% $-1,716	-5% $-1,561	+0% $-1,405	+5% $-1,250	+10% $-1,094
Rate	-1.0pp $-1,059	-0.5pp $-1,230	base $-1,405	+0.5pp $-1,583	+1.0pp $-1,765

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: $172,000
• Closing costs: $20,640
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34580 Sourwood Way Winchester, CA	4.0	3.0	2800	$3,200	$1.14	45d	1	0.08mi
32689 Cottonwood Rd Winchester, CA	4.0	2.5	3157	$4,100	$1.30	45d	1	0.27mi
33014 Marin Fields Rd Winchester, CA	4.0	2.0	1779	$3,795	$2.13	45d	1	0.49mi
32907 Cambury Pl Winchester, CA	5.0	4.0	2641	$3,795	$1.44	0d	1	0.63mi
35350 Marabella Ct Unit 35350 Winchester, CA	3.0	2.5	1925	$3,300	$1.71	0d	1	1.24mi

Listing history 42 events

1. 2026-06-18
   days on market $688,000 Active 106 DOM
2. 2026-06-17
   days on market $688,000 Active 105 DOM
3. 2026-06-16
   days on market $688,000 Active 104 DOM
4. 2026-06-15
   days on market $688,000 Active 103 DOM
5. 2026-06-13
   days on market $688,000 Active 101 DOM
6. 2026-06-09
   days on market $688,000 Active 97 DOM
7. 2026-06-08
   days on market $688,000 Active 96 DOM
8. 2026-06-07
   days on market $688,000 Active 95 DOM
9. 2026-06-04
   days on market $688,000 Active 92 DOM
10. 2026-06-03
    days on market $688,000 Active 91 DOM
11. 2026-06-02
    days on market $688,000 Active 90 DOM
12. 2026-06-01
    days on market $688,000 Active 89 DOM
13. 2026-05-31
    days on market $688,000 Active 88 DOM
14. 2026-05-12
    price $688,000 2406-char remark

    Show marketing remark (2406 chars)

    Back on the Market. Great opportunity to get this BETTER THAN NEW home with green grass, new LVP flooring, freshly painted interior, newer appliances, low taxes, NO HOA, and ready for new owners. The interior has light two-tone neutral paint which is complemented with new, warm, wood-looking waterproof Luxury Vinyl Plank flooring. Upon entry, you are greeted with a bright formal living room with two-story ceilings. A dedicated formal dining room is situated in the middle of the first level next to both the living and family rooms. The kitchen offers a large footprint with ample counter space, storage, a walk-in pantry, center island with sink and breakfast bar, and floor space for a kitchen table. The family room, placed next to the kitchen is placed at the back of the home and has the fireplace as the focal point. There are two bedrooms that share a bath on the main level. Upstairs the open loft offers an additional living space for a game room, study area, workout area, tv room, craft room, the choices are endless. The primary suite is large enough to have a King-sized bedroom set with end tables and dressers. Two closets provide more privacy for dual occupants who get ready at the same time. Beyond is the primary bathroom with soaking tub, separate shower, dual vanities and private water closet. There are two additional upstairs bedrooms that share a bathroom with two sinks, shower/tub combo and toilet. Additional storage cabinets are installed in the hallway so everything has a place. The low maintenance backyard offers a full-width patio with plenty of room for a patio set, barbecue and jacuzzi if you like outdoor living and fresh air. Conveniently located within walking distance to Abelia Sports Park. Easy access to both I-15 & I-215, located close to grocery stores and restaurants, and minutes to the mall. Temecula, Murrieta, Menifee, Wildomar and Hemet are all within 30 minutes. Won't disappoint! Beautiful home, good condition, inspections on file. Washer, dryer, refrigerator, and counter microwave, along with the built-in kitchen appliances are included and are only four years old. Seller is willing to pay rate buy down or closing costs with the right offer. I also have a lender who will offer a FREE Temporary 1-0 Buydown for Purchases (Interest rate is decreased by one point for one year). Recent inspections on file. Call for your private viewing.

