630 N 10 th St · Blythe, CA 92225

$220,000

3 bd · 2.0 ba · 1,450 sqft · SingleFamily public records · 55 Days on market

Built 1965 7,405 sqft lot $152/sqft · 13% below area Est $256k · 14% under ↓ 12% since listing

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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 +13.8/15.0
• Cash flow +12.3/30.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-Bedroom Home with Bonus Workshop Space! Welcome to this move-in ready 3-bedroom, 2-bathroom home offering 1,460 sq ft of inviting living space. Inside, you’ll find brand new carpet, fresh interior paint, and energy-efficient windows and doors that help reduce utility costs and maintain year-round comfort. The spacious family room is perfect for relaxing or entertaining, and the home is equipped with reliable gas heating to keep you warm during cooler months. A versatile bonus room adds even more value — ideal for a home workshop, craft area, welding station, or extra storage space for your hobbies and projects. Enjoy outdoor living with a fully fenced backyard feat

Key facts

• Cozy rear porch
• Bonus workshop space
• Sprinkler system

Tags

• BONUS WORKSHOP SPACE
• ENERGY EFFICIENT WINDOWS
• FULLY FENCED BACKYARD
• LARGE GATE WITH VEHICLE ACCESS
• SPRINKLER SYSTEM
• COZY REAR PORCH

Property features AI

Finance

• Other: Single-family unit (1 total unit); No ADU; No accessibility features; No common walls
• Financial info: Assessments: Unknown
• HOA & community: Street lighting; Sidewalks

Exterior

• Parking: Attached garage with 2 garage spaces; 2 uncovered parking spaces; Driveway; Attached carport; Total of 4 parking spaces
• Utilities: Natural gas connected; Electricity connected (standard); Water connected (District/Public); Public sewer
• Home design: House; One story; Entry at front door; Facing information not specified
• Construction: Stucco exterior; Shingle roof; Concrete slab foundation; Built year source: other
• Exterior features: Rear wood porch; Wood patio; Front and rear sprinklers; Lawn and yard; Chain link and wood fencing; No pool

Interior

• Kitchen: Microwave; Refrigerator; Trash compactor; Gas oven; Dishwasher; Formal dining room
• Bedrooms: 3 bedrooms on the main level; Primary bedroom
• Flooring: Tile; Carpet; Wood; Laminate
• Bathrooms: 2 full bathrooms; Tile counters; Shower-in-tub; Walk-in shower; Bathtub
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Ceiling fan; Insulated doors; Formica counters; Front door entry; Double pane windows with blinds; One-level home; Turnkey condition; Has view
• Laundry & utility: Indoor laundry room; Individual laundry room; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-41 ($-490/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (26.8% below list).
• Recommended offer: $161k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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, 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.
• Zoned schools: Ruth Brown Elementary (614 students, 88% FRL); Palo Verde High (820 students, 76% FRL) — zoned schools average 82% FRL vs 64% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 192 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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 55 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,112 (26.8% 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 55 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 11.4

CMA / ARV

• ARV (median comp): $255,652
• List price: $220,000
• Delta: -13.95%
• 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
430 N 8th St	0.29mi	4/2.0 (+1)	1,405 (-3%)	2mo	$210,000	$149	74
660 N 9th St	0.07mi	3/2.0	1,282 (-12%)	5mo	$245,000	$191	74
449 N 7th	0.33mi	4/2.0 (+1)	1,524 (+5%)	6mo	$55,000	$36	66
340 N 9th	0.34mi	4/2.0 (+1)	1,571 (+8%)	0mo	$241,000	$153	65
158 Eunice Cir	0.70mi	3/2.0	1,426 (-2%)	1mo	$290,000	$203	64
391 N 9th St	0.29mi	4/2.0 (+1)	1,571 (+8%)	5mo	$240,000	$153	63
361 N 9th St	0.32mi	3/2.0	1,276 (-12%)	3mo	$225,000	$176	62
431 N 9th	0.24mi	3/2.0	1,636 (+13%)	6mo	$210,000	$128	62
173 Eunice Cir	0.73mi	3/2.0	1,422 (-2%)	5mo	$259,000	$182	59
285 N Acacia Ave	0.42mi	2/1.0 (-1)	1,338 (-8%)	5mo	$172,000	$129	55
951 E Avenue B	0.46mi	4/2.0 (+1)	1,282 (-12%)	5mo	$230,000	$179	50
260 E Oasis St	0.66mi	3/2.0	1,290 (-11%)	4mo	$245,000	$190	48

