Residence 1807 Plan · Lake Elsinore, CA 92530

$477,990

6 bd · 5.0 ba · 1,807 sqft · MultiFamily · 287 Days on market

Poor condition ↓ 6% since listing

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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).

• Cash flow +17.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.3/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Welcome to the Residence 1807! Offering the perfect blend of comfort and style in a thoughtfully designed two-story duplex home. Featuring 1,807 square feet with up to 3 spacious bedrooms, 2.5 bathrooms, and a 2-car garage, this floorplan is ideal for modern living. Enjoy a bright, open-concept layout with white cabinets and stainless-steel appliances. Among the features and finishes, homeowners will appreciate the unparalleled peace of mind of owning America's Smarthome-a whole-home network of Wi-Fi enabled smart home devices by brands you trust, all conveniently controlled from your smartphone or the sleek touch screen panel mounted near the entry of each new home. Whether you're hosting guests or relaxing at home, the Residence 1807 delivers both functionality and charm in every detail.

Key facts

• Smart home devices
• Whole-home network
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• STAINLESS-STEEL APPLIANCES
• WHOLE-HOME NETWORK
• SMART HOME DEVICES

🏗️ New construction. The $477,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $500,130.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.5-bath units multifamily listed at $478k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive. Per door: $172/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $478k).
• Recommended offer: $421k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.3% in Lake Elsinore — 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 62/100 on livability (#510 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B, employment B; Watch: schools D, amenities D, commute 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 (-0.8%/yr); 458 active listings in the ZIP; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $4,811/mo this rent would consume 66% of the median local household income ($87k/yr) (locally 1690% 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 $3k of loan paydown is wiped out by about $15k 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 287 days — a 12% lower offer ($421k) is reasonable based on typical stale-listing flexibility.

Recommended offer $420,631 (12.0% below list)

Questions for the listing agent

1. It's been on market 287 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $500,130
• List price: $477,990
• Delta: -4.43%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.1%
• Equity multiple: 0.48×
• Total profit: $-73,134
• Equity at exit: $74,571

10-year hold

• IRR: -12.6%
• Equity multiple: 0.36×
• Total profit: $-89,632
• Equity at exit: $43,242

Cash invested: $140,037 (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 92530

• Home prices YoY: -34.3%
• Rents YoY: -0.8%
• Active inventory: 458
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $4,811 high
• Mortgage (P&I): −$2,623
• Tax est. 1.5%: −$625 /mo · $7,502/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,010
• Net cashflow: $344

Break-even live

Break-even rent $4,375

Max offer price $500,130

Occupancy floor 88%

Sensitivity live

Price	-10% $690	-5% $517	+0% $344	+5% $172	+10% $-1
Rent	-10% $-36	-5% $154	+0% $344	+5% $534	+10% $724
Rate	-1.0pp $596	-0.5pp $472	base $344	+0.5pp $215	+1.0pp $83

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2.5	$4,812
Total (2 units)			$4,811

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: $125,033
• Closing costs: $15,004
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $477,990 Active 287 DOM
2. 2026-06-18
   days on market $477,990 Active 284 DOM
3. 2026-06-17
   days on market $477,990 Active 283 DOM
4. 2026-06-16
   days on market $477,990 Active 282 DOM
5. 2026-06-15
   days on market $477,990 Active 281 DOM
6. 2026-06-13
   days on market $477,990 Active 279 DOM
7. 2026-06-13
   days on market $477,990 Active 278 DOM
8. 2026-06-09
   days on market $477,990 Active 275 DOM
9. 2026-06-08
   days on market $477,990 Active 274 DOM
10. 2026-06-07
    days on market $477,990 Active 273 DOM
11. 2026-06-04
    days on market $477,990 Active 270 DOM
12. 2026-06-03
    pricedays on market $477,990 Active 269 DOM
13. 2026-06-02
    days on market $476,990 Active 268 DOM
14. 2026-06-01
    days on market $476,990 Active 267 DOM
15. 2026-05-31
    days on market $476,990 Active 266 DOM
16. 2026-05-07
    price $476,990 800-char remark

    Show marketing remark (800 chars)

    Welcome to the Residence 1807! Offering the perfect blend of comfort and style in a thoughtfully designed two-story duplex home. Featuring 1,807 square feet with up to 3 spacious bedrooms, 2.5 bathrooms, and a 2-car garage, this floorplan is ideal for modern living. Enjoy a bright, open-concept layout with white cabinets and stainless-steel appliances. Among the features and finishes, homeowners will appreciate the unparalleled peace of mind of owning America's Smarthome-a whole-home network of Wi-Fi enabled smart home devices by brands you trust, all conveniently controlled from your smartphone or the sleek touch screen panel mounted near the entry of each new home. Whether you're hosting guests or relaxing at home, the Residence 1807 delivers both functionality and charm in every detail.

