1068 W 10th · Corona, CA 92882

$525,000

3 bd · 1.5 ba · 1,387 sqft · SingleFamily public records · 68 Days on market

Built 1956 6,970 sqft lot $379/sqft · 18% below area Est $643k · 18% under

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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 +10.1/30.0
• Schools +5.1/10.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Opportunity, Fixer Upper in Corona. Great opportunity for investors, flippers, or buyers looking to renovate and add value. This property offers strong upside potential in an established neighborhood with convenient access to schools, shopping, dining, and major commuter routes. The home is in fixer condition and is ideal for a full renovation or value-add project. The lot provides ample space and flexibility for upgrades, landscaping, and outdoor improvements. Whether you are looking for your next flip project, or a property to customize to your own style, this home presents a great opportunity to build equity. Bring your contractor and your imagination. Property is being sold AS-IS. Buyer to verify all information, permits, and property details.

Key facts

• Convenient access
• Ample space
• Outdoor improvements

Tags

• ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS
• AMPLE SPACE
• OUTDOOR IMPROVEMENTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $-311 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $470k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (33.3% below list).
• Recommended offer: $350k (33.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.9% in Corona — 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 63/100 on livability (#461 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A-; Watch: commute C-, health & safety D, amenities F.
• Corona-Norco Unified (suburban): math 46% / reading 61% proficiency, ranked #312 of 1,400 in CA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Jefferson Elementary (596 students, 95% FRL); Letha Raney Intermediate (660 students, 89% FRL); Corona High (2,251 students, 86% FRL) — zoned schools average 90% FRL vs 35% district-wide (55 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 124 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 40% of the median local income ($104k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 68 days — a 6% lower offer ($494k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $16k; list at $525k implies a 3287% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $349,948 (33.3% 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 68 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 0.67% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.54%
• DSCR: 0.89
• GRM: 12.5

CMA / ARV

• ARV (median comp): $642,937
• List price: $525,000
• Delta: -18.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
911 W 10th	0.27mi	3/1.0	1,350 (-3%)	1mo	$600,000	$444	80
951 W Kendall	0.34mi	3/2.0	1,398 (+1%)	1mo	$839,000	$600	80
1020 W 10th St	0.12mi	3/2.0	1,250 (-10%)	0mo	$492,000	$394	76
1221 W 10th St	0.24mi	4/2.0 (+1)	1,443 (+4%)	2mo	$740,000	$513	74
1407 Opal St	0.39mi	3/2.0	1,511 (+9%)	9mo	$675,000	$447	58
506 W Olive St	0.68mi	2/2.0 (-1)	1,404 (+1%)	2mo	$661,000	$471	57
924 Lorna St	0.59mi	3/2.0	1,291 (-7%)	3mo	$600,000	$465	56
1440 fox Run	0.55mi	3/2.0	1,242 (-10%)	6mo	$650,000	$523	50
920 Burr St	0.49mi	4/2.0 (+1)	1,248 (-10%)	7mo	$641,984	$514	48
1463 Moore Cir	0.65mi	4/2.0 (+1)	1,312 (-5%)	8mo	$655,000	$499	47
1478 Dyer	0.72mi	4/2.0 (+1)	1,312 (-5%)	7mo	$700,000	$534	45
1193 Miller Cir	0.63mi	4/2.0 (+1)	1,536 (+11%)	2mo	$735,000	$479	44

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 · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -22.0%
• Equity multiple: 0.25×
• Total profit: $-110,518
• Equity at exit: $78,279

10-year hold

• IRR: -19.7%
• Equity multiple: 0.02×
• Total profit: $-144,257
• Equity at exit: $45,392

Cash invested: $147,000 (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 92882

• Rents YoY: 1.4%
• Active inventory: 124
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $3,499 high
• Mortgage (P&I): −$2,753
• Tax from tax record: −$103 /mo · $1,240/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $-311

Break-even live

Break-even rent $3,893

Max offer price $470,127

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-162	+0% $-311	+5% $-459	+10% $-608
Rent	-10% $-587	-5% $-449	+0% $-311	+5% $-172	+10% $-34
Rate	-1.0pp $-46	-0.5pp $-177	base $-311	+0.5pp $-447	+1.0pp $-585