15. 2026-05-12
    price $669,000 2406-char remark

    Show marketing remark (2406 chars)

    Back on the Market. Great opportunity to get this BETTER THAN NEW home with green grass, new LVP flooring, freshly painted interior, newer appliances, low taxes, NO HOA, and ready for new owners. The interior has light two-tone neutral paint which is complemented with new, warm, wood-looking waterproof Luxury Vinyl Plank flooring. Upon entry, you are greeted with a bright formal living room with two-story ceilings. A dedicated formal dining room is situated in the middle of the first level next to both the living and family rooms. The kitchen offers a large footprint with ample counter space, storage, a walk-in pantry, center island with sink and breakfast bar, and floor space for a kitchen table. The family room, placed next to the kitchen is placed at the back of the home and has the fireplace as the focal point. There are two bedrooms that share a bath on the main level. Upstairs the open loft offers an additional living space for a game room, study area, workout area, tv room, craft room, the choices are endless. The primary suite is large enough to have a King-sized bedroom set with end tables and dressers. Two closets provide more privacy for dual occupants who get ready at the same time. Beyond is the primary bathroom with soaking tub, separate shower, dual vanities and private water closet. There are two additional upstairs bedrooms that share a bathroom with two sinks, shower/tub combo and toilet. Additional storage cabinets are installed in the hallway so everything has a place. The low maintenance backyard offers a full-width patio with plenty of room for a patio set, barbecue and jacuzzi if you like outdoor living and fresh air. Conveniently located within walking distance to Abelia Sports Park. Easy access to both I-15 & I-215, located close to grocery stores and restaurants, and minutes to the mall. Temecula, Murrieta, Menifee, Wildomar and Hemet are all within 30 minutes. Won't disappoint! Beautiful home, good condition, inspections on file. Washer, dryer, refrigerator, and counter microwave, along with the built-in kitchen appliances are included and are only four years old. Seller is willing to pay rate buy down or closing costs with the right offer. I also have a lender who will offer a FREE Temporary 1-0 Buydown for Purchases (Interest rate is decreased by one point for one year). Recent inspections on file. Call for your private viewing.

16. 2026-05-12
    status Active 2406-char remark

    Show marketing remark (2406 chars)

    Back on the Market. Great opportunity to get this BETTER THAN NEW home with green grass, new LVP flooring, freshly painted interior, newer appliances, low taxes, NO HOA, and ready for new owners. The interior has light two-tone neutral paint which is complemented with new, warm, wood-looking waterproof Luxury Vinyl Plank flooring. Upon entry, you are greeted with a bright formal living room with two-story ceilings. A dedicated formal dining room is situated in the middle of the first level next to both the living and family rooms. The kitchen offers a large footprint with ample counter space, storage, a walk-in pantry, center island with sink and breakfast bar, and floor space for a kitchen table. The family room, placed next to the kitchen is placed at the back of the home and has the fireplace as the focal point. There are two bedrooms that share a bath on the main level. Upstairs the open loft offers an additional living space for a game room, study area, workout area, tv room, craft room, the choices are endless. The primary suite is large enough to have a King-sized bedroom set with end tables and dressers. Two closets provide more privacy for dual occupants who get ready at the same time. Beyond is the primary bathroom with soaking tub, separate shower, dual vanities and private water closet. There are two additional upstairs bedrooms that share a bathroom with two sinks, shower/tub combo and toilet. Additional storage cabinets are installed in the hallway so everything has a place. The low maintenance backyard offers a full-width patio with plenty of room for a patio set, barbecue and jacuzzi if you like outdoor living and fresh air. Conveniently located within walking distance to Abelia Sports Park. Easy access to both I-15 & I-215, located close to grocery stores and restaurants, and minutes to the mall. Temecula, Murrieta, Menifee, Wildomar and Hemet are all within 30 minutes. Won't disappoint! Beautiful home, good condition, inspections on file. Washer, dryer, refrigerator, and counter microwave, along with the built-in kitchen appliances are included and are only four years old. Seller is willing to pay rate buy down or closing costs with the right offer. I also have a lender who will offer a FREE Temporary 1-0 Buydown for Purchases (Interest rate is decreased by one point for one year). Recent inspections on file. Call for your private viewing.

