1144 Palisades · Perris, CA 92570

$480,000

3 bd · 2.0 ba · 1,069 sqft · SingleFamily public records · 6 Days on market

Built 1992 6,534 sqft lot Est $429k · 12% over

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Why this score? — see what drove the F 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 +7.2/30.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• DSCR +1.4/10.0
• 1% rule +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just listed in Perris!! This is a wonderful 3 bed, 2 bath home with a 2 car garage. Home is in TURNKEY condition!!! Home features a living room with a fireplace, tile floors in the entry, kitchen and baths. New carpet in bedrooms and living room and the entire home has been painted!! Kitchen cabinets are in good shape, and there is plenty of counter space. Home sits on a quiet street and features a large front and back yard. There is also a storage shed in the back yard (it has tile floors and also electricity). Centrally located to schools, shopping and Historic Downtown Perris. This is a low tax area as well. Come by today, you will not be disappointed!!!

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1992

Property features AI

Finance

• Other: Lot size source: Assessor's data; Lot features: 0-1 Unit/Acre; Living area source: Assessor's data; Parcel number: 313301034; Directions: off of A St.

Exterior

• Parking: Attached garage; 2 garage spaces (2 total parking spaces)
• Utilities: Public sewer; District/Public water
• Home design: Single-story; No common walls; Entry level: 1; No ADU
• Construction: Year built source: Assessor
• Exterior features: House; No pool; Views; Curbs; Valley setting; Mountainous nearby

Interior

• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central cooling; Central furnace heating; Fireplace in living room
• Interior features: One-level home; Entry; Attic; All bedrooms on main level; Living room; Family room
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $480k.

Deal economics

• At list price, monthly cash flow is $-665 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $363k (24.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (40.4% below list).
• Recommended offer: $286k (40.4% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.7% in Perris — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#322 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute B; Watch: crime C-, health & safety D, schools F.
• Perris Union High (suburban): math 21% / reading 48% proficiency, ranked #282 of 517 in CA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 205 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 43% of the median local income ($79k/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 $3k of loan paydown is wiped out by about $14k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y ago 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 $180k; list at $480k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $285,994 (40.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.60% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.94%
• DSCR: 0.74
• GRM: 14.0

CMA / ARV

• ARV (on-the-fly): $428,669
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 W 6th St	0.36mi	3/1.5	1,084 (+1%)	8mo	$435,000	$401	72
942 Front St	0.11mi	3/2.0	1,176 (+10%)	10mo	$475,000	$404	70
1682 Sycamore St	0.35mi	3/2.0	1,052 (-2%)	14mo	$426,000	$405	70
468 Birch	0.60mi	3/2.0	1,086 (+2%)	3mo	$480,000	$442	67
342 Red Pne	0.37mi	2/2.0 (-1)	1,009 (-6%)	2mo	$365,000	$362	66
306 W 5th St	0.44mi	2/1.0 (-1)	1,102 (+3%)	3mo	$410,000	$372	63
1917 Teak St	0.62mi	3/2.0	1,086 (+2%)	9mo	$435,000	$401	61
504 S C St	0.41mi	3/1.0	962 (-10%)	4mo	$410,000	$426	57
352 Red Spruce Pl	0.42mi	2/2.0 (-1)	1,009 (-6%)	17mo	$409,000	$405	52
251 W 4th St	0.48mi	3/2.0	1,207 (+13%)	13mo	$420,000	$348	46
359 W 2nd St	0.63mi	3/2.0	1,200 (+12%)	13mo	$475,000	$396	39
1843 Eucalyptus St	0.54mi	2/2.0 (-1)	1,187 (+11%)	16mo	$450,000	$379	39

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: -26.6%
• Equity multiple: 0.10×
• Total profit: $-120,325
• Equity at exit: $71,570

10-year hold

• IRR: -24.0%
• Equity multiple: -0.19×
• Total profit: $-160,110
• Equity at exit: $41,502

Cash invested: $134,400 (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 92570

• Home prices YoY: -11.8%
• Active inventory: 205
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $2,860 high
• Mortgage (P&I): −$2,517
• Tax from tax record: −$207 /mo · $2,485/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $-665

