Skip to content
Skip to content
TopHapOpen in map
Single Family ResidenceResidential
$506,662$530 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 83How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Sep 24, 2026

21860 RIVER RD

PERRIS, CA 92570
2
Beds
1
Baths
956 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
2.5 ac
Lot SizeThe size of the land the home sits on, from county records.
1936
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$507K
$420K low$594K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$405 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$36,418 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$16,453
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$19,965
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$35,705
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$335,250

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.53
10
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
93
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
63
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
13
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
87
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.8 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.6%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.minimal

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountyRIVERSIDE
ConstructionThe main material the home's frame and walls are built from.Wood (Unspecified)
RoofThe main material covering the roof, such as asphalt shingle or tile.Rock / Gravel
HeatingThe type of heating system in the home.Central
CoolingThe type of cooling or air conditioning in the home.Central
GarageWhether the property has a garage, and details like whether it is attached to the home.Garage, Detached
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(3)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Earl Warren Elementary SchoolC+
Elementary · Grades KG–5 · 3.0 mi
H
Temescal Valley High SchoolB-
High · Grades 9–12 · 4.3 mi
M
Elsinore Middle SchoolD+
Middle · Grades 6–8 · 5.1 mi

District: Lake Elsinore Unified School District

Neighborhood · ZIP 92570These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.73
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.108
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.306

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.96%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.6.9%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.11%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.7%
PopulationHow many people live in this area.62,132
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.627 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$73,717
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$92,427
Average tempThe average temperature here across a full year.63°F
Annual precipHow much rain and melted snow falls here in a typical year.13 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.68%

Owner Tools

Do you own this home?
Claim this home

Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

21860 River Rd measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth less than 71% of homes in Perris 92570
  • Costs more per square foot than 97% of homes in Perris 92570
  • Smaller than 94% of homes in Riverside County
  • Has a bigger lot than 93% of homes in Riverside County
  • Among the oldest homes in Meadowbrook

What homes are worth in Perris 92570

Each bar is how many homes fall in that price range. The marker is this home.

This home
$333K$1.2M

This home is worth more than 29% of homes in Perris 92570.

How it measures up in Perris 92570

The dot is this home. The mark in the middle is the typical home in Perris 92570.

Estimated value$506,662
CheaperTypical $591,079Pricier

Pricier than 29% of homes nearby

Price per ft²$530
CheaperTypical $331Pricier

Pricier than 97% of homes nearby

Living area956 ft²
SmallerTypical 1,560 ft²Bigger

Bigger than 12% of homes nearby

Lot size2.5 ac
SmallerTypical 0.45 acBigger

Bigger than 89% of homes nearby

Year built1936
OlderTypical 1985Newer

Newer than 2% of homes nearby

How 21860 River Rd ranks against every home in each area.
MeasureThis homeMeadowbrookPerris 92570Riverside County
Estimated valuepricier than$506,66243% of homes29% of homes32% of homes
Price per ft²pricier than$53091% of homes97% of homes96% of homes
Living areabigger than956 ft²20% of homes12% of homes6% of homes
Lot sizebigger than2.5 ac77% of homes89% of homes93% of homes
Year builtnewer than1936almost no homes2% of homes2% of homes

About 21860 River Rd

How much is 21860 River Rd, Perris, CA worth?

The TopHap Estimate for 21860 River Rd, Perris, CA is $506,662 as of Sep 24, 2026. The likely range is $419,775 to $593,548. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 21860 River Rd, Perris, CA last sell?

21860 River Rd, Perris, CA last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 21860 River Rd, Perris, CA?

21860 River Rd, Perris, CA has 2 bedrooms, 1 bathrooms and 956 square feet of living space.

When was 21860 River Rd, Perris, CA built?

21860 River Rd, Perris, CA was built in 1936, making it 90 years old. The building has 1 story.

What schools serve 21860 River Rd, Perris, CA?

21860 River Rd, Perris, CA is assigned to Earl Warren Elementary School (elementary), rated C+; Temescal Valley High School (high), rated B-; Elsinore Middle School (middle), rated D+. All sit in Lake Elsinore Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 21860 River Rd, Perris, CA compare to other homes in Perris 92570?

Among the 14,140 homes in Perris 92570, it is worth more than 29% of them ($506,662 against a typical $591,079), its price per square foot is higher than 97% of them ($530 against a typical $331), it is bigger than 12% of them (956 ft² against a typical 1,560 ft²), its lot is bigger than 89% of them (2.5 ac against a typical 0.45 ac) and it is newer than 2% of them (1936 against a typical 1985). Measured against all of Riverside County, it is worth more than 32% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 21860 River Rd, Perris, CA?

The 2025 property tax bill for 21860 River Rd, Perris, CA was $405. The county assessed it at $36,418.

More homes on River Rd

Closest homes

More homes in Perris 92570

Assigned schools

Explore the area

See this home in context

Open 21860 River Rd on TopHap’s interactive map to compare it against every sale nearby, overlay school zones and flood risk, and run a CMA.

Open in map
A flyover of TopHap's photorealistic 3D map, with recorded sale prices pinned to homes
Search any address, city, zip, or county…3D$1.9M$6.25MOpen in map