5001 W Florida #453 · Hemet, CA 92545

$54,799

2 bd · 2.0 ba · 1,296 sqft · Manufactured · 160 Days on market

Built 1975 $42/sqft · 20% below area Est $68k · 20% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

SELLER IS MOTIVATED! Seller may consider a flooring credit with the right offer! Nestled on the golf course in the sought-after 55+ resort community of The Lakes at Hemet West, this beautifully updated 2-bedroom 2-bath mobile home offers breathtaking views of the fairway and the cascading waterfalls just across the street, creating a daily backdrop that feels like a vacation that never ends. Inside, you’ll find newer flooring and fresh paint throughout, along with updated countertops and refinished kitchen cabinets. The microwave, stove, and refrigerator are all approximately five years old, along with the washer and dryer, which are also included. The spacious living room features ceiling fans and elegant French doors that open to an oversized covered porch, ideal for relaxing, people-watching, or enjoying the peaceful golf and water views. Both bathrooms have been updated, and the primary suite includes a walk-in closet. The fenced lot is perfect for pets and privacy, and the home has been thoughtfully improved with earthquake safety straps, reinforced newer skirting, a newer 40-gallon water heater, and updated PVC plumbing. This home is set within a vibrant resort community featuring five lakes, beautiful waterfalls and fountains, a golf course, an expansive dog park, state-of-the-art sports courts, and a clubhouse with a pool, card room, gym, shuffleboard, and more. Enjoy a lively social calendar with live bands and dancing, Taco Tuesdays, breakfast burritos, and community events that make every day feel like a celebration of easy, joyful living. Don't miss out on your chance to own and enjoy a small piece of Heaven. This seller is motivated and at this price, the home will not last!

Key facts

• Breathtaking views
• Newer flooring
• Updated countertops

Tags

• GOLF COURSE
• BREATHTAKING VIEWS
• NEWER FLOORING
• UPDATED COUNTERTOPS
• REFINISHED KITCHEN CABINETS
• OVERSIZED COVERED PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 34.5% 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; 6 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).
• This rent runs 39% 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 $379 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $55k implies a 181% 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 $48,223 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 3.74% ✓
• Cap rate: 34.50%
• Cash-on-cash: 100.74%
• DSCR: 5.48
• GRM: 2.2

CMA / ARV

• ARV (median comp): $68,500
• List price: $54,799
• Delta: -20.00%
• 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
5001 W Florida Ave #122	0.10mi	2/2.0	1,296 (0%)	0mo	$52,500	$41	95
5001 W Florida #618	0.00mi	2/2.0	1,344 (+4%)	4mo	$70,000	$52	91
5001 W Florida Ave W #728	0.00mi	2/2.0	1,344 (+4%)	4mo	$56,000	$42	91
5001 W Florida #695	0.10mi	2/2.0	1,248 (-4%)	5mo	$45,000	$36	85
5001 W Florida #171	0.00mi	2/2.0	1,440 (+11%)	1mo	$67,000	$47	81
5001 FLORIDA #311	0.00mi	2/2.0	1,440 (+11%)	1mo	$73,990	$51	81
5001 W Florida Ave #305	0.00mi	2/2.0	1,440 (+11%)	2mo	$91,000	$63	80
5001 W Florida #661	0.00mi	2/2.0	1,440 (+11%)	3mo	$97,000	$67	79
5001 W Florida Ave #482	0.00mi	2/2.0	1,440 (+11%)	4mo	$55,000	$38	78
5001 W Florida Ave #163	0.00mi	2/2.0	1,440 (+11%)	6mo	$50,000	$35	77
5001 W Florida #476	0.00mi	2/2.0	1,120 (-14%)	2mo	$45,000	$40	76
5001 W Florida #524	0.00mi	2/2.0	1,488 (+15%)	3mo	$62,000	$42	72

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: —
• Equity multiple: 5.87×
• Total profit: $74,699
• Equity at exit: $8,171

10-year hold

• IRR: —
• Equity multiple: 12.54×
• Total profit: $177,095
• Equity at exit: $4,738

Cash invested: $15,344 (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: 2.2×

Monthly cashflow live

• Estimated rent: $2,049 high
• Mortgage (P&I): −$287
• Tax from tax record: −$20 /mo · $245/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $1,288

Break-even live

Break-even rent $419

Max offer price $54,799

Occupancy floor 32%

Sensitivity live

Price	-10% $1,319	-5% $1,304	+0% $1,288	+5% $1,273	+10% $1,257
Rent	-10% $1,126	-5% $1,207	+0% $1,288	+5% $1,369	+10% $1,450
Rate	-1.0pp $1,316	-0.5pp $1,302	base $1,288	+0.5pp $1,274	+1.0pp $1,259

