2605 Fairway Dr · Blythe, CA 92225

$198,500

2 bd · 2.0 ba · 1,042 sqft · SingleFamily public records · 263 Days on market

Built 2000 3,049 sqft lot $190/sqft · 18% below area Est $243k · 18% under $91/mo HOA · 6% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +8.4/30.0
• Livability +3.7/5.0
• 1% rule +2.6/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Golf Course Living - 2 Bedroom, 2 Bath Home Enjoy golf course views every day from this charming 2-bedroom, 2-bathroom home with an inviting open layout. The spacious living area flows seamlessly into the dining space and kitchen, creating the perfect setting for both relaxing and entertaining. The kitchen offers ample cabinet storage, stainless steel appliances, and a convenient breakfast bar. The primary suite features a private bath and walk-in closet, while the guest bedroom and second full bath provide comfort and flexibility for family or visitors. Step outside to the extended covered patio and take in the peaceful setting overlooking the fairway—ideal for morning coffee or evening gatherings. Additional highlights include vaulted ceilings, tile flooring, ceiling fans throughout, an attached single car garage, and easy-care desert landscaping. Located in a desirable golf course community, this home combines comfort, convenience, and lifestyle.

Key facts

• 3,049 sq ft lot
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (23.7% below list).
• Recommended offer: $151k (23.7% below list) — sets the bar for 1% rule.

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 $1k of loan paydown is wiped out by about $6k 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 263 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,380 (23.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 263 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.88%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (median comp): $243,479
• List price: $198,500
• Delta: -18.47%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3948 Birdie Ct	0.03mi	2/2.0	1,042 (0%)	4mo	$201,000	$193	96
2569 Fairway Dr	0.03mi	2/2.0	1,042 (0%)	6mo	$200,000	$192	94
3897 Birdie Ct	0.06mi	2/1.0	1,042 (0%)	13mo	$220,000	$211	83
3933 Eagle Ct	0.05mi	2/2.0	1,063 (+2%)	22mo	$240,000	$226	76

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: -22.8%
• Equity multiple: 0.22×
• Total profit: $-43,573
• Equity at exit: $29,597

10-year hold

• IRR: -17.1%
• Equity multiple: 0.05×
• Total profit: $-52,561
• Equity at exit: $17,163

Cash invested: $55,580 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,514 medium
• Mortgage (P&I): −$1,041
• Tax from tax record: −$161 /mo · $1,929/yr
• Insurance: −$83
• HOA: −$91
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-179

Break-even live

Break-even rent $1,741

Max offer price $166,791

Occupancy floor —

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: $49,625
• Closing costs: $5,955
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $91 · $1,092/yr
• Likely covers: landscaping

Listing history 34 events

1. 2026-06-19
   days on market $198,500 Active 263 DOM
2. 2026-06-18
   days on market $198,500 Active 262 DOM
3. 2026-06-17
   days on market $198,500 Active 261 DOM
4. 2026-06-16
   days on market $198,500 Active 260 DOM
5. 2026-06-15
   days on market $198,500 Active 259 DOM
6. 2026-06-14
   days on market $198,500 Active 257 DOM
7. 2026-06-12
   days on market $198,500 Active 256 DOM
8. 2026-06-09
   days on market $198,500 Active 253 DOM
9. 2026-06-08
   days on market $198,500 Active 252 DOM
10. 2026-06-07
    days on market $198,500 Active 251 DOM
11. 2026-06-07
    days on market $198,500 Active 250 DOM
12. 2026-06-04
    days on market $198,500 Active 247 DOM
13. 2026-06-02
    days on market $198,500 Active 246 DOM
14. 2026-06-01
    days on market $198,500 Active 245 DOM
15. 2026-05-31
    days on market $198,500 Active 244 DOM
16. 2026-05-31
    days on market $198,500 Active 243 DOM
17. 2026-03-24
    price $198,500 969-char remark

    Show marketing remark (969 chars)

    Golf Course Living - 2 Bedroom, 2 Bath Home Enjoy golf course views every day from this charming 2-bedroom, 2-bathroom home with an inviting open layout. The spacious living area flows seamlessly into the dining space and kitchen, creating the perfect setting for both relaxing and entertaining. The kitchen offers ample cabinet storage, stainless steel appliances, and a convenient breakfast bar. The primary suite features a private bath and walk-in closet, while the guest bedroom and second full bath provide comfort and flexibility for family or visitors. Step outside to the extended covered patio and take in the peaceful setting overlooking the fairway—ideal for morning coffee or evening gatherings. Additional highlights include vaulted ceilings, tile flooring, ceiling fans throughout, an attached single car garage, and easy-care desert landscaping. Located in a desirable golf course community, this home combines comfort, convenience, and lifestyle.

