13391 Mesquite Road, Whitewater, California 92282, Whitewater, 92282 - bed, bath
13391 Mesquite Road
Whitewater, California 92282
Property Price
SUMMARY
Analysis of 13391 Mesquite Road, Whitewater, California 92282 is currently available with a list price of $550,000. The property maintains a Fair Condition Rating (50/100), suggesting the property is in acceptable condition with potential for value enhancement through selective updates and improvements. Located in a high-demand neighborhood within the Whitewater Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Condition Analysis
OVERALL CONDITION SCORE
Property is moderate renovation needed.
The property, built in 1958, has undergone some cosmetic updates including newer kitchen cabinetry, stone-look countertops, and a renovated bathroom with tile surrounds. However, it does not reach a 'good' rating due to visible deferred maintenance, such as the unfinished or severely worn flooring in the bedroom areas and the generally unmaintained exterior grounds. While functional, the mix of updated features and aged infrastructure requires minor repairs and finishing to be considered move-in ready.
PROSSTRENGTHS & OPPORTUNITIES
- Multi-Unit Income Potential
As a duplex with existing RV hookups and carports that can be converted into an ADU, this property offers multiple streams of rental income and significant value-add potential.
- Modernized Interiors
The property features recent upgrades to the kitchens and living areas, providing a contemporary and comfortable aesthetic that reduces immediate capital expenditure for a buyer.
- Expansive Lot and Land Use
Sitting on nearly 10,000 square feet of land, the property provides ample space for outdoor living, private backyards for each unit, and room for further development.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Lot size discrepancy between mls listing and other public or private record. mls listing lot size in square feet =9583, other record lot size in square feet = 9147. Living area discrepancy between mls listing and other public or private record. mls listing living area = 1600, other record living area = 1632.
- Vintage Infrastructure
Built in 1958, the property may have aging underlying systems such as plumbing or electrical that could require maintenance despite the cosmetic interior upgrades.
- Market Price Volatility
The listing history shows significant price fluctuations and multiple adjustments, which may suggest difficulty in establishing a stable market valuation for the specific location.
About 13391 Mesquite Road
Charming upgraded duplex with backyards and great views of the mountains. Peaceful surroundings create a great atmosphere. Each apartment is roomy and feels like home. Plenty of land around the property and the upgrades make kitchen and living area very comfortable. RV Hookups available with plenty of land around the property. Great rental opportunities. Carports are in the middle of the units and can easily be turned into an ADU. So much rental potential at this location.
Property Details
Public Facts
- Property Type
- Duplex
- Year Built
- 1958
- Lot Size
- 9,583 Sq. Ft.
Interior
- Total Bedrooms
- -
- Total Bathrooms
- -
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | - | - | 0% |
| Baths | - | - | 0% |
| Square foot | - | - | 0% |
| Lot Size | - | - | 0% |
| Price | - | - | 0% |
| Price per sq ft | - | - | 0% |
| Built year | 1958 | - | 0% |
| HOA | $0 | $0 | 0% |
| Days on market | - | - | 0% |
Pricing History
Listed for Sale
Feb 12, 2026
$550,000
$575,000
-4% Price Drop
Initial Listing
Price Change
Jan 29, 2026
$575,000
$595,000
-3% Price Drop
Initial Listing
Price Change
Nov 18, 2025
$595,000
Initial Listing
Price Change
Nov 17, 2025
$495,000
Initial Listing
Sold
Jun 13, 2022
$250,000
Public Record
Sold
May 17, 2017
$180,000
Public Record
Sold
Mar 12, 2008
$128,000
Public Record
Sold
Feb 6, 2007
$95,000
Public Record