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: $13,700
• Closing costs: $1,644
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	$2,172	$2.66	0d	7	1.07mi
3030 W Acacia Ave Hemet, CA	1.0–2.0	1.0–2.0	807	$1,780	$2.20	0d	8	1.25mi
2971 Pembroke Ave Hemet, CA	3.0	2.0	1572	$3,000	$1.91	19d	1	1.29mi
3471 Dublin Ct Hemet, CA	3.0	2.0	1276	$2,895	$2.27	5d	1	1.39mi

Listing history 20 events

1. 2026-06-21
   days on market $54,799 Active 160 DOM
2. 2026-06-18
   days on market $54,799 Active 157 DOM
3. 2026-06-17
   days on market $54,799 Active 156 DOM
4. 2026-06-16
   days on market $54,799 Active 155 DOM
5. 2026-06-15
   days on market $54,799 Active 154 DOM
6. 2026-06-13
   days on market $54,799 Active 152 DOM
7. 2026-06-09
   days on market $54,799 Active 148 DOM
8. 2026-06-08
   days on market $54,799 Active 147 DOM
9. 2026-06-07
   days on market $54,799 Active 146 DOM
10. 2026-06-04
    days on market $54,799 Active 143 DOM
11. 2026-06-03
    days on market $54,799 Active 142 DOM
12. 2026-06-02
    days on market $54,799 Active 141 DOM
13. 2026-06-01
    days on market $54,799 Active 140 DOM
14. 2026-05-31
    days on market $54,799 Active 139 DOM
15. 2026-04-10
    price $54,799 1722-char remark

    Show marketing remark (1722 chars)

    SELLER IS MOTIVATED! Seller may consider a flooring credit with the right offer! Nestled on the golf course in the sought-after 55+ resort community of The Lakes at Hemet West, this beautifully updated 2-bedroom 2-bath mobile home offers breathtaking views of the fairway and the cascading waterfalls just across the street, creating a daily backdrop that feels like a vacation that never ends. Inside, you’ll find newer flooring and fresh paint throughout, along with updated countertops and refinished kitchen cabinets. The microwave, stove, and refrigerator are all approximately five years old, along with the washer and dryer, which are also included. The spacious living room features ceiling fans and elegant French doors that open to an oversized covered porch, ideal for relaxing, people-watching, or enjoying the peaceful golf and water views. Both bathrooms have been updated, and the primary suite includes a walk-in closet. The fenced lot is perfect for pets and privacy, and the home has been thoughtfully improved with earthquake safety straps, reinforced newer skirting, a newer 40-gallon water heater, and updated PVC plumbing. This home is set within a vibrant resort community featuring five lakes, beautiful waterfalls and fountains, a golf course, an expansive dog park, state-of-the-art sports courts, and a clubhouse with a pool, card room, gym, shuffleboard, and more. Enjoy a lively social calendar with live bands and dancing, Taco Tuesdays, breakfast burritos, and community events that make every day feel like a celebration of easy, joyful living. Don't miss out on your chance to own and enjoy a small piece of Heaven. This seller is motivated and at this price, the home will not last!

16. 2026-02-18
    price $59,799 1722-char remark

    Show marketing remark (1722 chars)

    SELLER IS MOTIVATED! Seller may consider a flooring credit with the right offer! Nestled on the golf course in the sought-after 55+ resort community of The Lakes at Hemet West, this beautifully updated 2-bedroom 2-bath mobile home offers breathtaking views of the fairway and the cascading waterfalls just across the street, creating a daily backdrop that feels like a vacation that never ends. Inside, you’ll find newer flooring and fresh paint throughout, along with updated countertops and refinished kitchen cabinets. The microwave, stove, and refrigerator are all approximately five years old, along with the washer and dryer, which are also included. The spacious living room features ceiling fans and elegant French doors that open to an oversized covered porch, ideal for relaxing, people-watching, or enjoying the peaceful golf and water views. Both bathrooms have been updated, and the primary suite includes a walk-in closet. The fenced lot is perfect for pets and privacy, and the home has been thoughtfully improved with earthquake safety straps, reinforced newer skirting, a newer 40-gallon water heater, and updated PVC plumbing. This home is set within a vibrant resort community featuring five lakes, beautiful waterfalls and fountains, a golf course, an expansive dog park, state-of-the-art sports courts, and a clubhouse with a pool, card room, gym, shuffleboard, and more. Enjoy a lively social calendar with live bands and dancing, Taco Tuesdays, breakfast burritos, and community events that make every day feel like a celebration of easy, joyful living. Don't miss out on your chance to own and enjoy a small piece of Heaven. This seller is motivated and at this price, the home will not last!