18. 2026-01-13
    price $199,999 969-char remark

    Show marketing remark (969 chars)

    Golf Course Living - 2 Bedroom, 2 Bath Home Enjoy golf course views every day from this charming 2-bedroom, 2-bathroom home with an inviting open layout. The spacious living area flows seamlessly into the dining space and kitchen, creating the perfect setting for both relaxing and entertaining. The kitchen offers ample cabinet storage, stainless steel appliances, and a convenient breakfast bar. The primary suite features a private bath and walk-in closet, while the guest bedroom and second full bath provide comfort and flexibility for family or visitors. Step outside to the extended covered patio and take in the peaceful setting overlooking the fairway—ideal for morning coffee or evening gatherings. Additional highlights include vaulted ceilings, tile flooring, ceiling fans throughout, an attached single car garage, and easy-care desert landscaping. Located in a desirable golf course community, this home combines comfort, convenience, and lifestyle.

19. 2025-09-29
    listed $215,000 Active 969-char remark

    Show marketing remark (969 chars)

    Golf Course Living - 2 Bedroom, 2 Bath Home Enjoy golf course views every day from this charming 2-bedroom, 2-bathroom home with an inviting open layout. The spacious living area flows seamlessly into the dining space and kitchen, creating the perfect setting for both relaxing and entertaining. The kitchen offers ample cabinet storage, stainless steel appliances, and a convenient breakfast bar. The primary suite features a private bath and walk-in closet, while the guest bedroom and second full bath provide comfort and flexibility for family or visitors. Step outside to the extended covered patio and take in the peaceful setting overlooking the fairway—ideal for morning coffee or evening gatherings. Additional highlights include vaulted ceilings, tile flooring, ceiling fans throughout, an attached single car garage, and easy-care desert landscaping. Located in a desirable golf course community, this home combines comfort, convenience, and lifestyle.

20. 2023-03-20
    historical
21. 2023-03-08
    price $229,999
22. 2023-02-27
    listed $234,999 Active
23. 2019-10-18
    soldstatus $159,900 Closed
24. 2019-10-18
    soldstatus $160,000
25. 2019-10-16
    status Pending
26. 2019-08-05
    price $159,900
27. 2019-08-05
    listed $159,900,000 Active
28. 2014-05-07
    historical
29. 2014-02-10
    listed $154,900 Active
30. 2012-08-30
    soldstatus $117,000 Closed
31. 2012-08-30
    soldstatus $117,000
32. 2012-08-20
    status Pending
33. 2012-08-18
    status Backup Offers Accepted
34. 2012-08-08
    listed $118,900 Active

ⓘ 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: $1,929 · $161/mo
• Projected year-2 tax: $1,929 · $161/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥116°F today · 16 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: $18,166
• − Mortgage interest: −$11,119
• − Property taxes: −$1,929
• − Insurance: −$992
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − HOA: −$1,092
• − Depreciation: −$5,775
• Taxable loss: −$5,648
• Est. tax savings @ 24.0%: +$1,355
• After-tax cash flow: $-798/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

• 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

+66.9% since first listed

18 events — show timeline

• 2026-03-24 Price Changed $198,500 GPSMLS
• 2026-01-13 Price Changed $199,999 GPSMLS
• 2025-09-29 Listed $215,000 GPSMLS
• 2023-03-20 Listing Removed — GPSMLS
• 2023-03-08 Price Changed $229,999 GPSMLS
• 2023-02-27 Listed $234,999 GPSMLS
• 2019-10-18 Sold (Public Records) $160,000 Public Records
• 2019-10-18 Sold (MLS) $159,900 GPSMLS
• 2019-10-16 Pending — GPSMLS
• 2019-08-05 Price Changed $159,900 GPSMLS
• 2019-08-05 Listed $159,900,000 GPSMLS
• 2014-05-07 Listing Removed — GPSMLS
• 2014-02-10 Listed $154,900 GPSMLS
• 2012-08-30 Sold (Public Records) $117,000 Public Records
• 2012-08-30 Sold (MLS) $117,000 GPSMLS
• 2012-08-20 Pending — GPSMLS
• 2012-08-18 Pending — GPSMLS
• 2012-08-08 Listed $118,900 GPSMLS

Property tax history

+1.8%/yr

Latest (2025): $1,929 · -0.8% YoY. Source: county tax records.