17. 2026-05-12
    price $665,000 2406-char remark

    Show marketing remark (2406 chars)

    Back on the Market. Great opportunity to get this BETTER THAN NEW home with green grass, new LVP flooring, freshly painted interior, newer appliances, low taxes, NO HOA, and ready for new owners. The interior has light two-tone neutral paint which is complemented with new, warm, wood-looking waterproof Luxury Vinyl Plank flooring. Upon entry, you are greeted with a bright formal living room with two-story ceilings. A dedicated formal dining room is situated in the middle of the first level next to both the living and family rooms. The kitchen offers a large footprint with ample counter space, storage, a walk-in pantry, center island with sink and breakfast bar, and floor space for a kitchen table. The family room, placed next to the kitchen is placed at the back of the home and has the fireplace as the focal point. There are two bedrooms that share a bath on the main level. Upstairs the open loft offers an additional living space for a game room, study area, workout area, tv room, craft room, the choices are endless. The primary suite is large enough to have a King-sized bedroom set with end tables and dressers. Two closets provide more privacy for dual occupants who get ready at the same time. Beyond is the primary bathroom with soaking tub, separate shower, dual vanities and private water closet. There are two additional upstairs bedrooms that share a bathroom with two sinks, shower/tub combo and toilet. Additional storage cabinets are installed in the hallway so everything has a place. The low maintenance backyard offers a full-width patio with plenty of room for a patio set, barbecue and jacuzzi if you like outdoor living and fresh air. Conveniently located within walking distance to Abelia Sports Park. Easy access to both I-15 & I-215, located close to grocery stores and restaurants, and minutes to the mall. Temecula, Murrieta, Menifee, Wildomar and Hemet are all within 30 minutes. Won't disappoint! Beautiful home, good condition, inspections on file. Washer, dryer, refrigerator, and counter microwave, along with the built-in kitchen appliances are included and are only four years old. Seller is willing to pay rate buy down or closing costs with the right offer. I also have a lender who will offer a FREE Temporary 1-0 Buydown for Purchases (Interest rate is decreased by one point for one year). Recent inspections on file. Call for your private viewing.

18. 2026-04-26
    price $655,000 2406-char remark

    Show marketing remark (2406 chars)

    Back on the Market. Great opportunity to get this BETTER THAN NEW home with green grass, new LVP flooring, freshly painted interior, newer appliances, low taxes, NO HOA, and ready for new owners. The interior has light two-tone neutral paint which is complemented with new, warm, wood-looking waterproof Luxury Vinyl Plank flooring. Upon entry, you are greeted with a bright formal living room with two-story ceilings. A dedicated formal dining room is situated in the middle of the first level next to both the living and family rooms. The kitchen offers a large footprint with ample counter space, storage, a walk-in pantry, center island with sink and breakfast bar, and floor space for a kitchen table. The family room, placed next to the kitchen is placed at the back of the home and has the fireplace as the focal point. There are two bedrooms that share a bath on the main level. Upstairs the open loft offers an additional living space for a game room, study area, workout area, tv room, craft room, the choices are endless. The primary suite is large enough to have a King-sized bedroom set with end tables and dressers. Two closets provide more privacy for dual occupants who get ready at the same time. Beyond is the primary bathroom with soaking tub, separate shower, dual vanities and private water closet. There are two additional upstairs bedrooms that share a bathroom with two sinks, shower/tub combo and toilet. Additional storage cabinets are installed in the hallway so everything has a place. The low maintenance backyard offers a full-width patio with plenty of room for a patio set, barbecue and jacuzzi if you like outdoor living and fresh air. Conveniently located within walking distance to Abelia Sports Park. Easy access to both I-15 & I-215, located close to grocery stores and restaurants, and minutes to the mall. Temecula, Murrieta, Menifee, Wildomar and Hemet are all within 30 minutes. Won't disappoint! Beautiful home, good condition, inspections on file. Washer, dryer, refrigerator, and counter microwave, along with the built-in kitchen appliances are included and are only four years old. Seller is willing to pay rate buy down or closing costs with the right offer. I also have a lender who will offer a FREE Temporary 1-0 Buydown for Purchases (Interest rate is decreased by one point for one year). Recent inspections on file. Call for your private viewing.