Break-even live

Break-even rent $3,702

Max offer price $362,547

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: $120,000
• Closing costs: $14,400
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
876 S D St Perris, CA	2.0	2.5	1300	$2,395	$1.84	1d	1	0.12mi
154 E 11th St Perris, CA	3.0	2.0	1423	$3,333	$2.34	1d	1	0.22mi
1687 Sycamore St Perris, CA	3.0	2.0	1100	$7,500	$6.82	1d	1	0.34mi
1355 S Perris Blvd Perris, CA	2.0	1.0	962	$1,975	$2.05	1d	1	0.37mi
1188 Witt St Perris, CA	2.0	1.0	900	$2,800	$3.11	1d	1	0.49mi
342 Wilkerson Ave Perris, CA	2.0	2.0	920	$1,595	$1.73	1d	1	0.89mi
290 Wilson Ave Perris, CA	1.0–3.0	1.0–2.0	875	$1,950	$2.23	1d	7	1.36mi

Listing history 14 events

1. 2026-05-20
   listed $480,000 Active
2. 2014-11-06
   soldstatus $180,000 Closed Sale 666-char remark

   Show marketing remark (666 chars)

   Just listed in Perris!! This is a wonderful 3 bed, 2 bath home with a 2 car garage. Home is in TURNKEY condition!!! Home features a living room with a fireplace, tile floors in the entry, kitchen and baths. New carpet in bedrooms and living room and the entire home has been painted!! Kitchen cabinets are in good shape, and there is plenty of counter space. Home sits on a quiet street and features a large front and back yard. There is also a storage shed in the back yard (it has tile floors and also electricity). Centrally located to schools, shopping and Historic Downtown Perris. This is a low tax area as well. Come by today, you will not be disappointed!!!

3. 2014-11-05
   soldstatus $180,000
4. 2014-09-25
   status Pending Sale 666-char remark

   Show marketing remark (666 chars)

   Just listed in Perris!! This is a wonderful 3 bed, 2 bath home with a 2 car garage. Home is in TURNKEY condition!!! Home features a living room with a fireplace, tile floors in the entry, kitchen and baths. New carpet in bedrooms and living room and the entire home has been painted!! Kitchen cabinets are in good shape, and there is plenty of counter space. Home sits on a quiet street and features a large front and back yard. There is also a storage shed in the back yard (it has tile floors and also electricity). Centrally located to schools, shopping and Historic Downtown Perris. This is a low tax area as well. Come by today, you will not be disappointed!!!

5. 2014-09-16
   historical Active Under Contract 666-char remark

   Show marketing remark (666 chars)

   Just listed in Perris!! This is a wonderful 3 bed, 2 bath home with a 2 car garage. Home is in TURNKEY condition!!! Home features a living room with a fireplace, tile floors in the entry, kitchen and baths. New carpet in bedrooms and living room and the entire home has been painted!! Kitchen cabinets are in good shape, and there is plenty of counter space. Home sits on a quiet street and features a large front and back yard. There is also a storage shed in the back yard (it has tile floors and also electricity). Centrally located to schools, shopping and Historic Downtown Perris. This is a low tax area as well. Come by today, you will not be disappointed!!!

6. 2014-08-19
   status Backup Offers Accepted 666-char remark

   Show marketing remark (666 chars)

   Just listed in Perris!! This is a wonderful 3 bed, 2 bath home with a 2 car garage. Home is in TURNKEY condition!!! Home features a living room with a fireplace, tile floors in the entry, kitchen and baths. New carpet in bedrooms and living room and the entire home has been painted!! Kitchen cabinets are in good shape, and there is plenty of counter space. Home sits on a quiet street and features a large front and back yard. There is also a storage shed in the back yard (it has tile floors and also electricity). Centrally located to schools, shopping and Historic Downtown Perris. This is a low tax area as well. Come by today, you will not be disappointed!!!

7. 2014-08-12
   listed $199,000 Active 666-char remark

   Show marketing remark (666 chars)

   Just listed in Perris!! This is a wonderful 3 bed, 2 bath home with a 2 car garage. Home is in TURNKEY condition!!! Home features a living room with a fireplace, tile floors in the entry, kitchen and baths. New carpet in bedrooms and living room and the entire home has been painted!! Kitchen cabinets are in good shape, and there is plenty of counter space. Home sits on a quiet street and features a large front and back yard. There is also a storage shed in the back yard (it has tile floors and also electricity). Centrally located to schools, shopping and Historic Downtown Perris. This is a low tax area as well. Come by today, you will not be disappointed!!!

8. 2010-09-16
   soldstatus $101,000 Closed 492-char remark

   Show marketing remark (492 chars)

   This 3 bedroom 2 bath will move FAST!!! Property has been fully rehabbed and is MOVE IN READY. .. . New paint, carpet, fixtures, sod and sprinkler system in this home would make it a perfect home for INVESTORS as the rent roll in the area is 1300/Month and there is nothing that needs to be done to this home. Home also has a nice wet bar in family room with a very large backyard with 2 storage sheds. Please Email all offers to the email provided in the agent remarks. Thanks and good luck.