17. 2026-03-03
    price $475,990 800-char remark

    Show marketing remark (800 chars)

    Welcome to the Residence 1807! Offering the perfect blend of comfort and style in a thoughtfully designed two-story duplex home. Featuring 1,807 square feet with up to 3 spacious bedrooms, 2.5 bathrooms, and a 2-car garage, this floorplan is ideal for modern living. Enjoy a bright, open-concept layout with white cabinets and stainless-steel appliances. Among the features and finishes, homeowners will appreciate the unparalleled peace of mind of owning America's Smarthome-a whole-home network of Wi-Fi enabled smart home devices by brands you trust, all conveniently controlled from your smartphone or the sleek touch screen panel mounted near the entry of each new home. Whether you're hosting guests or relaxing at home, the Residence 1807 delivers both functionality and charm in every detail.

18. 2026-01-31
    price $496,990 800-char remark

    Show marketing remark (800 chars)

    Welcome to the Residence 1807! Offering the perfect blend of comfort and style in a thoughtfully designed two-story duplex home. Featuring 1,807 square feet with up to 3 spacious bedrooms, 2.5 bathrooms, and a 2-car garage, this floorplan is ideal for modern living. Enjoy a bright, open-concept layout with white cabinets and stainless-steel appliances. Among the features and finishes, homeowners will appreciate the unparalleled peace of mind of owning America's Smarthome-a whole-home network of Wi-Fi enabled smart home devices by brands you trust, all conveniently controlled from your smartphone or the sleek touch screen panel mounted near the entry of each new home. Whether you're hosting guests or relaxing at home, the Residence 1807 delivers both functionality and charm in every detail.

19. 2025-12-17
    price $499,990 800-char remark

    Show marketing remark (800 chars)

    Welcome to the Residence 1807! Offering the perfect blend of comfort and style in a thoughtfully designed two-story duplex home. Featuring 1,807 square feet with up to 3 spacious bedrooms, 2.5 bathrooms, and a 2-car garage, this floorplan is ideal for modern living. Enjoy a bright, open-concept layout with white cabinets and stainless-steel appliances. Among the features and finishes, homeowners will appreciate the unparalleled peace of mind of owning America's Smarthome-a whole-home network of Wi-Fi enabled smart home devices by brands you trust, all conveniently controlled from your smartphone or the sleek touch screen panel mounted near the entry of each new home. Whether you're hosting guests or relaxing at home, the Residence 1807 delivers both functionality and charm in every detail.

20. 2025-12-03
    price $489,990 800-char remark

    Show marketing remark (800 chars)

    Welcome to the Residence 1807! Offering the perfect blend of comfort and style in a thoughtfully designed two-story duplex home. Featuring 1,807 square feet with up to 3 spacious bedrooms, 2.5 bathrooms, and a 2-car garage, this floorplan is ideal for modern living. Enjoy a bright, open-concept layout with white cabinets and stainless-steel appliances. Among the features and finishes, homeowners will appreciate the unparalleled peace of mind of owning America's Smarthome-a whole-home network of Wi-Fi enabled smart home devices by brands you trust, all conveniently controlled from your smartphone or the sleek touch screen panel mounted near the entry of each new home. Whether you're hosting guests or relaxing at home, the Residence 1807 delivers both functionality and charm in every detail.

21. 2025-11-05
    price $499,990 800-char remark

    Show marketing remark (800 chars)

    Welcome to the Residence 1807! Offering the perfect blend of comfort and style in a thoughtfully designed two-story duplex home. Featuring 1,807 square feet with up to 3 spacious bedrooms, 2.5 bathrooms, and a 2-car garage, this floorplan is ideal for modern living. Enjoy a bright, open-concept layout with white cabinets and stainless-steel appliances. Among the features and finishes, homeowners will appreciate the unparalleled peace of mind of owning America's Smarthome-a whole-home network of Wi-Fi enabled smart home devices by brands you trust, all conveniently controlled from your smartphone or the sleek touch screen panel mounted near the entry of each new home. Whether you're hosting guests or relaxing at home, the Residence 1807 delivers both functionality and charm in every detail.

22. 2025-10-08
    price $511,990 800-char remark

    Show marketing remark (800 chars)

    Welcome to the Residence 1807! Offering the perfect blend of comfort and style in a thoughtfully designed two-story duplex home. Featuring 1,807 square feet with up to 3 spacious bedrooms, 2.5 bathrooms, and a 2-car garage, this floorplan is ideal for modern living. Enjoy a bright, open-concept layout with white cabinets and stainless-steel appliances. Among the features and finishes, homeowners will appreciate the unparalleled peace of mind of owning America's Smarthome-a whole-home network of Wi-Fi enabled smart home devices by brands you trust, all conveniently controlled from your smartphone or the sleek touch screen panel mounted near the entry of each new home. Whether you're hosting guests or relaxing at home, the Residence 1807 delivers both functionality and charm in every detail.

