3589 W Wells Rd #64 · Blythe, CA 92225

$38,000

2 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 127 Days on market

Built 1990 2,000 sqft lot $37/sqft · 96% above area ↓ 16% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

Priced to sell!! Well maintained with newer appliances and upgraded kitchen! Enjoy the sunshine, golf and sparkling pool! Contact us today to see this home, it wont last long!

Key facts

• Newer appliances
• Upgraded kitchen
• 2,000 sq ft lot

Tags

• NEWER APPLIANCES
• UPGRADED KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $38k.

Deal economics

• At list price, monthly cash flow is $954 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $38k).
• Recommended offer: $33k (12.0% below list) — sets the bar for market timing.
• Cap rate 36.4% 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; 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 $263 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $4k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.98% ✓
• Cap rate: 36.41%
• Cash-on-cash: 107.57%
• DSCR: 5.79
• GRM: 2.1

CMA / ARV

• ARV (median comp): $22,414
• List price: $38,000
• Delta: 69.54%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3589 W Wells Rd #41	0.00mi	3/2.0 (+1)	1,080 (+4%)	16mo	$58,500	$54	75
3589 Wells Rd	0.00mi	2/2.0	896 (-14%)	10mo	$25,000	$28	69

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: —
• Equity multiple: 6.13×
• Total profit: $54,597
• Equity at exit: $5,666

10-year hold

• IRR: —
• Equity multiple: 12.82×
• Total profit: $125,802
• Equity at exit: $3,286

Cash invested: $10,640 (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: 2.1×

Monthly cashflow live

• Estimated rent: $1,514 medium
• Mortgage (P&I): −$199
• Tax from tax record: −$27 /mo · $325/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $954

Break-even live

Break-even rent $307

Max offer price $38,000

Occupancy floor 32%

Sensitivity live

Price	-10% $975	-5% $965	+0% $954	+5% $943	+10% $932
Rent	-10% $834	-5% $894	+0% $954	+5% $1,014	+10% $1,073
Rate	-1.0pp $973	-0.5pp $963	base $954	+0.5pp $944	+1.0pp $934

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $38,000 Active 127 DOM
2. 2026-06-18
   days on market $38,000 Active 126 DOM
3. 2026-06-17
   days on market $38,000 Active 125 DOM
4. 2026-06-16
   days on market $38,000 Active 124 DOM
5. 2026-06-15
   days on market $38,000 Active 123 DOM
6. 2026-06-14
   days on market $38,000 Active 121 DOM
7. 2026-06-12
   days on market $38,000 Active 120 DOM
8. 2026-06-09
   days on market $38,000 Active 117 DOM
9. 2026-06-08
   days on market $38,000 Active 116 DOM
10. 2026-06-07
    days on market $38,000 Active 115 DOM
11. 2026-06-07
    days on market $38,000 Active 114 DOM
12. 2026-06-04
    days on market $38,000 Active 111 DOM
13. 2026-06-02
    days on market $38,000 Active 110 DOM
14. 2026-06-01
    days on market $38,000 Active 109 DOM
15. 2026-05-31
    days on market $38,000 Active 108 DOM
16. 2026-05-31
    days on market $38,000 Active 107 DOM
17. 2026-04-05
    price $38,000 175-char remark

    Show marketing remark (175 chars)

    Priced to sell!! Well maintained with newer appliances and upgraded kitchen! Enjoy the sunshine, golf and sparkling pool! Contact us today to see this home, it wont last long!

18. 2026-02-09
    listed $41,500 Active 175-char remark

    Show marketing remark (175 chars)

    Priced to sell!! Well maintained with newer appliances and upgraded kitchen! Enjoy the sunshine, golf and sparkling pool! Contact us today to see this home, it wont last long!

19. 2026-02-01
    historical
20. 2025-07-17
    listed $45,000 Active
21. 2025-06-16
    historical
22. 2024-12-16
    listed $45,000 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: $325 · $27/mo
• Projected year-2 tax: $325 · $27/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 · 14 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: −$2,129
• − Property taxes: −$325
• − Insurance: −$190
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$1,105
• Taxable income: $11,510
• Est. tax owed @ 24.0%: −$2,763
• After-tax cash flow: $8,682/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

-15.6% since first listed

6 events — show timeline

• 2026-04-05 Price Changed $38,000 GPSMLS
• 2026-02-09 Listed $41,500 GPSMLS
• 2026-02-01 Listing Removed — GPSMLS
• 2025-07-17 Listed $45,000 GPSMLS
• 2025-06-16 Listing Removed — CRMLS
• 2024-12-16 Listed $45,000 CRMLS

Property tax history

+1.5%/yr

Latest (2025): $325 · -0.9% YoY. Source: county tax records.