9. 2010-09-16
   soldstatus $101,000

   Show marketing remark (492 chars)

   This 3 bedroom 2 bath will move FAST!!! Property has been fully rehabbed and is MOVE IN READY. .. . New paint, carpet, fixtures, sod and sprinkler system in this home would make it a perfect home for INVESTORS as the rent roll in the area is 1300/Month and there is nothing that needs to be done to this home. Home also has a nice wet bar in family room with a very large backyard with 2 storage sheds. Please Email all offers to the email provided in the agent remarks. Thanks and good luck.

10. 2010-09-02
    status Pending 492-char remark

    Show marketing remark (492 chars)

    This 3 bedroom 2 bath will move FAST!!! Property has been fully rehabbed and is MOVE IN READY. .. . New paint, carpet, fixtures, sod and sprinkler system in this home would make it a perfect home for INVESTORS as the rent roll in the area is 1300/Month and there is nothing that needs to be done to this home. Home also has a nice wet bar in family room with a very large backyard with 2 storage sheds. Please Email all offers to the email provided in the agent remarks. Thanks and good luck.

11. 2010-08-19
    listed $99,900 Active 492-char remark

    Show marketing remark (492 chars)

    This 3 bedroom 2 bath will move FAST!!! Property has been fully rehabbed and is MOVE IN READY. .. . New paint, carpet, fixtures, sod and sprinkler system in this home would make it a perfect home for INVESTORS as the rent roll in the area is 1300/Month and there is nothing that needs to be done to this home. Home also has a nice wet bar in family room with a very large backyard with 2 storage sheds. Please Email all offers to the email provided in the agent remarks. Thanks and good luck.

12. 2010-03-15
    historical Hold
13. 2010-03-05
    listed $85,000 Active
14. 1991-06-27
    soldstatus $1,300,000

ⓘ 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: $2,485 · $207/mo
• Projected year-2 tax: $3,648 · $304/mo
• Expected delta: +$1,163/yr (+$97/mo · 46.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,319
• − Mortgage interest: −$26,887
• − Property taxes: −$2,485
• − Insurance: −$2,400
• − Repairs & maintenance: −$2,746
• − Management: −$2,746
• − Depreciation: −$13,964
• Taxable loss: −$16,908
• Est. tax savings @ 24.0%: +$4,058
• After-tax cash flow: $-3,921/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: Perris Union High
• NCES district ID: 0630210
• Math proficiency: 21% ▲ 2.00%
• Reading proficiency: 48% ▲ 5.00%
• Median HH income: $49,210
• Composite: 29.75/100
• National rank: #6439
• State rank: #282 of 517 in CA

Livability — Perris

• Score: 67/100
• State rank: #322
• US rank: #10902

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perris, CA
• County: Riverside County · 2,287,001 people
• City population: 118,178
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 58,082
• Household income: $79,393
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 1140.0

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: Predominantly Hispanic (77%)
• Race & ethnicity: Hispanic / Latino 77% Two or more races 15% White 14% Black 4% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 68%
• Common ancestry: Lithuanian 1% Italian 0%
• Foreign-born: 32% · Canada
• Languages at home: 33% English-only · Spanish 65% Tagalog/Filipino 1% Other Indo-European 1%

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: ▼ -61.72%
• Current HPI: 460.1716
• Rent YoY: —
• 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

-63.1% since first listed

14 events — show timeline

• 2026-05-20 Listed $480,000 CRMLS
• 2014-11-06 Sold (MLS) $180,000 CRMLS
• 2014-11-05 Sold (Public Records) $180,000 Public Records
• 2014-09-25 Pending — CRMLS
• 2014-09-16 Contingent — CRMLS
• 2014-08-19 Pending — CRMLS
• 2014-08-12 Listed $199,000 CRMLS
• 2010-09-16 Sold (Public Records) $101,000 Public Records
• 2010-09-16 Sold (MLS) $101,000 CRMLS
• 2010-09-02 Pending — CRMLS
• 2010-08-19 Listed $99,900 CRMLS
• 2010-03-15 Delisted — CRMLS
• 2010-03-05 Listed $85,000 CRMLS
• 1991-06-27 Sold (Public Records) $1,300,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,485 · +2.5% YoY. Source: county tax records.