43880 White Sage Way · Temecula, CA 92590

$742,170

4 bd · 3.5 ba · 1,928 sqft · MultiFamily · 22 Days on market

Built 2026 Excellent condition

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Why this score? — see what drove the C+ 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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Schools +5.7/10.0
• 1% rule +5.4/10.0
• Appreciation +5.1/10.0
• Condition / age +4.8/5.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0

Listing remarks

Step through the front covered entry into a flexible first-floor space designed to fit your lifestyle — whether it becomes a cozy lounge, creative nook or playful corner for family moments. Upstairs, the second floor unfolds into an open-concept kitchen, dining area and great room, where a covered deck off the living space invites fresh breezes and an easy indoor-outdoor flow. A well-appointed bedroom and full bath round out this floor. On the third floor, the primary suite features a spacious walk-in closet and thoughtfully designed bath, accompanied by two secondary bedrooms, an additional full bath with dual sinks and a conveniently located laundry room. Adaptable when you need it

Key facts

• Covered deck
• Indoor-outdoor flow
• Open-concept kitchen

Tags

• FLEXIBLE FIRST-FLOOR SPACE
• OPEN-CONCEPT KITCHEN
• DINING AREA
• GREAT ROOM
• COVERED DECK
• INDOOR-OUTDOOR FLOW

Property features AI

Finance

• Other: Address: 43880 White Sage Way, Temecula, CA 92590; Plan name: Plan 2
• Financial info: List price $742,170

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family home; Active status

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bathroom
• Interior features: Open living area of 1,928; Spec home (new construction)

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath multifamily listed at $742k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $949 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $742k).
• Recommended offer: $731k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.6% in Temecula — 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 71/100 on livability (#225 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: cost of living F, health & safety 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.
• Market conditions: Rents rising fast (+4.6%/yr); 182 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $7,694/mo this rent would consume 108% of the median local household income ($85k/yr) (locally 130% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $6k of equity ($5k loan paydown + $954 appreciation (0.1% local appreciation)).
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.1% appreciation + 4.6% rent growth), your $208k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($731k) is reasonable based on typical stale-listing flexibility.

Recommended offer $731,037 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.48%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.13% appreciation · 4.6% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.27×
• Total profit: $55,943
• Equity at exit: $220,284

10-year hold

• IRR: 11.7%
• Equity multiple: 2.36×
• Total profit: $282,858
• Equity at exit: $268,637

Cash invested: $207,808 (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 92590

• Home prices YoY: 0.0%
• Rents YoY: 4.6%
• Active inventory: 182
• Price-to-rent: 24.1×

Monthly cashflow live

• Estimated rent: $7,694 high
• Mortgage (P&I): −$3,892
• Tax est. 1.5%: −$928 /mo · $11,133/yr
• Insurance: −$309
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,616
• Net cashflow: $949

Break-even live

Break-even rent $6,492

Max offer price $742,170

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$7,695
Total (3 units)			$7,694

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: $185,542
• Closing costs: $22,265
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43045 Calle Cristal Temecula, CA	3.0	2.5	1739	$3,100	$1.78	44d	1	0.57mi
28845 Pujol St Temecula, CA	1.0–3.0	1.0–2.0	1044	$3,122	$2.99	2d	15	0.59mi
43081 Avenida Amistad Temecula, CA	3.0	2.5	1739	$3,200	$1.84	5d	1	0.61mi
42942 Avenida Amistad Temecula, CA	3.0	2.5	1739	$3,100	$1.78	20d	1	0.63mi
42945 Avenida Amistad Temecula, CA	3.0	2.5	1739	$3,250	$1.87	44d	1	0.64mi
29575 Pujol St Temecula, CA	1.0–3.0	1.0–2.5	1110	$3,444	$3.10	2d	9	0.80mi
43590 W Ventana St Temecula, CA	1.0–3.0	1.0–3.0	1040	$3,495	$3.36	2d	9	0.85mi
42744 Azure St Temecula, CA	4.0	3.0	2014	$3,250	$1.61	13d	1	1.17mi
42752 Azure St Temecula, CA	3.0	2.5	1564	$3,095	$1.98	44d	1	1.17mi
42720 Azure St Temecula, CA	3.0	2.5	1974	$5,500	$2.79	24d	1	1.17mi
29495 Cara Way Temecula, CA	3.0	3.0	1407	$2,950	$2.10	44d	1	1.40mi
30135 Rancho California Rd Temecula, CA	1.0–3.0	1.0–2.0	962	$3,600	$3.74	44d	1	1.47mi

Listing history 12 events

1. 2026-06-17
   days on market $742,170 Active 22 DOM
2. 2026-06-16
   days on market $742,170 Active 21 DOM
3. 2026-06-15
   days on market $742,170 Active 20 DOM
4. 2026-06-13
   days on market $742,170 Active 18 DOM
5. 2026-06-09
   days on market $742,170 Active 14 DOM
6. 2026-06-08
   days on market $742,170 Active 13 DOM
7. 2026-06-07
   days on market $742,170 Active 12 DOM
8. 2026-06-04
   days on market $742,170 Active 9 DOM
9. 2026-06-03
   days on market $742,170 Active 8 DOM
10. 2026-06-02
    days on market $742,170 Active 7 DOM
11. 2026-06-01
    days on market $742,170 Active 6 DOM
12. 2026-05-31
    days on market $742,170 Active 5 DOM

ⓘ 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: $92,328
• − Mortgage interest: −$41,573
• − Property taxes: −$11,133
• − Insurance: −$3,711
• − Repairs & maintenance: −$7,386
• − Management: −$7,386
• − Depreciation: −$21,590
• Taxable loss: −$451
• Est. tax savings @ 24.0%: +$108
• After-tax cash flow: $11,500/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 · 10 photos

Excellent 95/100 None rehab

This multi-family property is in excellent condition with a well-maintained exterior and interior. It offers a flexible first-floor space and an open-concept layout, making it an attractive investment.

Value-add opportunities

• Both Landscaping and curb appeal — A well-maintained and aesthetically pleasing exterior can enhance both the resale and rental value of the property.
• Both Interior updates — Updating the interior with modern fixtures and finishes can attract more buyers and renters, increasing both the resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal — A well-maintained and aesthetically pleasing exterior can enhance both the resale and rental value of the property. ↑
• Both Interior updates — Updating the interior with modern fixtures and finishes can attract more buyers and renters, increasing both the resale and rental 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: 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 — Temecula

• Score: 71/100
• State rank: #225
• US rank: #7291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Temecula, CA
• County: Riverside County · 2,287,001 people
• City population: 127,079
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 5,089
• Household income: $85,253
• Rent vs Own: 66.9% rent · 33.1% own
• Severe rent burden: 130.0

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 0.65)
• Race & ethnicity: White 44% Hispanic / Latino 38% Two or more races 13% Asian 8% Black 3%
• Hispanic origin (detail): Mexican 32% Cuban 1%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 20% · Canada, Vietnam, China
• Languages at home: 61% English-only · Spanish 32% Tagalog/Filipino 2% Other Indo-European 2%

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: ▲ 0.13%
• Current HPI: 343.029
• Rent YoY: ▲ 4.60%
• 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