909 W Barnard · Blythe, CA 92225

$120,000

9 bd · 5.1 ba · 1,900 sqft · SingleFamily · 157 Days on market

Built 1949 Poor condition 0.35 ac lot $63/sqft · 39% below area Est $197k · 39% under

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Why this score? — see what drove the B 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).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent opportunity to acquire a distressed property with serious upside potential. Completely vacant and ideal for investors seeking to invest in an underperforming asset with the long term goal of cash flow and appreciation Cash or renovation financing only. Buyer to verify all information, unit count, and zoning with local municipality,

Key facts

• 0.35 acre lot
• Built 1949
• Listed 156 days

What this means for you Summary

Snapshot

• This is a 9-bed/5.1-bath single-family listed at $120k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $907 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 4.6% in Blythe — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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, schools F, 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.
• Market conditions: 189 active listings in the ZIP; 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 $830 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $50k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.83% ✓
• Cap rate: 15.36%
• Cash-on-cash: 32.39%
• DSCR: 2.44
• GRM: 4.5

CMA / ARV

• ARV (median comp): $196,680
• List price: $120,000
• Delta: -38.99%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.5%
• Equity multiple: 2.14×
• Total profit: $38,356
• Equity at exit: $17,892

10-year hold

• IRR: 35.0%
• Equity multiple: 4.21×
• Total profit: $107,921
• Equity at exit: $10,375

Cash invested: $33,600 (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: 189
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,198 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $907

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 54%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-19
   days on market $120,000 Active 157 DOM
2. 2026-06-18
   days on market $120,000 Active 156 DOM
3. 2026-06-17
   days on market $120,000 Active 155 DOM
4. 2026-06-16
   days on market $120,000 Active 154 DOM
5. 2026-06-15
   days on market $120,000 Active 153 DOM
6. 2026-06-14
   days on market $120,000 Active 151 DOM
7. 2026-06-12
   days on market $120,000 Active 150 DOM
8. 2026-06-09
   days on market $120,000 Active 147 DOM
9. 2026-06-08
   days on market $120,000 Active 146 DOM
10. 2026-06-07
    days on market $120,000 Active 145 DOM
11. 2026-06-07
    days on market $120,000 Active 144 DOM
12. 2026-06-04
    days on market $120,000 Active 141 DOM
13. 2026-06-02
    days on market $120,000 Active 140 DOM
14. 2026-06-01
    days on market $120,000 Active 139 DOM
15. 2026-05-31
    days on market $120,000 Active 138 DOM
16. 2026-05-31
    days on market $120,000 Active 137 DOM
17. 2026-03-31
    price $120,000 343-char remark

    Show marketing remark (343 chars)

    Excellent opportunity to acquire a distressed property with serious upside potential. Completely vacant and ideal for investors seeking to invest in an underperforming asset with the long term goal of cash flow and appreciation Cash or renovation financing only. Buyer to verify all information, unit count, and zoning with local municipality,

18. 2026-03-11
    price $130,000 343-char remark

    Show marketing remark (343 chars)

    Excellent opportunity to acquire a distressed property with serious upside potential. Completely vacant and ideal for investors seeking to invest in an underperforming asset with the long term goal of cash flow and appreciation Cash or renovation financing only. Buyer to verify all information, unit count, and zoning with local municipality,

19. 2026-03-06
    price $135,000 343-char remark

    Show marketing remark (343 chars)

    Excellent opportunity to acquire a distressed property with serious upside potential. Completely vacant and ideal for investors seeking to invest in an underperforming asset with the long term goal of cash flow and appreciation Cash or renovation financing only. Buyer to verify all information, unit count, and zoning with local municipality,

20. 2026-03-02
    price $140,000 343-char remark

    Show marketing remark (343 chars)

    Excellent opportunity to acquire a distressed property with serious upside potential. Completely vacant and ideal for investors seeking to invest in an underperforming asset with the long term goal of cash flow and appreciation Cash or renovation financing only. Buyer to verify all information, unit count, and zoning with local municipality,