19. 2026-04-25
    historical Active Under Contract 2406-char remark

    Show marketing remark (2406 chars)

    Back on the Market. Great opportunity to get this BETTER THAN NEW home with green grass, new LVP flooring, freshly painted interior, newer appliances, low taxes, NO HOA, and ready for new owners. The interior has light two-tone neutral paint which is complemented with new, warm, wood-looking waterproof Luxury Vinyl Plank flooring. Upon entry, you are greeted with a bright formal living room with two-story ceilings. A dedicated formal dining room is situated in the middle of the first level next to both the living and family rooms. The kitchen offers a large footprint with ample counter space, storage, a walk-in pantry, center island with sink and breakfast bar, and floor space for a kitchen table. The family room, placed next to the kitchen is placed at the back of the home and has the fireplace as the focal point. There are two bedrooms that share a bath on the main level. Upstairs the open loft offers an additional living space for a game room, study area, workout area, tv room, craft room, the choices are endless. The primary suite is large enough to have a King-sized bedroom set with end tables and dressers. Two closets provide more privacy for dual occupants who get ready at the same time. Beyond is the primary bathroom with soaking tub, separate shower, dual vanities and private water closet. There are two additional upstairs bedrooms that share a bathroom with two sinks, shower/tub combo and toilet. Additional storage cabinets are installed in the hallway so everything has a place. The low maintenance backyard offers a full-width patio with plenty of room for a patio set, barbecue and jacuzzi if you like outdoor living and fresh air. Conveniently located within walking distance to Abelia Sports Park. Easy access to both I-15 & I-215, located close to grocery stores and restaurants, and minutes to the mall. Temecula, Murrieta, Menifee, Wildomar and Hemet are all within 30 minutes. Won't disappoint! Beautiful home, good condition, inspections on file. Washer, dryer, refrigerator, and counter microwave, along with the built-in kitchen appliances are included and are only four years old. Seller is willing to pay rate buy down or closing costs with the right offer. I also have a lender who will offer a FREE Temporary 1-0 Buydown for Purchases (Interest rate is decreased by one point for one year). Recent inspections on file. Call for your private viewing.

20. 2026-04-06
    price $639,900 2406-char remark

    Show marketing remark (2406 chars)

    Back on the Market. Great opportunity to get this BETTER THAN NEW home with green grass, new LVP flooring, freshly painted interior, newer appliances, low taxes, NO HOA, and ready for new owners. The interior has light two-tone neutral paint which is complemented with new, warm, wood-looking waterproof Luxury Vinyl Plank flooring. Upon entry, you are greeted with a bright formal living room with two-story ceilings. A dedicated formal dining room is situated in the middle of the first level next to both the living and family rooms. The kitchen offers a large footprint with ample counter space, storage, a walk-in pantry, center island with sink and breakfast bar, and floor space for a kitchen table. The family room, placed next to the kitchen is placed at the back of the home and has the fireplace as the focal point. There are two bedrooms that share a bath on the main level. Upstairs the open loft offers an additional living space for a game room, study area, workout area, tv room, craft room, the choices are endless. The primary suite is large enough to have a King-sized bedroom set with end tables and dressers. Two closets provide more privacy for dual occupants who get ready at the same time. Beyond is the primary bathroom with soaking tub, separate shower, dual vanities and private water closet. There are two additional upstairs bedrooms that share a bathroom with two sinks, shower/tub combo and toilet. Additional storage cabinets are installed in the hallway so everything has a place. The low maintenance backyard offers a full-width patio with plenty of room for a patio set, barbecue and jacuzzi if you like outdoor living and fresh air. Conveniently located within walking distance to Abelia Sports Park. Easy access to both I-15 & I-215, located close to grocery stores and restaurants, and minutes to the mall. Temecula, Murrieta, Menifee, Wildomar and Hemet are all within 30 minutes. Won't disappoint! Beautiful home, good condition, inspections on file. Washer, dryer, refrigerator, and counter microwave, along with the built-in kitchen appliances are included and are only four years old. Seller is willing to pay rate buy down or closing costs with the right offer. I also have a lender who will offer a FREE Temporary 1-0 Buydown for Purchases (Interest rate is decreased by one point for one year). Recent inspections on file. Call for your private viewing.

