45521 State Highway 74 #81 · Valle Vista, CA 92544

$103,800

2 bd · 2.0 ba · 1,488 sqft · Manufactured · 87 Days on market

Built 1977 Good condition $70/sqft · at area comps Est $108k · at est. ↓ 23% 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 +9.3/15.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this updated mobile home with a Bonus Room within the ALL AGE Vista de Oro mobile home community. Step inside and notice the LVP flooring that flows throughout the open living spaces and the rest of the interior, providing a sleek and contemporary foundation for your decor. The home features white cabinetry and quartz countertops in both the kitchens and bathrooms, adding a touch of elegance and creating a fresh and airy atmosphere. You'll also find the kitchen equipped with a dreamy large island with ample space for all your cooking and baking needs. Gold accents are also found throughout the hardware, bathroom sinks, and faucets. The freshly painted walls in a neutral white palette create a bright ambiance that complements the natural light. The brightly painted exterior gives the home a polished and inviting curb appeal. Walk out through the sliding glass doors and you'll encounter the side porch that leads to the storage shed in the back. The central air conditioner and ceiling fans throughout the house will keep you cool during summer. Don't miss the opportunity to make this beautiful mobile home your own.

Key facts

• Gold accents
• Quartz countertops
• Bonus room

Tags

• BONUS ROOM
• LVP FLOORING
• WHITE CABINETRY
• QUARTZ COUNTERTOPS
• LARGE ISLAND
• GOLD ACCENTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $104k. Condition is rated good.

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 ($3k rent vs $104k).
• Recommended offer: $98k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.9% 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); 323 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 41% 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 $718 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 + 4.9% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 7 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,572 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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 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?
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: 2.41% ✓
• Cap rate: 20.89%
• Cash-on-cash: 52.14%
• DSCR: 3.32
• GRM: 3.5

CMA / ARV

• ARV (median comp): $108,238
• List price: $103,800
• Delta: -4.10%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45521 State Hwy #111	0.09mi	2/2.0	1,440 (-3%)	0mo	$63,000	$44	90
45521 State Highway 74 #104	0.01mi	3/2.0 (+1)	1,512 (+2%)	2mo	$115,000	$76	90
45521 state highway 74 #3	0.00mi	3/2.0 (+1)	1,440 (-3%)	13mo	$95,000	$66	79
45521 State Highway 74 #14	0.01mi	2/2.0	1,440 (-3%)	21mo	$124,000	$86	76
25933 View Ln	0.27mi	2/2.0	1,350 (-9%)	4mo	$205,000	$152	69
45521 State Highway 74 #114	0.01mi	3/2.0 (+1)	1,414 (-5%)	22mo	$125,000	$88	68
45521 E State Highway 74, Spc 25	0.00mi	3/2.0 (+1)	1,600 (+8%)	18mo	$111,200	$70	67
45521 Florida Ave #32	0.09mi	2/1.5	1,344 (-10%)	15mo	$70,000	$52	65
45055 Florida Ave E #85	0.52mi	2/2.0	1,440 (-3%)	8mo	$60,000	$42	64
45521 State Highway 74 #107	0.02mi	3/2.0 (+1)	1,664 (+12%)	22mo	$185,000	$111	56
45341 Cardiff St	0.23mi	3/2.0 (+1)	1,344 (-10%)	24mo	$265,000	$197	48

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: 52.2%
• Equity multiple: 3.36×
• Total profit: $68,538
• Equity at exit: $15,477

10-year hold

• IRR: 58.3%
• Equity multiple: 7.34×
• Total profit: $184,242
• Equity at exit: $8,975

Cash invested: $29,064 (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: 3.5×

Monthly cashflow live

• Estimated rent: $2,507 high
• Mortgage (P&I): −$544
• Tax est. 1.5%: −$130 /mo · $1,557/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $1,263

Break-even live

Break-even rent $908

Max offer price $103,800

Occupancy floor 45%

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: $25,950
• Closing costs: $3,114
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26126 Marshall Ave Hemet, CA	3.0	2.0	1350	$2,610	$1.93	12d	1	0.28mi
26126 Marshall Ave Hemet, CA	3.0	2.0	1350	$2,900	$2.15	20d	1	0.28mi
44826 Orpington Ave Hemet, CA	3.0	2.0	1419	$2,500	$1.76	44d	1	0.80mi
44755 Palm Ave Hemet, CA	3.0	2.0	1478	$2,700	$1.83	44d	1	0.92mi
44099 D St Hemet, CA	3.0	2.0	1040	$2,195	$2.11	18d	1	1.46mi