17. 2026-01-12
    listed $59,900 Active 1722-char remark

    Show marketing remark (1722 chars)

    SELLER IS MOTIVATED! Seller may consider a flooring credit with the right offer! Nestled on the golf course in the sought-after 55+ resort community of The Lakes at Hemet West, this beautifully updated 2-bedroom 2-bath mobile home offers breathtaking views of the fairway and the cascading waterfalls just across the street, creating a daily backdrop that feels like a vacation that never ends. Inside, you’ll find newer flooring and fresh paint throughout, along with updated countertops and refinished kitchen cabinets. The microwave, stove, and refrigerator are all approximately five years old, along with the washer and dryer, which are also included. The spacious living room features ceiling fans and elegant French doors that open to an oversized covered porch, ideal for relaxing, people-watching, or enjoying the peaceful golf and water views. Both bathrooms have been updated, and the primary suite includes a walk-in closet. The fenced lot is perfect for pets and privacy, and the home has been thoughtfully improved with earthquake safety straps, reinforced newer skirting, a newer 40-gallon water heater, and updated PVC plumbing. This home is set within a vibrant resort community featuring five lakes, beautiful waterfalls and fountains, a golf course, an expansive dog park, state-of-the-art sports courts, and a clubhouse with a pool, card room, gym, shuffleboard, and more. Enjoy a lively social calendar with live bands and dancing, Taco Tuesdays, breakfast burritos, and community events that make every day feel like a celebration of easy, joyful living. Don't miss out on your chance to own and enjoy a small piece of Heaven. This seller is motivated and at this price, the home will not last!

18. 2015-04-24
    soldstatus $19,500 Closed Sale 506-char remark

    Show marketing remark (506 chars)

    This 2 bedroom 2 bath well maintained double is move in ready. Good sized living room has fantastic view of golf course. Carpet in good condition. Dining room has built in hutch. Kitchen comes with laminate butcher block countertops, breakfast bar, good storage, stainless steel sink and gas cooktop. Refrigerator, washer and dryer all stay. Master bedroom has walk in closet with garden tub in bathroom. Large deck has golf course view as well. Gated and fenced area along side and front of house for pet.

19. 2015-02-04
    status Pending Sale 506-char remark

    Show marketing remark (506 chars)

    This 2 bedroom 2 bath well maintained double is move in ready. Good sized living room has fantastic view of golf course. Carpet in good condition. Dining room has built in hutch. Kitchen comes with laminate butcher block countertops, breakfast bar, good storage, stainless steel sink and gas cooktop. Refrigerator, washer and dryer all stay. Master bedroom has walk in closet with garden tub in bathroom. Large deck has golf course view as well. Gated and fenced area along side and front of house for pet.

20. 2014-12-16
    listed $19,500 Active 506-char remark

    Show marketing remark (506 chars)

    This 2 bedroom 2 bath well maintained double is move in ready. Good sized living room has fantastic view of golf course. Carpet in good condition. Dining room has built in hutch. Kitchen comes with laminate butcher block countertops, breakfast bar, good storage, stainless steel sink and gas cooktop. Refrigerator, washer and dryer all stay. Master bedroom has walk in closet with garden tub in bathroom. Large deck has golf course view as well. Gated and fenced area along side and front of house for pet.

ⓘ 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: $245 · $20/mo
• Projected year-2 tax: $416 · $35/mo
• Expected delta: +$171/yr (+$14/mo · 69.7%)

ⓘ 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: $24,589
• − Mortgage interest: −$3,070
• − Property taxes: −$245
• − Insurance: −$274
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − Depreciation: −$1,594
• Taxable income: $15,472
• Est. tax owed @ 24.0%: −$3,713
• After-tax cash flow: $11,744/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

+181.0% since first listed

6 events — show timeline

• 2026-04-10 Price Changed $54,799 CRMLS
• 2026-02-18 Price Changed $59,799 CRMLS
• 2026-01-12 Listed $59,900 CRMLS
• 2015-04-24 Sold (MLS) $19,500 CRMLS
• 2015-02-04 Pending — CRMLS
• 2014-12-16 Listed $19,500 CRMLS

Property tax history

+1.5%/yr

Latest (2025): $245 · +2.0% YoY. Source: county tax records.