21. 2026-02-15
    price $150,000 343-char remark

    Show marketing remark (343 chars)

    Excellent opportunity to acquire a distressed property with serious upside potential. Completely vacant and ideal for investors seeking to invest in an underperforming asset with the long term goal of cash flow and appreciation Cash or renovation financing only. Buyer to verify all information, unit count, and zoning with local municipality,

22. 2026-02-12
    price $169,000 343-char remark

    Show marketing remark (343 chars)

    Excellent opportunity to acquire a distressed property with serious upside potential. Completely vacant and ideal for investors seeking to invest in an underperforming asset with the long term goal of cash flow and appreciation Cash or renovation financing only. Buyer to verify all information, unit count, and zoning with local municipality,

23. 2026-01-13
    listed $170,000 Active 343-char remark

    Show marketing remark (343 chars)

    Excellent opportunity to acquire a distressed property with serious upside potential. Completely vacant and ideal for investors seeking to invest in an underperforming asset with the long term goal of cash flow and appreciation Cash or renovation financing only. Buyer to verify all information, unit count, and zoning with local municipality,

24. 2025-12-22
    soldstatus $85,000 Closed Sale 591-char remark

    Show marketing remark (591 chars)

    Excellent Investment Opportunity! This multi-unit property offers 5 total units—featuring one spacious 2-bedroom/1-bathroom unit and four 1-bedroom/1-bathroom units. With multiple income-producing possibilities, this is the perfect property for investors or those seeking steady rental income. Conveniently located near local amenities, schools, parks, and with easy access to the I-10 freeway. The units do need some work, but with improvements they can offer a significant return—so bring your tools and hard work to maximize this rare opportunity Property is being sold as-is.

25. 2025-10-14
    status Pending Sale 591-char remark

    Show marketing remark (591 chars)

    Excellent Investment Opportunity! This multi-unit property offers 5 total units—featuring one spacious 2-bedroom/1-bathroom unit and four 1-bedroom/1-bathroom units. With multiple income-producing possibilities, this is the perfect property for investors or those seeking steady rental income. Conveniently located near local amenities, schools, parks, and with easy access to the I-10 freeway. The units do need some work, but with improvements they can offer a significant return—so bring your tools and hard work to maximize this rare opportunity Property is being sold as-is.

26. 2025-09-30
    listed $85,000 Active 591-char remark

    Show marketing remark (591 chars)

    Excellent Investment Opportunity! This multi-unit property offers 5 total units—featuring one spacious 2-bedroom/1-bathroom unit and four 1-bedroom/1-bathroom units. With multiple income-producing possibilities, this is the perfect property for investors or those seeking steady rental income. Conveniently located near local amenities, schools, parks, and with easy access to the I-10 freeway. The units do need some work, but with improvements they can offer a significant return—so bring your tools and hard work to maximize this rare opportunity Property is being sold as-is.

27. 2025-02-24
    status Pending Sale
28. 2025-02-24
    historical
29. 2025-01-18
    historical
30. 2025-01-14
    listed $140,000 Active
31. 2025-01-10
    historical
32. 2024-07-10
    listed $140,000 Active
33. 2018-09-06
    listed $79,000
34. 2014-01-17
    soldstatus $50,500 Closed
35. 2013-11-08
    status Pending
36. 2013-09-16
    listed $28,000 Active

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥116°F today · 19 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: $26,374
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,110
• − Management: −$2,110
• − Depreciation: −$3,491
• Taxable income: $9,542
• Est. tax owed @ 24.0%: −$2,290
• After-tax cash flow: $8,594/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.

Condition & rehab AI · 8 photos

Poor 20/100 Extensive rehab

This multi-unit property requires extensive renovation to bring it up to code and improve its functionality and appearance. The home is currently in poor condition and presents a significant opportunity for investors seeking to invest in an underperforming asset with the long-term goal of cash flow and appreciation.