Listing history 37 events

1. 2026-06-18
   days on market $103,800 Active 87 DOM
2. 2026-06-17
   days on market $103,800 Active 86 DOM
3. 2026-06-16
   days on market $103,800 Active 85 DOM
4. 2026-06-15
   days on market $103,800 Active 84 DOM
5. 2026-06-13
   days on market $103,800 Active 82 DOM
6. 2026-06-09
   days on market $103,800 Active 78 DOM
7. 2026-06-08
   pricedays on market $103,800 Active 77 DOM
8. 2026-06-07
   days on market $107,800 Active 76 DOM
9. 2026-06-04
   days on market $107,800 Active 73 DOM
10. 2026-06-03
    days on market $107,800 Active 72 DOM
11. 2026-06-02
    days on market $107,800 Active 71 DOM
12. 2026-06-01
    days on market $107,800 Active 70 DOM
13. 2026-05-31
    days on market $107,800 Active 69 DOM
14. 2026-03-23
    listed $107,800 Active 1139-char remark

    Show marketing remark (1139 chars)

    Welcome to this updated mobile home with a Bonus Room within the ALL AGE Vista de Oro mobile home community. Step inside and notice the LVP flooring that flows throughout the open living spaces and the rest of the interior, providing a sleek and contemporary foundation for your decor. The home features white cabinetry and quartz countertops in both the kitchens and bathrooms, adding a touch of elegance and creating a fresh and airy atmosphere. You'll also find the kitchen equipped with a dreamy large island with ample space for all your cooking and baking needs. Gold accents are also found throughout the hardware, bathroom sinks, and faucets. The freshly painted walls in a neutral white palette create a bright ambiance that complements the natural light. The brightly painted exterior gives the home a polished and inviting curb appeal. Walk out through the sliding glass doors and you'll encounter the side porch that leads to the storage shed in the back. The central air conditioner and ceiling fans throughout the house will keep you cool during summer. Don't miss the opportunity to make this beautiful mobile home your own.

15. 2026-02-10
    historical
16. 2026-01-26
    price $108,400
17. 2026-01-08
    price $109,900
18. 2025-11-27
    price $110,500
19. 2025-11-05
    price $110,000
20. 2025-10-10
    price $112,000
21. 2025-09-03
    listed $114,100 Active
22. 2025-09-02
    historical
23. 2025-08-18
    price $114,100
24. 2025-07-31
    status Active
25. 2025-07-14
    status Pending Sale
26. 2025-07-01
    price $114,900
27. 2025-06-03
    listed $119,900 Active
28. 2025-06-03
    historical
29. 2025-06-02
    listed $119,900 Active
30. 2025-05-31
    historical
31. 2025-05-28
    price $124,900
32. 2025-04-30
    price $125,400
33. 2025-04-05
    price $129,400
34. 2025-03-10
    status Active
35. 2025-02-28
    status Pending Sale
36. 2025-02-04
    price $134,900
37. 2025-01-05
    listed $139,900 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 9/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 22 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: $30,080
• − Mortgage interest: −$5,814
• − Property taxes: −$1,557
• − Insurance: −$519
• − Repairs & maintenance: −$2,406
• − Management: −$2,406
• − Depreciation: −$3,020
• Taxable income: $14,357
• Est. tax owed @ 24.0%: −$3,446
• After-tax cash flow: $11,710/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 updated mobile home in Vista de Oro is move-in ready with good condition and fresh updates, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and improves aesthetics
• Both Install smart home devices — Improves convenience and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and improves aesthetics ↑
• Both Install smart home devices — Improves convenience and adds modern appeal ↑

ⓘ 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 — 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

-22.9% since first listed

24 events — show timeline

• 2026-03-23 Listed $107,800 CRMLS
• 2026-02-10 Listing Removed — CRMLS
• 2026-01-26 Price Changed $108,400 CRMLS
• 2026-01-08 Price Changed $109,900 CRMLS
• 2025-11-27 Price Changed $110,500 CRMLS
• 2025-11-05 Price Changed $110,000 CRMLS
• 2025-10-10 Price Changed $112,000 CRMLS
• 2025-09-03 Listed $114,100 CRMLS
• 2025-09-02 Listing Removed — CRMLS
• 2025-08-18 Price Changed $114,100 CRMLS
• 2025-07-31 Relisted — CRMLS
• 2025-07-14 Pending — CRMLS
• 2025-07-01 Price Changed $114,900 CRMLS
• 2025-06-03 Listing Removed — CRMLS
• 2025-06-03 Listed $119,900 CRMLS
• 2025-06-02 Listed $119,900 CRMLS
• 2025-05-31 Listing Removed — CRMLS
• 2025-05-28 Price Changed $124,900 CRMLS
• 2025-04-30 Price Changed $125,400 CRMLS
• 2025-04-05 Price Changed $129,400 CRMLS
• 2025-03-10 Relisted — CRMLS
• 2025-02-28 Pending — CRMLS
• 2025-02-04 Price Changed $134,900 CRMLS
• 2025-01-05 Listed $139,900 CRMLS