22860 Mountain Vw · Moreno Valley, CA 92557

$524,900

4 bd · 2.5 ba · 1,809 sqft · SingleFamily public records · 14 Days on market

Built 1988 5,227 sqft lot Est $563k · 7% 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).

• Cash flow +14.3/30.0
• ARV discount +10.5/15.0
• DSCR +4.4/10.0
• 1% rule +3.1/10.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This Hidden Springs community brings you back to nature with it Equestrian trails and a preserve are in these foothills, so even seeing a burro or 2 would not be unusual! Well planned community with lots of trails and greenery. Spacious 4 bed 3 bath home just now renovated! Lots of light and a view from every window. 2-car attached garage. Turnkey as everything has been painted, tile floors and new carpet. No HOA either!

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1988

Property features AI

Finance

• Other: Located north of the 60 freeway and west of Pigeon Pass Road
• HOA & community: Community features: curbs, mountainous setting, adjacent to preserve/public land

Exterior

• Parking: Attached 2-car garage with direct garage access; Total 2 parking spaces
• Utilities: Sewer: Other
• Home design: Two-story house; Entry on main level
• Construction: No accessory dwelling unit; One total unit
• Exterior features: House structure; No pool; 0–1 unit per acre lot; Has a view; Low-pile carpeting for accessibility

Interior

• Kitchen: Kitchen island; Range / stove hood; Gas range; Dishwasher; Formal dining area
• Bedrooms: All bedrooms located upstairs
• Flooring: Tile flooring; Carpet flooring
• Bathrooms: Two full bathrooms; One half bathroom; Upgraded bathrooms; Master bath with double sinks; Bathtub and separate shower (shower in tub also listed)
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Wet bar / bar; Balcony; Unfurnished; High (9'+) ceilings; Ceiling fan; Two-story ceilings; Storage space; Tile countertops; Cathedral/vaulted ceilings; Living room fireplace
• Laundry & utility: Laundry area in the garage

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $425k (19.0% below list).
• Recommended offer: $425k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.9% in Moreno Valley — 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 55/100 on livability (#838 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment B; Watch: schools D-, amenities F, commute F.
• Moreno Valley Unified (suburban): math 23% / reading 34% proficiency, ranked #1,050 of 1,400 in CA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.0%/yr); 89 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).
• At $4,251/mo this rent would consume 54% of the median local household income ($95k/yr) (locally 1627% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $126k; list at $525k implies a 315% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $425,127 (19.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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.
5. 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.
6. 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: 0.81% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $562,599
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22562 Springdale	0.20mi	4/2.5	1,809 (0%)	4mo	$589,900	$326	87
23074 Sienna	0.41mi	4/2.5	1,895 (+5%)	0mo	$590,000	$311	73
10189 Via Apolina	0.50mi	4/2.5	1,783 (-1%)	6mo	$542,500	$304	69
10228 Via Pavon	0.55mi	4/2.5	1,783 (-1%)	8mo	$559,999	$314	65
22936 Brookhollow	0.72mi	4/2.5	1,798 (-1%)	3mo	$600,000	$334	64
22780 Mountain View Rd	0.08mi	3/2.5 (-1)	1,538 (-15%)	5mo	$570,000	$371	63
23039 Montalvo	0.43mi	4/3.0	1,983 (+10%)	0mo	$600,000	$303	62
9820 Sycamore Cyn	0.49mi	3/2.5 (-1)	1,690 (-7%)	2mo	$560,000	$331	59
9694 Sycamore Canyon Rd	0.64mi	4/3.0	1,867 (+3%)	8mo	$569,000	$305	56
22508 Mountain View Rd	0.36mi	3/3.0 (-1)	2,073 (+15%)	5mo	$547,000	$264	48
10805 Breezy Mdw	0.70mi	4/3.0	2,002 (+11%)	3mo	$620,000	$310	45
10201 Coral Ln	0.59mi	3/3.0 (-1)	2,071 (+14%)	8mo	$580,000	$280	35

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 · 2.0% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-83,095
• Equity at exit: $78,264

10-year hold

• IRR: -9.4%
• Equity multiple: 0.44×
• Total profit: $-81,861
• Equity at exit: $45,384

Cash invested: $146,972 (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 92557

