43601 E Florida Ave #64 · Valle Vista, CA 92544

$29,999

2 bd · 1.0 ba · 800 sqft · Manufactured · 9 Days on market

Built 1970 $37/sqft · 14% below area Est $35k · 14% under

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +13.9/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming and budget-friendly 2-bedroom, 1-bathroom mobile home, ideally situated on a desirable corner lot in a peaceful 55+ community in Hemet. Offering approximately 800 square feet of well-designed living space, this home features a bright and open floor plan with updated laminate flooring throughout, adding a fresh and modern touch. Step inside to a light-filled living room that feels warm and welcoming—perfect for both quiet evenings and casual entertaining. The kitchen is functional and cozy, and the in-home washer and dryer hookups offer everyday convenience. One of the standout features of this property is the spacious covered front porch—ideal for enjoyi

Key facts

• Covered front porch
• Clubhouse
• Covered carport

Tags

• CORNER LOT
• COVERED FRONT PORCH
• COVERED CARPORT
• SPARKLING SWIMMING POOL
• CLUBHOUSE

Property features AI

Finance

• Other: Directions reference: Florida Ave / Ramona Expressway; Location coordinates available
• Financial info: Monthly land lease: $540 (park reported); Rent includes: none
• HOA & community: Senior community; Suburban setting; Park name: Rancho De Anza; Manager approval required for residency; Pets: contact manager

Exterior

• Parking: Attached carport with 2 spaces
• Utilities: Public sewer; District/Public water
• Home design: Single-story mobile home (20' x 40'); Mobile home remains on site; Living area reported as estimated; Facing/front entry
• Construction: Year built (from assessor)
• Exterior features: Front porch; Community pool; Corner lot

Interior

• Bathrooms: 1 full bathroom with shower-in-tub
• Heating & cooling: Central furnace heating; Wall/window cooling
• Interior features: Front entry; Entry at ground level
• Laundry & utility: Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Cap rate 49.9% vs local median 4.3% in Valle Vista — 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 57/100 on livability (#739 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: employment D+, schools F, crime 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 fast (+4.9%/yr); 327 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 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 + 4.9% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 7y 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.

Risks & watch-outs

• Climate carrying-cost: severe 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 $29,999

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
5. 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.
6. 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.
7. 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: 5.48% ✓
• Cap rate: 49.93%
• Cash-on-cash: 155.86%
• DSCR: 7.94
• GRM: 1.5

CMA / ARV

• ARV (median comp): $35,008
• List price: $29,999
• Delta: -14.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43601 HWY. 74 #12	0.07mi	2/2.0	840 (+5%)	14mo	$98,000	$117	73
43601 State Highway 74 #66	0.07mi	2/2.0	728 (-9%)	10mo	$23,500	$32	69
42751 E Florida Ave #103	0.68mi	2/2.0	800 (0%)	6mo	$33,900	$42	59
42751 E Florida #32	0.68mi	2/2.0	800 (0%)	12mo	$37,000	$46	55
45055 E Florida Ave #117	0.41mi	1/1.0 (-1)	700 (-12%)	2mo	$27,700	$40	53
42751 Florida Ave #18	0.57mi	2/1.0	824 (+3%)	23mo	$61,900	$75	50
42751 Florida Ave #148	0.57mi	2/1.5	880 (+10%)	9mo	$67,000	$76	47
25863 4th St	0.62mi	3/2.0 (+1)	840 (+5%)	10mo	$304,750	$363	45

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 · 4.9% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.08×
• Total profit: $67,852
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 20.32×
• Total profit: $162,317
• Equity at exit: $2,594

Cash invested: $8,400 (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 92544

• Rents YoY: 4.9%
• Active inventory: 327
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,643 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $1,091

Break-even live

Break-even rent $262

Max offer price $29,999

Occupancy floor 29%

Sensitivity live

Price	-10% $1,112	-5% $1,101	+0% $1,091	+5% $1,081	+10% $1,070
Rent	-10% $961	-5% $1,026	+0% $1,091	+5% $1,156	+10% $1,221
Rate	-1.0pp $1,106	-0.5pp $1,099	base $1,091	+0.5pp $1,083	+1.0pp $1,075

