33249 Chert · Wildomar, CA 92595

$645,000

5 bd · 3.0 ba · 3,314 sqft · SingleFamily public records · 61 Days on market

Built 2007 8,276 sqft lot $195/sqft · 8% below area Est $699k · 8% under $83/mo HOA · 1% of rent

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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 +28.1/30.0
• ARV discount +11.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +3.7/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price drop. .. .Price drop. .Stop and look no more. .. This home offers you everything you need. Featuring a 5 bedroom and 3 bath with one of the rooms located downstairs and a upstairs room being used as a loft. Kitchen has a walk in pantry. Open floor plan . Possibilities are endless. Property is over 3300 of living space with open floor plan perfect home for entertaining. Property sits on over a 8200 sq ft lot with a 2 car garage.

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 2007

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $645k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $645k).
• Recommended offer: $606k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 3.3% in Wildomar — 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 53/100 on livability (#951 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, housing A+, employment B+; Watch: schools D, health & safety D, amenities F.
• Lake Elsinore Unified (suburban): math 34% / reading 49% proficiency, ranked #210 of 517 in CA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.1%/yr); 145 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $8,384/mo this rent would consume 95% of the median local household income ($106k/yr) (locally 429% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k 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 61 days — a 6% lower offer ($606k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $50k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $606,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.30% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.46%
• DSCR: 1.60
• GRM: 6.4

CMA / ARV

• ARV (median comp): $699,446
• List price: $645,000
• Delta: -7.78%
• 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
21565 Pumice	0.10mi	5/3.0	3,314 (0%)	1mo	$770,000	$232	95
21567 Coral Rock Ln	0.05mi	5/3.0	3,314 (0%)	5mo	$630,000	$190	94
21649 Pumice	0.09mi	5/3.0	2,816 (-15%)	0mo	$765,000	$272	70
32789 Starlight St	0.41mi	5/3.0	3,124 (-6%)	3mo	$696,800	$223	69
21827 ATHEA Way	0.33mi	4/3.0 (-1)	3,124 (-6%)	3mo	$705,000	$226	68
36275 Firelight	0.58mi	5/3.0	3,462 (+4%)	3mo	$780,000	$225	63
33317 Cameo Ln	0.17mi	5/3.0	2,816 (-15%)	6mo	$675,000	$240	62
21444 Coral Rock	0.18mi	5/3.0	2,816 (-15%)	7mo	$630,000	$224	61
36300 Firelight Cir	0.59mi	4/3.0 (-1)	3,053 (-8%)	3mo	$715,000	$234	52
21735 Amaryllis Ct	0.66mi	6/4.0 (+1)	3,200 (-3%)	4mo	$785,000	$245	51
36316 Beacon Light Way	0.71mi	4/3.0 (-1)	3,053 (-8%)	2mo	$740,000	$242	47
33220 Wilson	0.56mi	4/3.0 (-1)	3,657 (+10%)	6mo	$812,000	$222	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $106
• Equity at exit: $96,172

10-year hold

• IRR: 6.2%
• Equity multiple: 1.40×
• Total profit: $72,089
• Equity at exit: $55,768

Cash invested: $180,600 (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 92595

• Home prices YoY: -23.8%
• Rents YoY: -2.1%
• Active inventory: 145
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $8,384 medium
• Mortgage (P&I): −$3,382
• Tax from tax record: −$864 /mo · $10,365/yr
• Insurance: −$269
• HOA: −$83
• Vacancy / Maint / Mgmt: −$1,761
• Net cashflow: $2,025

Break-even live

Break-even rent $5,820

Max offer price $645,000

Occupancy floor 71%

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: $161,250
• Closing costs: $19,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22053 Highland St Wildomar, CA	5.0	3.5	4376	$17,000	$3.88	5d	1	0.60mi
36413 Wandering Rill St Wildomar, CA	5.0	4.0	4018	$5,000	$1.24	44d	1	1.02mi
36124 Madora Dr Wildomar, CA	4.0	3.0	2844	$3,475	$1.22	22d	1	1.21mi

HOA detail

• Monthly dues: $83 · $996/yr

Listing history 31 events

1. 2026-06-18
   days on market $645,000 Active 61 DOM
2. 2026-06-17
   days on market $645,000 Active 60 DOM
3. 2026-06-16
   days on market $645,000 Active 59 DOM
4. 2026-06-15
   days on market $645,000 Active 58 DOM
5. 2026-06-13
   days on market $645,000 Active 56 DOM
6. 2026-06-13
   days on market $645,000 Active 55 DOM
7. 2026-06-09
   days on market $645,000 Active 52 DOM
8. 2026-06-08
   days on market $645,000 Active 51 DOM
9. 2026-06-07
   days on market $645,000 Active 50 DOM
10. 2026-06-04
    days on market $645,000 Active 47 DOM
11. 2026-06-03
    days on market $645,000 Active 46 DOM
12. 2026-06-02
    days on market $645,000 Active 45 DOM
13. 2026-06-01
    days on market $645,000 Active 44 DOM
14. 2026-05-31
    days on market $645,000 Active 43 DOM
15. 2026-04-29
    price $645,000 437-char remark

    Show marketing remark (437 chars)

    Price drop. .. .Price drop. .Stop and look no more. .. This home offers you everything you need. Featuring a 5 bedroom and 3 bath with one of the rooms located downstairs and a upstairs room being used as a loft. Kitchen has a walk in pantry. Open floor plan . Possibilities are endless. Property is over 3300 of living space with open floor plan perfect home for entertaining. Property sits on over a 8200 sq ft lot with a 2 car garage.

