44725 E Florida Ave #40 · Valle Vista, CA 92544

$35,999

1 bd · 1.0 ba · 600 sqft · Manufactured · 417 Days on market

Built 1961 Fair condition $60/sqft · 35% above area Est $27k · 35% over ↓ 10% since listing

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Why this score? — see what drove the D- 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
• 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 +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Fairveiw Park Mobile Estates, and the 55 plus lifestyle! This home features a spacious open floor plan living space! With built in features in the dinning room, large windows in the living room with an amazing view of the mountains and nook in the corner that makes a perfect office/reading/or just an extra space. It has a very well laid out large bedroom with multiple closets and cabinets for all your storage needs. The bathroom is the perfect size for this space with a large mirror on the wall. The kitchen is quaint with everything you would need including more storage cabinets. The beautiful enclosed screened patio make it a perfect spot to see and enjoy the views. It does have a little room built up the patio for storage or can be used as a little office space! It sports a huge yard space with 2 storage units on the premises an one right outside the backdoor that's set with a washer and dryer in it! The amenities for this park are great, a heated pool and hot tub, a very spacious clubhouse for community activities or your own, including a full kitchen, a lovely fireplace that takes up one whole wall, a library, laundry facility, storage units, a dogie park and don't forget about the views. Locally there's many lakes, the popular Soboba Casino and Event Center, The Hemet Historical Theater, and the infamous Temecula Wine Country! Come live in a RENT CONTROLLED community!

Key facts

• Large windows
• Open floor plan
• Huge yard space

Tags

• OPEN FLOOR PLAN
• BUILT IN FEATURES
• LARGE WINDOWS
• ENCLOSED SCREENED PATIO
• HUGE YARD SPACE
• WASHER AND DRYER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $36k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $959 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $36k).
• Recommended offer: $32k (12.0% below list) — sets the bar for market timing.
• Cap rate 38.3% 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; 1 comparable units currently listed for rent nearby; 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 $249 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 417 days — a 12% lower offer ($32k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $31,679 (12.0% below list)

Questions for the listing agent

1. It's been on market 417 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 4.25% ✓
• Cap rate: 38.26%
• Cash-on-cash: 114.15%
• DSCR: 6.08
• GRM: 2.0

CMA / ARV

• ARV (median comp): $26,651
• List price: $35,999
• Delta: 35.07%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45055 E Florida Ave #109	0.02mi	2/2.0 (+1)	660 (+10%)	2mo	$29,000	$44	72
43601 E Florida Ave #69	0.39mi	2/1.0 (+1)	624 (+4%)	8mo	$16,000	$26	63
43531 ACACIA Ave #18	0.37mi	1/1.0	672 (+12%)	9mo	$26,000	$39	55
25521 Lincoln Ave N #93	0.69mi	1/1.0	624 (+4%)	8mo	$32,500	$52	54
43601 E Florida Ave #91	0.39mi	2/1.0 (+1)	576 (-4%)	21mo	$35,000	$61	52
43601 Florida Ave #44	0.39mi	1/1.0	540 (-10%)	20mo	$23,000	$43	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: —
• Equity multiple: 6.78×
• Total profit: $58,238
• Equity at exit: $5,368

10-year hold

• IRR: —
• Equity multiple: 15.10×
• Total profit: $142,146
• Equity at exit: $3,113

Cash invested: $10,080 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,529 medium
• Mortgage (P&I): −$189
• Tax est. 1.5%: −$45 /mo · $540/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $959

Break-even live

Break-even rent $315

Max offer price $35,999

Occupancy floor 32%

Sensitivity live

Price	-10% $984	-5% $971	+0% $959	+5% $946	+10% $934
Rent	-10% $838	-5% $898	+0% $959	+5% $1,019	+10% $1,080
Rate	-1.0pp $977	-0.5pp $968	base $959	+0.5pp $950	+1.0pp $940

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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5475 Tangerine Ave Hemet, CA	1.0	1.5	600	$1,500	$2.50	6d	1	0.93mi