• Home prices YoY: -16.7%
• Rents YoY: 2.0%
• Active inventory: 89
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $4,251 high
• Mortgage (P&I): −$2,753
• Tax from tax record: −$287 /mo · $3,448/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$893
• Net cashflow: $100

Break-even live

Break-even rent $4,125

Max offer price $524,900

Occupancy floor 93%

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: $131,225
• Closing costs: $15,747
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10311 Penguin Ct Moreno Valley, CA	4.0	3.0	2590	$7,500	$2.90	43d	1	0.33mi
10045 Miracanto Way Moreno Valley, CA	4.0	2.0	2143	$3,500	$1.63	12d	1	0.36mi
23400 Evening Snow Moreno Valley, CA	4.0	2.5	2128	$3,500	$1.64	2d	1	0.64mi
11139 Saddle Ridge Rd Moreno Valley, CA	4.0	2.0	2068	$3,700	$1.79	4d	1	0.82mi
23606 Parkland Ave Moreno Valley, CA	3.0	2.5	1474	$2,995	$2.03	4d	1	1.08mi
23214 Sonnet Dr Moreno Valley, CA	3.0	2.0	1375	$2,800	$2.04	4d	1	1.15mi
23890 Hazelwood Dr Moreno Valley, CA	3.0	2.0	1534	$3,100	$2.02	4d	1	1.19mi
23913 Parkland Ave Moreno Valley, CA	4.0	3.0	1600	$2,750	$1.72	4d	1	1.43mi

Listing history 15 events

1. 2026-06-18
   days on market $524,900 Active 14 DOM
2. 2026-06-17
   days on market $524,900 Active 13 DOM
3. 2026-06-16
   days on market $524,900 Active 12 DOM
4. 2026-06-15
   days on market $524,900 Active 11 DOM
5. 2026-06-13
   days on market $524,900 Active 9 DOM
6. 2026-06-13
   days on market $524,900 Active 8 DOM
7. 2026-06-09
   days on market $524,900 Active 5 DOM
8. 2026-06-08
   days on market $524,900 Active 4 DOM
9. 2026-06-07
   remarks 428-char remark
10. 2026-06-07
    statusdays on market $524,900 Active 3 DOM
11. 2026-06-04
    days on market $524,900 Coming Soon 5 DOM
12. 2026-06-03
    days on market $524,900 Coming Soon 4 DOM
13. 2026-06-02
    days on market $524,900 Coming Soon 3 DOM
14. 2026-06-01
    days on market $524,900 Coming Soon 2 DOM
15. 2026-05-31
    listed $524,900 Coming Soon 1 DOM

ⓘ 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: $3,448 · $287/mo
• Projected year-2 tax: $3,989 · $332/mo
• Expected delta: +$542/yr (+$45/mo · 15.7%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 22 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,015
• − Mortgage interest: −$29,403
• − Property taxes: −$3,448
• − Insurance: −$2,624
• − Repairs & maintenance: −$4,081
• − Management: −$4,081
• − Depreciation: −$15,270
• Taxable loss: −$7,892
• Est. tax savings @ 24.0%: +$1,894
• After-tax cash flow: $3,092/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: Moreno Valley Unified
• NCES district ID: 0625800
• Math proficiency: 23% ▲ 1.00%
• Reading proficiency: 34% ▲ 3.00%
• Median HH income: $55,495
• Composite: 28.36/100
• National rank: #12131
• State rank: #1050 of 1400 in CA

Livability — Moreno Valley

• Score: 55/100
• State rank: #838
• US rank: #23203

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moreno Valley, CA
• County: Riverside County · 2,287,001 people
• City population: 212,104
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 54,061
• Household income: $94,804
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 1627.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 54% White 19% Black 17% Two or more races 15% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Slovak 1% Italian 1% Iranian 1%
• Foreign-born: 22% · Canada, China
• Languages at home: 57% English-only · Spanish 38% Other Indo-European 1% Other Asian/Pacific 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: ▼ -77.93%
• Current HPI: 388.882
• Rent YoY: ▲ 2.00%
• 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

+314.9% since first listed

2 events — show timeline

• 2026-05-30 Coming Soon $524,900 CRMLS
• 1988-11-01 Sold (Public Records) $126,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $3,448 · +3.2% YoY. Source: county tax records.