4400 W Florida Ave #252 · Hemet, CA 92545

$85,555

3 bd · 2.0 ba · 1,194 sqft · Manufactured · 173 Days on market

Built 2024 Good condition $72/sqft · 56% above area ↓ 19% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2024 Manufactured Home in Royal Holiday – 55+ Community. Welcome to this nearly new 3-bedroom, 2-bathroom home, ideally located in the highly desirable Royal Holiday 55+ Community in West Hemet. Built in 2024, this charming property has had only one owner and offers a well-designed open floorplan filled with natural light. Brand-new blinds and crisp white kitchen appliances give the space a clean, modern, and inviting feel. Enjoy three spacious bedrooms, perfect for guests, a home office, or hobbies. Situated on a premium corner lot, this home offers added outdoor space and is just a short walk from the clubhouse and community amenities. Other highlights include a covered carport, generous storage options, and a low space rent of just $775/month, making this home a fantastic value. Its convenient West Hemet location places you just minutes from the WinCo shopping center, restaurants, medical offices, and more. Don’t miss this opportunity to enjoy affordable, low-maintenance living in a senior community. Schedule your private showing today and discover what makes Royal Holiday such a special place to call home!

Key facts

• Premium corner lot
• Covered carport
• Community amenities

Tags

• OPEN FLOORPLAN
• PREMIUM CORNER LOT
• COVERED CARPORT
• GENEROUS STORAGE OPTIONS
• COMMUNITY AMENITIES
• WEST HEMET LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $86k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.6% vs local median 4.8% in Hemet — 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 51/100 on livability (#1,056 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime D+, schools F, amenities F.
• Hemet Unified (suburban): math 19% / reading 41% proficiency, ranked #360 of 517 in CA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.7%/yr); 291 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 38% of the median local income ($64k/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 $591 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 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: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,288 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 2.35% ✓
• Cap rate: 20.64%
• Cash-on-cash: 51.24%
• DSCR: 3.28
• GRM: 3.5

CMA / ARV

• ARV (median comp): $55,000
• List price: $85,555
• Delta: 55.55%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4400 W FLORIDA Ave #254	0.00mi	2/2.0 (-1)	1,152 (-4%)	9mo	$88,000	$76	82
4400 W Florida #215	0.00mi	2/2.0 (-1)	1,076 (-10%)	2mo	$70,000	$65	77
5001 W Florida Ave #175	0.54mi	3/2.0	1,248 (+4%)	6mo	$90,000	$72	62
5001 W Florida #695	0.48mi	2/2.0 (-1)	1,248 (+4%)	5mo	$45,000	$36	61
5001 W Florida Ave #230	0.54mi	2/2.0 (-1)	1,152 (-4%)	6mo	$45,000	$39	59
5001 W Florida Ave #122	0.48mi	2/2.0 (-1)	1,296 (+8%)	0mo	$52,500	$41	58
5001 W Florida #476	0.54mi	2/2.0 (-1)	1,120 (-6%)	2mo	$45,000	$40	58
5001 W Florida Ave #665	0.54mi	2/2.0 (-1)	1,248 (+4%)	6mo	$40,000	$32	57
5001 W Florida Ave #545	0.54mi	2/2.0 (-1)	1,248 (+4%)	9mo	$45,000	$36	55
5001 W Florida #618	0.54mi	2/2.0 (-1)	1,344 (+13%)	4mo	$70,000	$52	46
5001 W Florida Ave W #728	0.54mi	2/2.0 (-1)	1,344 (+13%)	4mo	$56,000	$42	46
5001 W Florida Ave #250	0.54mi	2/2.0 (-1)	1,368 (+15%)	7mo	$33,000	$24	40

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 · 3.74% rent growth · sell at horizon

5-year hold

• IRR: 49.9%
• Equity multiple: 3.20×
• Total profit: $52,810
• Equity at exit: $12,757

10-year hold

• IRR: 55.7%
• Equity multiple: 6.69×
• Total profit: $136,228
• Equity at exit: $7,397

Cash invested: $23,955 (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 92545

• Home prices YoY: -24.6%
• Rents YoY: 3.7%
• Active inventory: 291
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,013 high
• Mortgage (P&I): −$449
• Tax from tax record: −$83 /mo · $999/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $1,023

Break-even live

Break-even rent $718

Max offer price $85,555

Occupancy floor 44%

Sensitivity live

Price	-10% $1,071	-5% $1,047	+0% $1,023	+5% $999	+10% $974
Rent	-10% $864	-5% $943	+0% $1,023	+5% $1,102	+10% $1,182
Rate	-1.0pp $1,066	-0.5pp $1,045	base $1,023	+0.5pp $1,001	+1.0pp $978

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: $21,389
• Closing costs: $2,567
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4400 W Florida Ave Spc 26 Hemet, CA	3.0	2.0	1193	$1,699	$1.42	16d	1	0.03mi
4400 W Florida Ave Unit 86 Hemet, CA	3.0	2.0	1310	$1,800	$1.37	44d	1	0.04mi
3800 W Devonshire Ave Hemet, CA	3.0	1.0–2.0	816	$2,335	$2.86	0d	7	0.57mi
3471 Dublin Ct Hemet, CA	3.0	2.0	1276	$2,895	$2.27	5d	1	0.89mi
3030 W Acacia Ave Hemet, CA	1.0–2.0	1.0–2.0	807	$1,780	$2.20	0d	8	0.92mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,945	$2.75	0d	10	1.16mi
743 Via Linda Dr Hemet, CA	2.0	2.0	1206	$1,995	$1.65	6d	1	1.26mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	25d	1	1.28mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	8d	1	1.30mi
683 Jonquil St Hemet, CA	3.0	2.0	1150	$2,448	$2.13	25d	1	1.38mi
811 Alondra Dr Hemet, CA	2.0	2.0	1166	$1,875	$1.61	6d	1	1.43mi
2269 San Bernardo Ave Hemet, CA	2.0	1.0	827	$1,650	$2.00	44d	1	1.46mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,475	$2.77	0d	1	1.49mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	25d	1	1.49mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	13d	1	1.49mi
2422 San Padre Ct Hemet, CA	2.0	1.0	827	$1,800	$2.18	25d	1	1.50mi