Listing history 12 events

1. 2026-06-15
   days on market $35,999 Active 417 DOM
2. 2026-06-13
   days on market $35,999 Active 415 DOM
3. 2026-06-09
   days on market $35,999 Active 411 DOM
4. 2026-06-08
   days on market $35,999 Active 410 DOM
5. 2026-06-07
   days on market $35,999 Active 409 DOM
6. 2026-06-04
   days on market $35,999 Active 406 DOM
7. 2026-06-03
   days on market $35,999 Active 405 DOM
8. 2026-06-02
   days on market $35,999 Active 404 DOM
9. 2026-06-01
   days on market $35,999 Active 403 DOM
10. 2026-05-31
    days on market $35,999 Active 402 DOM
11. 2026-04-16
    price $35,999 1411-char remark

    Show marketing remark (1411 chars)

    Welcome to Fairveiw Park Mobile Estates, and the 55 plus lifestyle! This home features a spacious open floor plan living space! With built in features in the dinning room, large windows in the living room with an amazing view of the mountains and nook in the corner that makes a perfect office/reading/or just an extra space. It has a very well laid out large bedroom with multiple closets and cabinets for all your storage needs. The bathroom is the perfect size for this space with a large mirror on the wall. The kitchen is quaint with everything you would need including more storage cabinets. The beautiful enclosed screened patio make it a perfect spot to see and enjoy the views. It does have a little room built up the patio for storage or can be used as a little office space! It sports a huge yard space with 2 storage units on the premises an one right outside the backdoor that's set with a washer and dryer in it! The amenities for this park are great, a heated pool and hot tub, a very spacious clubhouse for community activities or your own, including a full kitchen, a lovely fireplace that takes up one whole wall, a library, laundry facility, storage units, a dogie park and don't forget about the views. Locally there's many lakes, the popular Soboba Casino and Event Center, The Hemet Historical Theater, and the infamous Temecula Wine Country! Come live in a RENT CONTROLLED community!

12. 2025-04-24
    listed $40,000 Active 1411-char remark

    Show marketing remark (1411 chars)

    Welcome to Fairveiw Park Mobile Estates, and the 55 plus lifestyle! This home features a spacious open floor plan living space! With built in features in the dinning room, large windows in the living room with an amazing view of the mountains and nook in the corner that makes a perfect office/reading/or just an extra space. It has a very well laid out large bedroom with multiple closets and cabinets for all your storage needs. The bathroom is the perfect size for this space with a large mirror on the wall. The kitchen is quaint with everything you would need including more storage cabinets. The beautiful enclosed screened patio make it a perfect spot to see and enjoy the views. It does have a little room built up the patio for storage or can be used as a little office space! It sports a huge yard space with 2 storage units on the premises an one right outside the backdoor that's set with a washer and dryer in it! The amenities for this park are great, a heated pool and hot tub, a very spacious clubhouse for community activities or your own, including a full kitchen, a lovely fireplace that takes up one whole wall, a library, laundry facility, storage units, a dogie park and don't forget about the views. Locally there's many lakes, the popular Soboba Casino and Event Center, The Hemet Historical Theater, and the infamous Temecula Wine Country! Come live in a RENT CONTROLLED community!

ⓘ 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 8/10 Severe 7 d/yr ≥103°F today · 21 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: $18,344
• − Mortgage interest: −$2,017
• − Property taxes: −$540
• − Insurance: −$180
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$1,047
• Taxable income: $11,625
• Est. tax owed @ 24.0%: −$2,790
• After-tax cash flow: $8,716/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 · 13 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Painting the exterior and interior, and replacing the carpet will significantly enhance its appeal.

Repairs flagged

• Major Paint on exterior siding — Peeling paint indicates significant damage and needs repainting.
• Major Driveway — Cracked concrete driveway needs repair or replacement.
• Major Interior walls — Worn paint on interior walls needs repainting.

Value-add opportunities

• Resale Painting the exterior siding and repainting interior walls — Fresh paint will make the home look more appealing to potential buyers.
• Rental Replacing worn carpet — Fresh carpet will make the home more comfortable for tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint on exterior siding · Peeling paint indicates significant damage and needs repainting.	Major	$15,000–50,000
Driveway · Cracked concrete driveway needs repair or replacement.	Major	$15,000–50,000
Interior walls · Worn paint on interior walls needs repainting.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Painting the exterior siding and repainting interior walls — Fresh paint will make the home look more appealing to potential buyers. ↑
• Rental Replacing worn carpet — Fresh carpet will make the home more comfortable for tenants. ↑

ⓘ 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

-10.0% since first listed

2 events — show timeline

• 2026-04-16 Price Changed $35,999 CRMLS
• 2025-04-24 Listed $40,000 CRMLS