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 S Smith Ave Corona, CA	2.0	2.0	985	$1,950	$1.98	45d	1	0.50mi
604 W 10th St Unit 1 Corona, CA	3.0	2.0	1450	$2,595	$1.79	18d	1	0.55mi
1242 D St Corona, CA	4.0	2.0	1246	$2,995	$2.40	16d	1	0.57mi
1704 Lorraine Dr Unit 2 Corona, CA	3.0	2.0	1176	$3,599	$3.06	45d	1	0.76mi
1734 Lorraine Dr Unit 2 Corona, CA	3.0	2.0	1176	$3,649	$3.10	45d	1	0.78mi
1700 Via Pacifica Corona, CA	3.0	1.0–2.0	900	$3,299	$3.67	0d	26	0.78mi
1705 Lorraine Ave Corona, CA	3.0	2.0	1429	$4,349	$3.04	45d	1	0.78mi
1258 Biltmore Cir Corona, CA	4.0	3.0	1761	$3,900	$2.21	26d	1	0.80mi
680 Susanne St Unit 2 Corona, CA	3.0	2.0	1176	$3,599	$3.06	0d	1	0.80mi
1735 Lorraine Dr Unit 2 Corona, CA	3.0	2.0	1176	$3,869	$3.29	45d	1	0.81mi
662 Susanne St Corona, CA	4.0	2.5	1631	$4,249	$2.61	45d	1	0.81mi
662 Susanne St Unit 2 Corona, CA	3.0	2.0	1176	$3,669	$3.12	45d	1	0.81mi
639 W Citron St Corona, CA	3.0	2.0	1429	$4,099	$2.87	45d	1	0.81mi
629 Citron St Unit 2 Corona, CA	3.0	2.0	1176	$3,639	$3.09	26d	1	0.82mi
619 W Citron St Corona, CA	4.0	2.5	1631	$4,289	$2.63	26d	1	0.83mi
1762 Taylor Ave Corona, CA	4.0	2.5	1631	$4,259	$2.61	45d	1	0.84mi
1428 Camelot Dr Corona, CA	3.0	1.5	1495	$2,800	$1.87	20d	1	0.86mi
1617 Toyon Pl Corona, CA	3.0	2.0	1497	$3,490	$2.33	4d	1	0.87mi
1538 Via del Rio Corona, CA	3.0	1.5	1495	$3,050	$2.04	45d	1	0.95mi
1538 Via del Rio Corona, CA	3.0	2.0	1495	$3,050	$2.04	7d	1	0.95mi
1553 Chalgrove Dr Corona, CA	3.0	2.5	1624	$4,000	$2.46	19d	1	1.02mi
915 Paseo Grande Corona, CA	2.0	1.5	1100	$2,199	$2.00	45d	1	1.25mi
111 W Harrison St Corona, CA	1.0–2.0	1.0–2.0	900	$3,160	$3.51	1d	16	1.25mi
929 E Grand Blvd Corona, CA	2.0	1.5	1425	$2,800	$1.96	4d	1	1.29mi
418 N Main St Corona, CA	1.0–2.0	1.0–2.0	999	$2,940	$2.94	0d	13	1.32mi
211 W Rincon St Corona, CA	1.0–2.0	1.0–2.0	936	$3,005	$3.21	1d	14	1.34mi
990 Margarita Dr Corona, CA	2.0	2.0	888	$2,185	$2.46	1d	1	1.49mi
646 Savi Dr #103 Corona, CA	3.0	2.5	1613	$3,250	$2.01	26d	1	1.49mi
646 Savi Dr #102 Corona, CA	3.0	3.5	1542	$3,200	$2.08	26d	1	1.49mi
763 Savi Dr Corona, CA	3.0	2.5	1675	$3,500	$2.09	26d	1	1.50mi

Listing history 21 events

1. 2026-06-21
   days on market $525,000 Active 68 DOM
2. 2026-06-18
   days on market $525,000 Active 65 DOM
3. 2026-06-17
   days on market $525,000 Active 64 DOM
4. 2026-06-16
   days on market $525,000 Active 63 DOM
5. 2026-06-15
   days on market $525,000 Active 62 DOM
6. 2026-06-13
   days on market $525,000 Active 60 DOM
7. 2026-06-13
   days on market $525,000 Active 59 DOM
8. 2026-06-09
   days on market $525,000 Active 56 DOM
9. 2026-06-08
   days on market $525,000 Active 55 DOM
10. 2026-06-07
    days on market $525,000 Active 54 DOM
11. 2026-06-04
    days on market $525,000 Active 51 DOM
12. 2026-06-03
    days on market $525,000 Active 50 DOM
13. 2026-06-02
    days on market $525,000 Active 49 DOM
14. 2026-06-01
    days on market $525,000 Active 48 DOM
15. 2026-05-31
    days on market $525,000 Active 47 DOM
16. 2026-04-25
    status Active 766-char remark

    Show marketing remark (766 chars)

    Investor Opportunity, Fixer Upper in Corona. Great opportunity for investors, flippers, or buyers looking to renovate and add value. This property offers strong upside potential in an established neighborhood with convenient access to schools, shopping, dining, and major commuter routes. The home is in fixer condition and is ideal for a full renovation or value-add project. The lot provides ample space and flexibility for upgrades, landscaping, and outdoor improvements. Whether you are looking for your next flip project, or a property to customize to your own style, this home presents a great opportunity to build equity. Bring your contractor and your imagination. Property is being sold AS-IS. Buyer to verify all information, permits, and property details.

