5069 Colorado Riv · Blythe, CA 92225

$130,000

1 bd · 1.0 ba · 690 sqft · SingleFamily public records · 254 Days on market

Built 1956 0.33 ac lot $188/sqft · 30% below area Est $187k · 30% 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.33 acre lot
• Built 1956
• Listed 253 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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; 1 comparable units currently listed for rent nearby; 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 $899 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $49k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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: 1.42% ✓
• Cap rate: 11.81%
• Cash-on-cash: 19.69%
• DSCR: 1.88
• GRM: 5.9

CMA / ARV

• ARV (median comp): $186,616
• List price: $130,000
• Delta: -30.34%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5047 Colorado River Rd	0.01mi	1/1.0	590 (-14%)	7mo	$184,000	$312	70

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.47×
• Total profit: $16,991
• Equity at exit: $19,383

10-year hold

• IRR: 20.7%
• Equity multiple: 2.75×
• Total profit: $63,818
• Equity at exit: $11,240

Cash invested: $36,400 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$128 /mo · $1,538/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $597

Break-even live

Break-even rent $1,094

Max offer price $130,000

Occupancy floor 63%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5180 Colorado River Rd Blythe, CA	2.0	1.0	600	$1,850	$3.08	21d	1	0.06mi

Listing history 39 events

1. 2026-06-19
   days on market $130,000 Active 254 DOM
2. 2026-06-18
   days on market $130,000 Active 253 DOM
3. 2026-06-17
   days on market $130,000 Active 252 DOM
4. 2026-06-16
   days on market $130,000 Active 251 DOM
5. 2026-06-15
   days on market $130,000 Active 250 DOM
6. 2026-06-14
   days on market $130,000 Active 248 DOM
7. 2026-06-12
   pricedays on market $130,000 Active 247 DOM
8. 2026-06-09
   days on market $135,000 Active 244 DOM
9. 2026-06-08
   days on market $135,000 Active 243 DOM
10. 2026-06-07
    days on market $135,000 Active 242 DOM
11. 2026-06-07
    days on market $135,000 Active 241 DOM
12. 2026-06-04
    days on market $135,000 Active 238 DOM
13. 2026-06-02
    days on market $135,000 Active 237 DOM
14. 2026-06-01
    days on market $135,000 Active 236 DOM
15. 2026-05-31
    days on market $135,000 Active 235 DOM
16. 2026-05-31
    days on market $135,000 Active 234 DOM
17. 2026-04-12
    price $135,000
18. 2026-04-02
    price $140,000
19. 2026-03-16
    price $150,000
20. 2026-03-07
    price $165,000
21. 2026-01-13
    price $169,000
22. 2026-01-07
    price $172,500
23. 2025-12-15
    price $176,500
24. 2025-10-08
    listed $179,000 Active
25. 2023-12-27
    soldstatus $249,500
26. 2021-03-10
    soldstatus $200,000
27. 2019-01-25
    status Pending Sale
28. 2019-01-25
    historical
29. 2019-01-08
    listed $248,000 Active
30. 2019-01-08
    historical
31. 2018-10-05
    price $124,000
32. 2018-08-22
    price $129,000
33. 2018-08-17
    price $134,350
34. 2018-08-15
    price $139,350
35. 2018-08-13
    price $142,350
36. 2018-08-12
    price $143,950
37. 2018-08-10
    price $144,500
38. 2018-06-26
    listed $149,500 Active
39. 1993-05-26
    soldstatus $65,000

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,538 · $128/mo
• Projected year-2 tax: $1,538 · $128/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 5/10 Major
• 🌡 Heat 10/10 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: $22,200
• − Mortgage interest: −$7,282
• − Property taxes: −$1,538
• − Insurance: −$650
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$3,782
• Taxable income: $5,396
• Est. tax owed @ 24.0%: −$1,295
• After-tax cash flow: $5,874/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Palo Verde Unified
• NCES district ID: 0629640
• Math proficiency: 20% ▲ 3.00%
• Reading proficiency: 34% ▲ 5.00%
• Median HH income: $40,808
• Composite: 25.77/100
• National rank: #12796
• State rank: #1133 of 1400 in CA

Livability — Blythe

• Score: 74/100
• State rank: #143
• US rank: #4910

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+107.7% since first listed

23 events — show timeline

• 2026-04-12 Price Changed $135,000 CRMLS
• 2026-04-02 Price Changed $140,000 CRMLS
• 2026-03-16 Price Changed $150,000 CRMLS
• 2026-03-07 Price Changed $165,000 CRMLS
• 2026-01-13 Price Changed $169,000 CRMLS
• 2026-01-07 Price Changed $172,500 CRMLS
• 2025-12-15 Price Changed $176,500 CRMLS
• 2025-10-08 Listed $179,000 CRMLS
• 2023-12-27 Sold (Public Records) $249,500 Public Records
• 2021-03-10 Sold (Public Records) $200,000 Public Records
• 2019-01-25 Pending — CRMLS
• 2019-01-25 Listing Removed — CRMLS
• 2019-01-08 Listing Removed — CRMLS
• 2019-01-08 Listed $248,000 CRMLS
• 2018-10-05 Price Changed $124,000 CRMLS
• 2018-08-22 Price Changed $129,000 CRMLS
• 2018-08-17 Price Changed $134,350 CRMLS
• 2018-08-15 Price Changed $139,350 CRMLS
• 2018-08-13 Price Changed $142,350 CRMLS
• 2018-08-12 Price Changed $143,950 CRMLS
• 2018-08-10 Price Changed $144,500 CRMLS
• 2018-06-26 Listed $149,500 CRMLS
• 1993-05-26 Sold (Public Records) $65,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,538 · -0.9% YoY. Source: county tax records.