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-38,353
• Equity at exit: $32,803

10-year hold

• IRR: -9.9%
• Equity multiple: 0.40×
• Total profit: $-37,164
• Equity at exit: $19,022

Cash invested: $61,600 (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: 192
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,611 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$68 /mo · $819/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-41

Break-even live

Break-even rent $1,663

Max offer price $212,786

Occupancy floor 98%

Sensitivity live

Price	-10% $84	-5% $21	+0% $-41	+5% $-103	+10% $-165
Rent	-10% $-168	-5% $-104	+0% $-41	+5% $23	+10% $86
Rate	-1.0pp $70	-0.5pp $15	base $-41	+0.5pp $-98	+1.0pp $-156

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 N Palm Dr Blythe, CA	2.0–3.0	1.0–1.5	928	$1,100	$1.18	15d	1	1.11mi
450 W Barnard St Blythe, CA	2.0–3.0	1.0–2.0	935	$1,095	$1.17	15d	2	1.11mi
460 River Valley Ave Blythe, CA	3.0	2.0	1344	$2,600	$1.93	15d	1	1.12mi
551 S 3rd St Blythe, CA	2.0–3.0	1.0–2.0	885	$1,120	$1.27	15d	9	1.32mi

Listing history 22 events

1. 2026-06-22
   days on market $220,000 Active 55 DOM
2. 2026-06-21
   days on market $220,000 Active 54 DOM
3. 2026-06-19
   days on market $220,000 Active 52 DOM
4. 2026-06-18
   days on market $220,000 Active 51 DOM
5. 2026-06-17
   days on market $220,000 Active 50 DOM
6. 2026-06-16
   days on market $220,000 Active 49 DOM
7. 2026-06-15
   days on market $220,000 Active 48 DOM
8. 2026-06-14
   days on market $220,000 Active 46 DOM
9. 2026-06-12
   days on market $220,000 Active 45 DOM
10. 2026-06-09
    days on market $220,000 Active 42 DOM
11. 2026-06-08
    days on market $220,000 Active 41 DOM
12. 2026-06-07
    days on market $220,000 Active 40 DOM
13. 2026-06-07
    days on market $220,000 Active 39 DOM
14. 2026-06-04
    days on market $220,000 Active 36 DOM
15. 2026-06-02
    days on market $220,000 Active 35 DOM
16. 2026-06-01
    days on market $220,000 Active 34 DOM
17. 2026-05-31
    days on market $220,000 Active 33 DOM
18. 2026-05-31
    days on market $220,000 Active 32 DOM
19. 2026-04-28
    listed $220,000 Active 1153-char remark
20. 2026-04-01
    historical
21. 2026-02-05
    price $240,000
22. 2025-06-18
    listed $250,000 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: $819 · $68/mo
• Projected year-2 tax: $1,672 · $139/mo
• Expected delta: +$853/yr (+$71/mo · 104.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥116°F today · 18 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: $19,333
• − Mortgage interest: −$12,323
• − Property taxes: −$819
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$6,400
• Taxable loss: −$4,402
• Est. tax savings @ 24.0%: +$1,057
• After-tax cash flow: $567/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

-12.0% since first listed

4 events — show timeline

• 2026-04-28 Listed $220,000 CRMLS
• 2026-04-01 Listing Removed — CRMLS
• 2026-02-05 Price Changed $240,000 CRMLS
• 2025-06-18 Listed $250,000 CRMLS

Property tax history

+1.9%/yr

Latest (2025): $819 · -0.7% YoY. Source: county tax records.