17. 2026-04-14
    status Active 766-char remark

    Show marketing remark (766 chars)

    Investor Opportunity, Fixer Upper in Corona. Great opportunity for investors, flippers, or buyers looking to renovate and add value. This property offers strong upside potential in an established neighborhood with convenient access to schools, shopping, dining, and major commuter routes. The home is in fixer condition and is ideal for a full renovation or value-add project. The lot provides ample space and flexibility for upgrades, landscaping, and outdoor improvements. Whether you are looking for your next flip project, or a property to customize to your own style, this home presents a great opportunity to build equity. Bring your contractor and your imagination. Property is being sold AS-IS. Buyer to verify all information, permits, and property details.

18. 2026-03-24
    status Active 766-char remark

    Show marketing remark (766 chars)

    Investor Opportunity, Fixer Upper in Corona. Great opportunity for investors, flippers, or buyers looking to renovate and add value. This property offers strong upside potential in an established neighborhood with convenient access to schools, shopping, dining, and major commuter routes. The home is in fixer condition and is ideal for a full renovation or value-add project. The lot provides ample space and flexibility for upgrades, landscaping, and outdoor improvements. Whether you are looking for your next flip project, or a property to customize to your own style, this home presents a great opportunity to build equity. Bring your contractor and your imagination. Property is being sold AS-IS. Buyer to verify all information, permits, and property details.

19. 2026-03-21
    status Active 766-char remark

    Show marketing remark (766 chars)

    Investor Opportunity, Fixer Upper in Corona. Great opportunity for investors, flippers, or buyers looking to renovate and add value. This property offers strong upside potential in an established neighborhood with convenient access to schools, shopping, dining, and major commuter routes. The home is in fixer condition and is ideal for a full renovation or value-add project. The lot provides ample space and flexibility for upgrades, landscaping, and outdoor improvements. Whether you are looking for your next flip project, or a property to customize to your own style, this home presents a great opportunity to build equity. Bring your contractor and your imagination. Property is being sold AS-IS. Buyer to verify all information, permits, and property details.

20. 2026-03-12
    listed $525,000 Active 766-char remark

    Show marketing remark (766 chars)

    Investor Opportunity, Fixer Upper in Corona. Great opportunity for investors, flippers, or buyers looking to renovate and add value. This property offers strong upside potential in an established neighborhood with convenient access to schools, shopping, dining, and major commuter routes. The home is in fixer condition and is ideal for a full renovation or value-add project. The lot provides ample space and flexibility for upgrades, landscaping, and outdoor improvements. Whether you are looking for your next flip project, or a property to customize to your own style, this home presents a great opportunity to build equity. Bring your contractor and your imagination. Property is being sold AS-IS. Buyer to verify all information, permits, and property details.

21. 1976-07-01
    soldstatus $15,500

ⓘ 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: $1,240 · $103/mo
• Projected year-2 tax: $3,990 · $332/mo
• Expected delta: +$2,750/yr (+$229/mo · 221.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,994
• − Mortgage interest: −$29,408
• − Property taxes: −$1,240
• − Insurance: −$2,625
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$15,273
• Taxable loss: −$13,271
• Est. tax savings @ 24.0%: +$3,185
• After-tax cash flow: $-543/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: Corona-Norco Unified
• NCES district ID: 0609850
• Math proficiency: 46% ▲ 1.00%
• Reading proficiency: 61% ▬ 0.00%
• Median HH income: $83,380
• Composite: 50.72/100
• National rank: #3920
• State rank: #312 of 1400 in CA

Livability — Corona

• Score: 63/100
• State rank: #461
• US rank: #15787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corona, CA
• County: Riverside County · 2,287,001 people
• City population: 188,369
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 68,715
• Household income: $104,457
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 1971.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 52% White 31% Two or more races 17% Asian 9% Black 4%
• Hispanic origin (detail): Mexican 44% Puerto Rican 1%
• Common ancestry: Italian 4% Romanian 1% Portuguese 1%
• Foreign-born: 24% · Canada, South Korea, China
• Languages at home: 54% English-only · Spanish 36% Other Indo-European 3% Arabic 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: ▼ -707.65%
• Current HPI: 367.5939
• Rent YoY: ▲ 1.45%
• 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

+3287.1% since first listed

6 events — show timeline

• 2026-04-25 Relisted — CRMLS
• 2026-04-14 Relisted — CRMLS
• 2026-03-24 Relisted — CRMLS
• 2026-03-21 Relisted — CRMLS
• 2026-03-12 Listed $525,000 CRMLS
• 1976-07-01 Sold (Public Records) $15,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,240 · +26.0% YoY. Source: county tax records.