16. 2026-04-18
    listed $695,000 Active 437-char remark

    Show marketing remark (437 chars)

    Price drop. .. .Price drop. .Stop and look no more. .. This home offers you everything you need. Featuring a 5 bedroom and 3 bath with one of the rooms located downstairs and a upstairs room being used as a loft. Kitchen has a walk in pantry. Open floor plan . Possibilities are endless. Property is over 3300 of living space with open floor plan perfect home for entertaining. Property sits on over a 8200 sq ft lot with a 2 car garage.

17. 2026-04-14
    historical $695,000 437-char remark

    Show marketing remark (437 chars)

    Price drop. .. .Price drop. .Stop and look no more. .. This home offers you everything you need. Featuring a 5 bedroom and 3 bath with one of the rooms located downstairs and a upstairs room being used as a loft. Kitchen has a walk in pantry. Open floor plan . Possibilities are endless. Property is over 3300 of living space with open floor plan perfect home for entertaining. Property sits on over a 8200 sq ft lot with a 2 car garage.

18. 2026-03-18
    historical
19. 2026-01-04
    price $699,999
20. 2025-09-18
    listed $715,000 Active
21. 2024-06-05
    soldstatus $691,000
22. 2024-03-14
    soldstatus $680,000 Closed Sale
23. 2024-03-14
    soldstatus $680,000
24. 2024-02-11
    status Pending Sale
25. 2024-02-03
    status Active
26. 2024-01-13
    historical $679,000
27. 2010-01-14
    soldstatus $240,000
28. 2010-01-13
    soldstatus $240,000 Closed
29. 2008-08-07
    status
30. 2008-08-01
    historical
31. 2008-06-28
    listed $300,000

ⓘ 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: $10,365 · $864/mo
• Projected year-2 tax: $10,365 · $864/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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $100,604
• − Mortgage interest: −$36,130
• − Property taxes: −$10,365
• − Insurance: −$3,225
• − Repairs & maintenance: −$8,048
• − Management: −$8,048
• − HOA: −$996
• − Depreciation: −$18,764
• Taxable income: $15,027
• Est. tax owed @ 24.0%: −$3,607
• After-tax cash flow: $20,695/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: Lake Elsinore Unified
• NCES district ID: 0600027
• Math proficiency: 34% ▲ 5.00%
• Reading proficiency: 49% ▲ 8.00%
• Median HH income: $63,829
• Composite: 37.01/100
• National rank: #4518
• State rank: #210 of 517 in CA

Livability — Wildomar

• Score: 53/100
• State rank: #951
• US rank: #24427

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment B+ Housing A+ Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wildomar, CA
• County: Riverside County · 2,287,001 people
• City population: 34,438
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 34,438
• Household income: $106,047
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 429.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 42% Hispanic / Latino 41% Two or more races 18% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Slovak 2% Lithuanian 1% Romanian 1%
• Foreign-born: 17% · Canada, Vietnam, China
• Languages at home: 69% English-only · Spanish 25% Tagalog/Filipino 1% 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: ▼ -110.47%
• Current HPI: 354.397
• Rent YoY: ▼ -2.12%
• 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

+115.0% since first listed

17 events — show timeline

• 2026-04-29 Price Changed $645,000 CRMLS
• 2026-04-18 Listed $695,000 CRMLS
• 2026-04-14 Coming Soon $695,000 CRMLS
• 2026-03-18 Listing Removed — CRMLS
• 2026-01-04 Price Changed $699,999 CRMLS
• 2025-09-18 Listed $715,000 CRMLS
• 2024-06-05 Sold (Public Records) $691,000 Public Records
• 2024-03-14 Sold (Public Records) $680,000 Public Records
• 2024-03-14 Sold (MLS) $680,000 CRMLS
• 2024-02-11 Pending — CRMLS
• 2024-02-03 Relisted — CRMLS
• 2024-01-13 Coming Soon $679,000 CRMLS
• 2010-01-14 Sold (Public Records) $240,000 Public Records
• 2010-01-13 Sold (MLS) $240,000 CRMLS
• 2008-08-07 Relisted — CRMLS
• 2008-08-01 Listing Removed — CRMLS
• 2008-06-28 Listed $300,000 CRMLS

Property tax history

+3.7%/yr

Latest (2025): $10,365 · +75.1% YoY. Source: county tax records.