Repairs flagged

• Major Exposed plumbing in kitchen — Exposed plumbing indicates potential water damage and structural issues
• Major Exposed plumbing in bathrooms — Exposed plumbing indicates potential water damage and structural issues
• Major Exposed siding and windows — Exposed siding and windows indicate structural issues and potential water damage
• Major Exposed roof structure — Exposed roof structure indicates potential water damage and structural issues
• Major Exposed drywall and subflooring — Exposed drywall and subflooring indicate potential structural issues and water damage
• Major Exposed ductwork and HVAC components — Exposed ductwork and HVAC components indicate potential structural issues and water damage

Value-add opportunities

• Both Complete renovation of kitchen and bathrooms — Updating the kitchen and bathrooms will improve the home's appearance and functionality, increasing its value for both resale and rental
• Both Rebuild exterior siding and windows — Rebuilding the exterior siding and windows will improve the home's appearance and functionality, increasing its value for both resale and rental
• Both Rebuild roof structure — Rebuilding the roof structure will improve the home's functionality and reduce the risk of water damage, increasing its value for both resale and rental
• Both Rebuild drywall and subflooring — Rebuilding the drywall and subflooring will improve the home's functionality and reduce the risk of water damage, increasing its value for both resale and rental
• Both Rebuild ductwork and HVAC components — Rebuilding the ductwork and HVAC components will improve the home's functionality and reduce the risk of water damage, increasing its value for both resale and rental

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed plumbing in kitchen · Exposed plumbing indicates potential water damage and structural issues	Major	$15,000–50,000
Exposed plumbing in bathrooms · Exposed plumbing indicates potential water damage and structural issues	Major	$15,000–50,000
Exposed siding and windows · Exposed siding and windows indicate structural issues and potential water damage	Major	$15,000–50,000
Exposed roof structure · Exposed roof structure indicates potential water damage and structural issues	Major	$15,000–50,000
Exposed drywall and subflooring · Exposed drywall and subflooring indicate potential structural issues and water damage	Major	$15,000–50,000
Exposed ductwork and HVAC components · Exposed ductwork and HVAC components indicate potential structural issues and water damage	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Complete renovation of kitchen and bathrooms — Updating the kitchen and bathrooms will improve the home's appearance and functionality, increasing its value for both resale and rental ↑
• Both Rebuild exterior siding and windows — Rebuilding the exterior siding and windows will improve the home's appearance and functionality, increasing its value for both resale and rental ↑
• Both Rebuild roof structure — Rebuilding the roof structure will improve the home's functionality and reduce the risk of water damage, increasing its value for both resale and rental ↑
• Both Rebuild drywall and subflooring — Rebuilding the drywall and subflooring will improve the home's functionality and reduce the risk of water damage, increasing its value for both resale and rental ↑
• Both Rebuild ductwork and HVAC components — Rebuilding the ductwork and HVAC components will improve the home's functionality and reduce the risk of water damage, increasing its value for both resale and rental ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+328.6% since first listed

20 events — show timeline

• 2026-03-31 Price Changed $120,000 CRMLS
• 2026-03-11 Price Changed $130,000 CRMLS
• 2026-03-06 Price Changed $135,000 CRMLS
• 2026-03-02 Price Changed $140,000 CRMLS
• 2026-02-15 Price Changed $150,000 CRMLS
• 2026-02-12 Price Changed $169,000 CRMLS
• 2026-01-13 Listed $170,000 CRMLS
• 2025-12-22 Sold (MLS) $85,000 CRMLS
• 2025-10-14 Pending — CRMLS
• 2025-09-30 Listed $85,000 CRMLS
• 2025-02-24 Pending — CRMLS
• 2025-02-24 Listing Removed — CRMLS
• 2025-01-18 Listing Removed — SDMLS
• 2025-01-14 Listed $140,000 CRMLS
• 2025-01-10 Listing Removed — CRMLS
• 2024-07-10 Listed $140,000 CRMLS
• 2018-09-06 Listed $79,000 SDMLS
• 2014-01-17 Sold (MLS) $50,500 GPSMLS
• 2013-11-08 Pending — GPSMLS
• 2013-09-16 Listed $28,000 GPSMLS