5001 W Florida Ave #711 · Hemet, CA 92545

$75,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 402 Days on market

Built 1990 $45/sqft · at area comps Est $72k · at est.

---

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 +5.5/15.0
• Rent growth +3.4/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the Hemet West Active Senior Community.

Key facts

• Built 1990
• Listed 401 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.8% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $2,458/mo this rent would consume 46% of the median local household income ($64k/yr) (locally 1813% 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 402 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago 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.
• Current owner paid $25k; list at $75k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 3→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 402 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: 3.28% ✓
• Cap rate: 29.80%
• Cash-on-cash: 83.95%
• DSCR: 4.74
• GRM: 2.5

CMA / ARV

• ARV (median comp): $71,877
• List price: $75,000
• Delta: 4.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5001 W Florida Ave #400	0.00mi	2/2.0 (-1)	1,660 (-1%)	8mo	$85,000	$51	86
5001 W Florida Ave #139	0.00mi	2/2.0 (-1)	1,560 (-7%)	5mo	$105,000	$67	79
5001 W Florida #161	0.00mi	2/2.0 (-1)	1,850 (+10%)	5mo	$107,777	$58	74
5001 W Florida #524	0.00mi	2/2.0 (-1)	1,488 (-11%)	3mo	$62,000	$42	73
5001 W Florida #171	0.00mi	2/2.0 (-1)	1,440 (-14%)	1mo	$67,000	$47	70
5001 FLORIDA #311	0.00mi	2/2.0 (-1)	1,440 (-14%)	1mo	$73,990	$51	70
5001 W Florida Ave #305	0.00mi	2/2.0 (-1)	1,440 (-14%)	2mo	$91,000	$63	69
5001 W Florida #661	0.00mi	2/2.0 (-1)	1,440 (-14%)	3mo	$97,000	$67	69
5001 W Florida Ave #135	0.10mi	2/2.0 (-1)	1,504 (-10%)	6mo	$55,000	$37	68
5001 W Florida Ave #482	0.00mi	2/2.0 (-1)	1,440 (-14%)	4mo	$55,000	$38	68
5001 W Florida Ave #163	0.00mi	2/2.0 (-1)	1,440 (-14%)	6mo	$50,000	$35	66
5001 W Florida Ave #33	0.00mi	2/2.0 (-1)	1,440 (-14%)	8mo	$72,000	$50	65

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: 85.1%
• Equity multiple: 4.97×
• Total profit: $83,270
• Equity at exit: $11,183

10-year hold

• IRR: 88.5%
• Equity multiple: 10.56×
• Total profit: $200,712
• Equity at exit: $6,485

Cash invested: $21,000 (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: 2.5×

Monthly cashflow live

• Estimated rent: $2,458 high
• Mortgage (P&I): −$393
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $1,469

Break-even live

Break-even rent $598

Max offer price $75,000

Occupancy floor 35%

Sensitivity live

Price	-10% $1,512	-5% $1,490	+0% $1,469	+5% $1,448	+10% $1,427
Rent	-10% $1,275	-5% $1,372	+0% $1,469	+5% $1,566	+10% $1,663
Rate	-1.0pp $1,507	-0.5pp $1,488	base $1,469	+0.5pp $1,450	+1.0pp $1,430

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.51mi
4400 W Florida Ave Unit 86 Hemet, CA	3.0	2.0	1310	$1,800	$1.37	45d	1	0.54mi
3800 W Devonshire Ave Hemet, CA	3.0	1.0–2.0	816	$2,335	$2.86	0d	7	1.07mi
3080 Hampton Ave Hemet, CA	4.0	2.0	1552	$2,695	$1.74	9d	1	1.22mi
828 Greenwich Ct Hemet, CA	3.0	3.0	1977	$2,700	$1.37	19d	1	1.27mi
2971 Pembroke Ave Hemet, CA	3.0	2.0	1572	$3,000	$1.91	19d	1	1.29mi
1510 Sunnybank Dr Hemet, CA	4.0	2.0	1759	$2,750	$1.56	0d	1	1.30mi
3471 Dublin Ct Hemet, CA	3.0	2.0	1276	$2,895	$2.27	5d	1	1.39mi
1610 Stoneside Dr Hemet, CA	4.0	2.0	1760	$3,100	$1.76	45d	1	1.41mi

Listing history 21 events

1. 2026-06-21
   days on market $75,000 Active 402 DOM
2. 2026-06-18
   days on market $75,000 Active 399 DOM
3. 2026-06-17
   days on market $75,000 Active 398 DOM
4. 2026-06-16
   days on market $75,000 Active 397 DOM
5. 2026-06-15
   days on market $75,000 Active 396 DOM
6. 2026-06-13
   days on market $75,000 Active 394 DOM
7. 2026-06-09
   days on market $75,000 Active 390 DOM
8. 2026-06-08
   days on market $75,000 Active 389 DOM
9. 2026-06-07
   days on market $75,000 Active 388 DOM
10. 2026-06-04
    days on market $75,000 Active 385 DOM
11. 2026-06-03
    days on market $75,000 Active 384 DOM
12. 2026-06-02
    days on market $75,000 Active 383 DOM
13. 2026-06-01
    days on market $75,000 Active 382 DOM
14. 2026-05-31
    days on market $75,000 Active 381 DOM
15. 2025-05-15
    listed $75,000 Active 50-char remark

    Show marketing remark (50 chars)

    Located in the Hemet West Active Senior Community.

16. 2025-04-26
    historical $75,000 50-char remark

    Show marketing remark (50 chars)

    Located in the Hemet West Active Senior Community.

17. 2024-12-31
    historical
18. 2024-11-06
    listed $114,999 Active
19. 2011-05-12
    soldstatus $25,000 Closed
20. 2011-04-22
    status Pending
21. 2011-02-12
    listed $29,900 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: $574 · $48/mo
• Projected year-2 tax: $574 · $48/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 3 d/yr ≥105°F today · 9 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: $29,492
• − Mortgage interest: −$4,201
• − Property taxes: −$574
• − Insurance: −$375
• − Repairs & maintenance: −$2,359
• − Management: −$2,359
• − Depreciation: −$2,182
• Taxable income: $17,441
• Est. tax owed @ 24.0%: −$4,186
• After-tax cash flow: $13,444/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: 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

+150.8% since first listed

7 events — show timeline

• 2025-05-15 Listed $75,000 CRMLS
• 2025-04-26 Coming Soon $75,000 CRMLS
• 2024-12-31 Listing Removed — CRMLS
• 2024-11-06 Listed $114,999 CRMLS
• 2011-05-12 Sold (MLS) $25,000 CRMLS
• 2011-04-22 Pending — CRMLS
• 2011-02-12 Listed $29,900 CRMLS

Property tax history

+3.9%/yr

Latest (2025): $574 · +63.5% YoY. Source: county tax records.