21. 2026-03-04
    listed $679,900 Active 2406-char remark

    Show marketing remark (2406 chars)

    Back on the Market. Great opportunity to get this BETTER THAN NEW home with green grass, new LVP flooring, freshly painted interior, newer appliances, low taxes, NO HOA, and ready for new owners. The interior has light two-tone neutral paint which is complemented with new, warm, wood-looking waterproof Luxury Vinyl Plank flooring. Upon entry, you are greeted with a bright formal living room with two-story ceilings. A dedicated formal dining room is situated in the middle of the first level next to both the living and family rooms. The kitchen offers a large footprint with ample counter space, storage, a walk-in pantry, center island with sink and breakfast bar, and floor space for a kitchen table. The family room, placed next to the kitchen is placed at the back of the home and has the fireplace as the focal point. There are two bedrooms that share a bath on the main level. Upstairs the open loft offers an additional living space for a game room, study area, workout area, tv room, craft room, the choices are endless. The primary suite is large enough to have a King-sized bedroom set with end tables and dressers. Two closets provide more privacy for dual occupants who get ready at the same time. Beyond is the primary bathroom with soaking tub, separate shower, dual vanities and private water closet. There are two additional upstairs bedrooms that share a bathroom with two sinks, shower/tub combo and toilet. Additional storage cabinets are installed in the hallway so everything has a place. The low maintenance backyard offers a full-width patio with plenty of room for a patio set, barbecue and jacuzzi if you like outdoor living and fresh air. Conveniently located within walking distance to Abelia Sports Park. Easy access to both I-15 & I-215, located close to grocery stores and restaurants, and minutes to the mall. Temecula, Murrieta, Menifee, Wildomar and Hemet are all within 30 minutes. Won't disappoint! Beautiful home, good condition, inspections on file. Washer, dryer, refrigerator, and counter microwave, along with the built-in kitchen appliances are included and are only four years old. Seller is willing to pay rate buy down or closing costs with the right offer. I also have a lender who will offer a FREE Temporary 1-0 Buydown for Purchases (Interest rate is decreased by one point for one year). Recent inspections on file. Call for your private viewing.

22. 2026-02-26
    historical $679,900 2406-char remark

    Show marketing remark (2406 chars)

    Back on the Market. Great opportunity to get this BETTER THAN NEW home with green grass, new LVP flooring, freshly painted interior, newer appliances, low taxes, NO HOA, and ready for new owners. The interior has light two-tone neutral paint which is complemented with new, warm, wood-looking waterproof Luxury Vinyl Plank flooring. Upon entry, you are greeted with a bright formal living room with two-story ceilings. A dedicated formal dining room is situated in the middle of the first level next to both the living and family rooms. The kitchen offers a large footprint with ample counter space, storage, a walk-in pantry, center island with sink and breakfast bar, and floor space for a kitchen table. The family room, placed next to the kitchen is placed at the back of the home and has the fireplace as the focal point. There are two bedrooms that share a bath on the main level. Upstairs the open loft offers an additional living space for a game room, study area, workout area, tv room, craft room, the choices are endless. The primary suite is large enough to have a King-sized bedroom set with end tables and dressers. Two closets provide more privacy for dual occupants who get ready at the same time. Beyond is the primary bathroom with soaking tub, separate shower, dual vanities and private water closet. There are two additional upstairs bedrooms that share a bathroom with two sinks, shower/tub combo and toilet. Additional storage cabinets are installed in the hallway so everything has a place. The low maintenance backyard offers a full-width patio with plenty of room for a patio set, barbecue and jacuzzi if you like outdoor living and fresh air. Conveniently located within walking distance to Abelia Sports Park. Easy access to both I-15 & I-215, located close to grocery stores and restaurants, and minutes to the mall. Temecula, Murrieta, Menifee, Wildomar and Hemet are all within 30 minutes. Won't disappoint! Beautiful home, good condition, inspections on file. Washer, dryer, refrigerator, and counter microwave, along with the built-in kitchen appliances are included and are only four years old. Seller is willing to pay rate buy down or closing costs with the right offer. I also have a lender who will offer a FREE Temporary 1-0 Buydown for Purchases (Interest rate is decreased by one point for one year). Recent inspections on file. Call for your private viewing.