Listing history 7 events

1. 2026-05-31
   days on market $85,555 Active 173 DOM
2. 2026-01-28
   price $85,555 1149-char remark

   Show marketing remark (1149 chars)

   Beautiful 2024 Manufactured Home in Royal Holiday – 55+ Community. Welcome to this nearly new 3-bedroom, 2-bathroom home, ideally located in the highly desirable Royal Holiday 55+ Community in West Hemet. Built in 2024, this charming property has had only one owner and offers a well-designed open floorplan filled with natural light. Brand-new blinds and crisp white kitchen appliances give the space a clean, modern, and inviting feel. Enjoy three spacious bedrooms, perfect for guests, a home office, or hobbies. Situated on a premium corner lot, this home offers added outdoor space and is just a short walk from the clubhouse and community amenities. Other highlights include a covered carport, generous storage options, and a low space rent of just $775/month, making this home a fantastic value. Its convenient West Hemet location places you just minutes from the WinCo shopping center, restaurants, medical offices, and more. Don’t miss this opportunity to enjoy affordable, low-maintenance living in a senior community. Schedule your private showing today and discover what makes Royal Holiday such a special place to call home!

3. 2025-12-09
   listed $89,900 Active 1149-char remark

   Show marketing remark (1149 chars)

   Beautiful 2024 Manufactured Home in Royal Holiday – 55+ Community. Welcome to this nearly new 3-bedroom, 2-bathroom home, ideally located in the highly desirable Royal Holiday 55+ Community in West Hemet. Built in 2024, this charming property has had only one owner and offers a well-designed open floorplan filled with natural light. Brand-new blinds and crisp white kitchen appliances give the space a clean, modern, and inviting feel. Enjoy three spacious bedrooms, perfect for guests, a home office, or hobbies. Situated on a premium corner lot, this home offers added outdoor space and is just a short walk from the clubhouse and community amenities. Other highlights include a covered carport, generous storage options, and a low space rent of just $775/month, making this home a fantastic value. Its convenient West Hemet location places you just minutes from the WinCo shopping center, restaurants, medical offices, and more. Don’t miss this opportunity to enjoy affordable, low-maintenance living in a senior community. Schedule your private showing today and discover what makes Royal Holiday such a special place to call home!

4. 2025-11-30
   historical
5. 2025-09-18
   listed $95,500 Active
6. 2025-07-31
   historical
7. 2025-06-23
   listed $105,000 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: $999 · $83/mo
• Projected year-2 tax: $999 · $83/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,158
• − Mortgage interest: −$4,792
• − Property taxes: −$999
• − Insurance: −$428
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − Depreciation: −$2,489
• Taxable income: $11,585
• Est. tax owed @ 24.0%: −$2,780
• After-tax cash flow: $9,494/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This nearly new 2024 manufactured home in the Royal Holiday 55+ Community is in excellent condition with minimal repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood or tile flooring — Hardwood or tile flooring is more durable and adds value
• Both Install new kitchen appliances — Modern appliances improve functionality and appeal
• Both Add outdoor furniture and landscaping — Enhances curb appeal and outdoor living space

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood or tile flooring — Hardwood or tile flooring is more durable and adds value ↑
• Both Install new kitchen appliances — Modern appliances improve functionality and appeal ↑
• Both Add outdoor furniture and landscaping — Enhances curb appeal and outdoor living space ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hemet Unified
• NCES district ID: 0616920
• Math proficiency: 19% ▼ -3.00%
• Reading proficiency: 41% ▲ 4.00%
• Median HH income: $39,962
• Composite: 25.16/100
• National rank: #7517
• State rank: #360 of 517 in CA

Livability — Hemet

• Score: 51/100
• State rank: #1056
• US rank: #25208

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hemet, CA
• County: Riverside County · 2,287,001 people
• City population: 137,670
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 45,982
• Household income: $63,770
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 1813.0

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 46% White 35% Two or more races 17% Black 8% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Slovak 2% Lithuanian 2% Portuguese 1%
• Foreign-born: 19% · Canada, Vietnam, Jamaica
• Languages at home: 69% English-only · Spanish 27% 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: ▼ -116.25%
• Current HPI: 356.9414
• Rent YoY: ▲ 3.74%
• 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

-18.5% since first listed

6 events — show timeline

• 2026-01-28 Price Changed $85,555 CRMLS
• 2025-12-09 Listed $89,900 CRMLS
• 2025-11-30 Listing Removed — CRMLS
• 2025-09-18 Listed $95,500 CRMLS
• 2025-07-31 Listing Removed — CRMLS
• 2025-06-23 Listed $105,000 CRMLS

Property tax history

+2.0%/yr

Latest (2025): $999 · +4.0% YoY. Source: county tax records.