25346 Wanda · Valle Vista, CA 92544

$255,000

2 bd · 2.0 ba · 1,551 sqft · Manufactured public records · 40 Days on market

Built 1974 7,405 sqft lot $164/sqft · 15% below area Est $298k · 15% under ↓ 16% since listing

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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 +18.3/30.0
• ARV discount +14.0/15.0
• DSCR +5.8/10.0
• Rent growth +3.7/5.0
• 1% rule +3.6/10.0
• Livability +2.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 2-bedroom, 2-bath manufactured home on owned land offering approximately 1,550 sq ft of living space on a 7,405 sq ft lot. Great opportunity to update and customize while enjoying a flexible floor plan, detached workshop, covered parking, low taxes, and no HOA. Conveniently located near shopping, dining, Soboba Casino, and Diamond Valley Lake. Property offers plenty of potential and is being sold AS-IS.

Key facts

• Covered parking
• Manufactured home
• Detached workshop

Tags

• MANUFACTURED HOME
• OWNED LAND
• DETACHED WORKSHOP
• COVERED PARKING
• LOW TAXES
• NO HOA

Property features AI

Finance

• HOA & community: Located in Foothills community

Exterior

• Parking: Two uncovered parking spaces (2 total parking spaces)
• Utilities: Public sewer; District/public water; Electricity available; Natural gas available; Cable available; Telephone available in street
• Home design: Manufactured house; One story; Entry at front; Zoned R-T
• Construction: No ADU on property; Year built information from public records
• Exterior features: Chain-link fence; No pool; Property has a view; Lot described as 0-1 unit/acre

Interior

• Bedrooms: Two main-level bedrooms
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Central heating with furnace; Central air conditioning
• Interior features: Single-level home with all bedrooms on the main floor; Front entry
• Laundry & utility: Laundry hookups for gas and electric dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $255k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (13.6% below list).
• Recommended offer: $220k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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+, crime 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.
• Zoned schools: Valle Vista Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 728 students, 86% FRL); Dartmouth Middle (1,037 students, 84% FRL); Hemet High (math 21% / reading 46%, grade F, #656 of 1,170 statewide, top 57%, 2,438 students, 82% FRL) — zoned schools average 84% FRL vs 66% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 323 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 36% of the median local income ($74k/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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 4 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: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,390 (13.6% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 0.86% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• GRM: 9.6

CMA / ARV

• ARV (median comp): $298,284
• List price: $255,000
• Delta: -14.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44059 Lloyd	0.15mi	2/2.0	1,464 (-6%)	2mo	$200,000	$137	82
25401 Browca St	0.16mi	2/2.0	1,440 (-7%)	4mo	$310,000	$215	77
43716 Frank Ct	0.21mi	2/2.0	1,440 (-7%)	4mo	$220,000	$153	75
44725 E Florida Ave #212	0.44mi	3/2.0 (+1)	1,560 (+1%)	0mo	$100,000	$64	73
25139 W Posey	0.46mi	2/2.0	1,632 (+5%)	1mo	$305,000	$187	69
45055 E Florida Ave #48	0.42mi	2/1.5	1,440 (-7%)	4mo	$56,400	$39	63
43609 Jared Ln	0.65mi	2/2.0	1,640 (+6%)	2mo	$243,000	$148	59
43334 Ballew	0.64mi	2/2.0	1,440 (-7%)	2mo	$320,000	$222	57
44531 Grovewood Cir	0.61mi	2/2.0	1,440 (-7%)	5mo	$355,000	$247	55
43745 Rassle Dr	0.74mi	2/2.0	1,440 (-7%)	4mo	$205,000	$142	50
43609 Walden	0.69mi	3/2.0 (+1)	1,740 (+12%)	3mo	$235,000	$135	40
43601 State Hwy 74 #32	0.71mi	3/2.0 (+1)	1,368 (-12%)	3mo	$77,500	$57	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 · 4.9% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.69×
• Total profit: $-22,195
• Equity at exit: $38,021

10-year hold

• IRR: 3.2%
• Equity multiple: 1.25×
• Total profit: $17,742
• Equity at exit: $22,048

Cash invested: $71,400 (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: 323
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,204 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$63 /mo · $753/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $235

Break-even live

Break-even rent $1,907

Max offer price $255,000

Occupancy floor 84%

Sensitivity live

Price	-10% $379	-5% $307	+0% $235	+5% $163	+10% $90
Rent	-10% $61	-5% $148	+0% $235	+5% $322	+10% $409
Rate	-1.0pp $363	-0.5pp $300	base $235	+0.5pp $169	+1.0pp $102

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43435 Nola St Hemet, CA	3.0	2.0	1500	$1,950	$1.30	24d	1	0.49mi
43170 Wall St Hemet, CA	2.0	2.0	1140	$1,895	$1.66	3d	1	0.77mi
43160 San Marcos Pl Hemet, CA	3.0	2.0	1916	$2,895	$1.51	24d	1	0.88mi
44755 Palm Ave Hemet, CA	3.0	2.0	1478	$2,700	$1.83	44d	1	0.88mi
26111 Doverwood Pl Hemet, CA	2.0	1.0	1252	$1,849	$1.48	12d	1	0.91mi
44826 Orpington Ave Hemet, CA	3.0	2.0	1419	$2,500	$1.76	44d	1	0.98mi

Listing history 20 events

1. 2026-06-18
   days on market $255,000 Active 40 DOM
2. 2026-06-17
   days on market $255,000 Active 39 DOM
3. 2026-06-16
   days on market $255,000 Active 38 DOM
4. 2026-06-15
   days on market $255,000 Active 37 DOM
5. 2026-06-13
   days on market $255,000 Active 35 DOM
6. 2026-06-09
   days on market $255,000 Active 31 DOM
7. 2026-06-08
   days on market $255,000 Active 30 DOM
8. 2026-06-07
   days on market $255,000 Active 29 DOM
9. 2026-06-04
   days on market $255,000 Active 26 DOM
10. 2026-06-03
    days on market $255,000 Active 25 DOM
11. 2026-06-02
    days on market $255,000 Active 24 DOM
12. 2026-06-01
    days on market $255,000 Active 23 DOM
13. 2026-05-31
    days on market $255,000 Active 22 DOM
14. 2026-05-09
    listed $255,000 Active 415-char remark
15. 2026-04-27
    historical
16. 2026-03-05
    status Active
17. 2026-02-27
    status Active
18. 2025-12-16
    price $290,000
19. 2025-10-20
    listed $303,000 Active
20. 2025-10-09
    historical

ⓘ 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: $753 · $63/mo
• Projected year-2 tax: $1,938 · $162/mo
• Expected delta: +$1,185/yr (+$99/mo · 157.4%)

ⓘ 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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,447
• − Mortgage interest: −$14,284
• − Property taxes: −$753
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − Depreciation: −$7,418
• Taxable loss: −$1,515
• Est. tax savings @ 24.0%: +$364
• After-tax cash flow: $3,182/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

-15.8% since first listed

7 events — show timeline

• 2026-05-09 Listed $255,000 CRMLS
• 2026-04-27 Listing Removed — CRMLS
• 2026-03-05 Relisted — CRMLS
• 2026-02-27 Relisted — CRMLS
• 2025-12-16 Price Changed $290,000 CRMLS
• 2025-10-20 Listed $303,000 CRMLS
• 2025-10-09 Coming Soon — CRMLS

Property tax history

+1.6%/yr

Latest (2025): $753 · +2.0% YoY. Source: county tax records.