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43601 E Florida Ave Unit 43 Hemet, CA	2.0	2.0	960	$1,500	$1.56	44d	1	0.03mi
43601 E Florida Ave #98 Hemet, CA	2.0	2.0	840	$1,400	$1.67	25d	1	0.03mi
43601 E Florida Ave Hemet, CA	2.0	2.0	960	$1,550	$1.61	44d	1	0.03mi
43601 E Florida Ave #98 Hemet, CA	2.0	2.0	800	$1,400	$1.75	44d	1	0.03mi
43601 E Florida Ave Unit 43 Hemet, CA	2.0	2.0	960	$1,450	$1.51	24d	1	0.03mi
43601 California 74 Unit 17 Hemet, CA	2.0	2.0	840	$1,400	$1.67	24d	1	0.07mi
26097 Doverwood Pl Hemet, CA	2.0	1.0	1019	$1,849	$1.81	44d	1	0.15mi
26123 Anawood Pl Hemet, CA	2.0	1.0	991	$1,680	$1.70	44d	1	0.20mi
43611 Florida Ave Unit 10 Hemet, CA	2.0	2.0	850	$1,550	$1.82	44d	1	0.21mi
43816 C St Hemet, CA	2.0	2.0	1040	$2,250	$2.16	25d	1	0.46mi
25564 Sharp Dr Unit F Hemet, CA	1.0	1.0	832	$1,475	$1.77	44d	1	0.47mi
5475 Tangerine Ave Hemet, CA	1.0	1.5	600	$1,500	$2.50	6d	1	0.62mi
44099 D St Hemet, CA	3.0	2.0	1040	$2,195	$2.11	19d	1	0.69mi
44075 B St Hemet, CA	3.0	1.0	680	$1,595	$2.35	21d	1	0.72mi
44085 Palm Ave Hemet, CA	2.0	2.0	800	$1,850	$2.31	5d	1	0.74mi

Listing history 18 events

1. 2026-06-21
   days on market $29,999 Active 9 DOM
2. 2026-06-18
   days on market $29,999 Active 6 DOM
3. 2026-06-17
   days on market $29,999 Active 5 DOM
4. 2026-06-16
   days on market $29,999 Active 4 DOM
5. 2026-06-15
   days on market $29,999 Active 3 DOM
6. 2026-06-13
   days on marketlisting id $29,999 Active 1 DOM
7. 2026-05-31
   days on market $29,999 Active 104 DOM
8. 2026-04-30
   price $29,999 1371-char remark
9. 2026-04-10
   price $35,000 1371-char remark
10. 2026-02-16
    listed $38,500 Active 1371-char remark
11. 2025-06-17
    historical
12. 2025-06-04
    price $53,500
13. 2025-01-30
    listed $55,000 Active
14. 2025-01-29
    historical
15. 2025-01-16
    historical
16. 2024-10-24
    listed $59,900 Active
17. 2019-05-20
    historical
18. 2019-03-01
    listed $16,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,721
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − Depreciation: −$873
• Taxable income: $13,413
• Est. tax owed @ 24.0%: −$3,219
• After-tax cash flow: $9,873/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 — Valle Vista

• Score: 57/100
• State rank: #739
• US rank: #21678

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Valle Vista, CA
• County: Riverside County · 2,287,001 people
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 51,751
• Household income: $73,596
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1518.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 49% White 40% Two or more races 18% Black 5% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 43% Puerto Rican 1%
• Common ancestry: Slovak 2% Italian 2% Portuguese 2%
• Foreign-born: 15% · Canada, China
• Languages at home: 70% English-only · Spanish 27% Other Asian/Pacific 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: ▼ -219.06%
• Current HPI: 391.972
• Rent YoY: ▲ 4.90%
• 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

+87.5% since first listed

13 events — show timeline

• 2026-06-12 Listed $29,999 CRMLS
• 2026-05-31 Listing Removed — CRMLS
• 2026-04-30 Price Changed $29,999 CRMLS
• 2026-04-10 Price Changed $35,000 CRMLS
• 2026-02-16 Listed $38,500 CRMLS
• 2025-06-17 Listing Removed — CRMLS
• 2025-06-04 Price Changed $53,500 CRMLS
• 2025-01-30 Listed $55,000 CRMLS
• 2025-01-29 Coming Soon — CRMLS
• 2025-01-16 Listing Removed — CRMLS
• 2024-10-24 Listed $59,900 CRMLS
• 2019-05-20 Listing Removed — CRMLS
• 2019-03-01 Listed $16,000 CRMLS