23. 2025-09-10
    price $511,490 800-char remark

    Show marketing remark (800 chars)

    Welcome to the Residence 1807! Offering the perfect blend of comfort and style in a thoughtfully designed two-story duplex home. Featuring 1,807 square feet with up to 3 spacious bedrooms, 2.5 bathrooms, and a 2-car garage, this floorplan is ideal for modern living. Enjoy a bright, open-concept layout with white cabinets and stainless-steel appliances. Among the features and finishes, homeowners will appreciate the unparalleled peace of mind of owning America's Smarthome-a whole-home network of Wi-Fi enabled smart home devices by brands you trust, all conveniently controlled from your smartphone or the sleek touch screen panel mounted near the entry of each new home. Whether you're hosting guests or relaxing at home, the Residence 1807 delivers both functionality and charm in every detail.

24. 2025-09-08
    listed $509,990 Active 800-char remark

    Show marketing remark (800 chars)

    Welcome to the Residence 1807! Offering the perfect blend of comfort and style in a thoughtfully designed two-story duplex home. Featuring 1,807 square feet with up to 3 spacious bedrooms, 2.5 bathrooms, and a 2-car garage, this floorplan is ideal for modern living. Enjoy a bright, open-concept layout with white cabinets and stainless-steel appliances. Among the features and finishes, homeowners will appreciate the unparalleled peace of mind of owning America's Smarthome-a whole-home network of Wi-Fi enabled smart home devices by brands you trust, all conveniently controlled from your smartphone or the sleek touch screen panel mounted near the entry of each new home. Whether you're hosting guests or relaxing at home, the Residence 1807 delivers both functionality and charm in every detail.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $57,732
• − Mortgage interest: −$28,015
• − Property taxes: −$7,502
• − Insurance: −$2,501
• − Repairs & maintenance: −$4,619
• − Management: −$4,619
• − Depreciation: −$14,549
• Taxable loss: −$4,072
• Est. tax savings @ 24.0%: +$977
• After-tax cash flow: $5,110/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 · 2 photos

Poor 20/100 Extensive rehab

This multi-family property requires extensive renovation and repairs, including a new roof, exterior and interior renovations, and system upgrades. Significant improvements would be needed to bring the property up to market standards and increase its resale and rental value.

Repairs flagged

• Major roof — No visible roof in the satellite image.
• Major exterior — No visible exterior in the satellite image.
• Major flooring — No visible flooring in the satellite image.
• Major interior walls/paint — No visible interior walls/paint in the satellite image.
• Major systems — No visible systems in the satellite image.

Value-add opportunities

• Both extensive exterior renovation — A complete exterior renovation would significantly improve curb appeal and overall property value.
• Both extensive interior renovation — A complete interior renovation would improve the living space and increase the property's marketability.
• Both roof replacement — A new roof would ensure the property's structural integrity and improve its overall appearance.
• Both system upgrades — Upgrading the HVAC and other systems would improve the property's energy efficiency and comfort level, enhancing its value.
• Both landscaping and curb appeal — A well-maintained landscape and curb appeal would attract more potential buyers and renters, increasing the property's value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible roof in the satellite image.	Major	$15,000–50,000
exterior · No visible exterior in the satellite image.	Major	$15,000–50,000
flooring · No visible flooring in the satellite image.	Major	$15,000–50,000
interior walls/paint · No visible interior walls/paint in the satellite image.	Major	$15,000–50,000
systems · No visible systems in the satellite image.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both extensive exterior renovation — A complete exterior renovation would significantly improve curb appeal and overall property value. ↑
• Both extensive interior renovation — A complete interior renovation would improve the living space and increase the property's marketability. ↑
• Both roof replacement — A new roof would ensure the property's structural integrity and improve its overall appearance. ↑
• Both system upgrades — Upgrading the HVAC and other systems would improve the property's energy efficiency and comfort level, enhancing its value. ↑
• Both landscaping and curb appeal — A well-maintained landscape and curb appeal would attract more potential buyers and renters, increasing the property's value. ↑

ⓘ 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: 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 — Lake Elsinore

• Score: 62/100
• State rank: #510
• US rank: #17250

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Elsinore, CA
• County: Riverside County · 2,287,001 people
• City population: 89,823
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 61,768
• Household income: $86,862
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 1690.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 61% White 28% Two or more races 21% Black 4% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 50% Puerto Rican 1%
• Common ancestry: Iranian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 22% · Canada, China, Jamaica
• Languages at home: 55% English-only · Spanish 41% Tagalog/Filipino 1% Chinese 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: ▼ -205.66%
• Current HPI: 394.1705
• Rent YoY: ▼ -0.76%
• 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

-6.5% since first listed

9 events — show timeline

• 2026-05-07 Price Changed $476,990 Zillow
• 2026-03-03 Price Changed $475,990 Zillow
• 2026-01-31 Price Changed $496,990 Zillow
• 2025-12-17 Price Changed $499,990 Zillow
• 2025-12-03 Price Changed $489,990 Zillow
• 2025-11-05 Price Changed $499,990 Zillow
• 2025-10-08 Price Changed $511,990 Zillow
• 2025-09-10 Price Changed $511,490 Zillow
• 2025-09-08 Listed $509,990 Zillow