23. 2026-02-18
    historical
24. 2026-01-23
    price $708,000
25. 2026-01-16
    price $718,000
26. 2026-01-03
    price $728,000
27. 2025-12-03
    listed $735,000 Active
28. 2021-12-17
    soldstatus $620,000 Closed Sale
29. 2021-12-17
    soldstatus $620,000
30. 2021-12-10
    status Pending Sale
31. 2021-11-18
    historical Active Under Contract
32. 2021-11-12
    listed $597,900 Active
33. 2021-11-12
    historical $597,900
34. 2009-07-16
    soldstatus $235,000 Closed
35. 2009-05-16
    historical
36. 2009-04-22
    status
37. 2009-01-16
    historical
38. 2009-01-08
    listed $224,900
39. 2008-07-21
    historical
40. 2008-05-26
    price $265,900
41. 2008-05-16
    price $269,900
42. 2008-03-21
    listed $279,900

ⓘ 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: $7,462 · $622/mo
• Projected year-2 tax: $7,462 · $622/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 · 16 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: $47,261
• − Mortgage interest: −$38,539
• − Property taxes: −$7,462
• − Insurance: −$3,440
• − Repairs & maintenance: −$3,781
• − Management: −$3,781
• − Depreciation: −$20,015
• Taxable loss: −$29,757
• Est. tax savings @ 24.0%: +$7,142
• After-tax cash flow: $-9,720/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

+145.8% since first listed

29 events — show timeline

• 2026-05-12 Price Changed $688,000 CRMLS
• 2026-05-12 Price Changed $669,000 CRMLS
• 2026-05-12 Relisted — CRMLS
• 2026-05-12 Price Changed $665,000 CRMLS
• 2026-04-26 Price Changed $655,000 CRMLS
• 2026-04-25 Contingent — CRMLS
• 2026-04-06 Price Changed $639,900 CRMLS
• 2026-03-04 Listed $679,900 CRMLS
• 2026-02-26 Coming Soon $679,900 CRMLS
• 2026-02-18 Listing Removed — CRMLS
• 2026-01-23 Price Changed $708,000 CRMLS
• 2026-01-16 Price Changed $718,000 CRMLS
• 2026-01-03 Price Changed $728,000 CRMLS
• 2025-12-03 Listed $735,000 CRMLS
• 2021-12-17 Sold (Public Records) $620,000 Public Records
• 2021-12-17 Sold (MLS) $620,000 CRMLS
• 2021-12-10 Pending — CRMLS
• 2021-11-18 Contingent — CRMLS
• 2021-11-12 Listed $597,900 CRMLS
• 2021-11-12 Coming Soon $597,900 CRMLS
• 2009-07-16 Sold (MLS) $235,000 CRMLS
• 2009-05-16 Listing Removed — CRMLS
• 2009-04-22 Relisted — CRMLS
• 2009-01-16 Listing Removed — CRMLS
• 2009-01-08 Listed $224,900 CRMLS
• 2008-07-21 Listing Removed — CRMLS
• 2008-05-26 Price Changed $265,900 CRMLS
• 2008-05-16 Price Changed $269,900 CRMLS
• 2008-03-21 Listed $279,900 CRMLS

Property tax history

+2.7%/yr

Latest (2025): $7,462 · +1.6% YoY. Source: county tax records.