43531 Acacia Ave E #66 · Valle Vista, CA 92544

$35,000

2 bd · 2.0 ba · 720 sqft · Manufactured · 78 Days on market

Built 1970 Good condition $49/sqft · 21% above area Est $29k · 21% over

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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
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Schools +2.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained and move-in ready home located in a desirable 55+ community in Hemet. This turn-key property comes fully furnished, offering a true move-in-ready opportunity. The home features a clean and comfortable layout with pride of ownership throughout—perfect for those seeking a low-maintenance lifestyle. Enjoy an enclosed sunroom ideal for a home office, hobby room, or additional living space. Additional highlights include in-unit washer and dryer and three units throughout the property for added comfort and efficiency. Located in Vogue Mobile Manor, residents can enjoy a peaceful community setting close to shopping, dining, and everyday conveniences. Monthly space rent is only $665, making this an affordable and attractive option. Don’t miss out!

Key facts

• Garage
• Community pool
• Built 1970

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $35k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 47.3% 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); 323 active listings in the ZIP; 2 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 $242 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 78 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 1970 — 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. 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?
8. 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.
9. 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.
10. 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: 5.20% ✓
• Cap rate: 47.31%
• Cash-on-cash: 146.49%
• DSCR: 7.52
• GRM: 1.6

CMA / ARV

• ARV (median comp): $29,000
• List price: $35,000
• Delta: 20.69%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43601 State Highway 74 #66	0.16mi	2/2.0	728 (+1%)	10mo	$23,500	$32	82
43531 ACACIA Ave #18	0.01mi	1/1.0 (-1)	672 (-7%)	9mo	$26,000	$39	71
45055 E Florida Ave #117	0.39mi	1/1.0 (-1)	700 (-3%)	2mo	$27,700	$40	66
45055 E Florida Ave #109	0.39mi	2/2.0	660 (-8%)	2mo	$29,000	$44	66
43601 E Florida Ave #69	0.15mi	2/1.0	624 (-13%)	8mo	$16,000	$26	60
42751 Florida Ave #18	0.70mi	2/1.0	824 (+14%)	23mo	$61,900	$75	21

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: 8.56×
• Total profit: $74,099
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 19.15×
• Total profit: $177,879
• Equity at exit: $3,026

Cash invested: $9,800 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,821 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $1,196

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 29%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44075 B St Hemet, CA	3.0	1.0	680	$1,595	$2.35	20d	1	0.70mi
5475 Tangerine Ave Hemet, CA	1.0	1.5	600	$1,500	$2.50	5d	1	0.78mi

Listing history 17 events

1. 2026-06-18
   days on market $35,000 Active 78 DOM
2. 2026-06-17
   days on market $35,000 Active 77 DOM
3. 2026-06-16
   days on market $35,000 Active 76 DOM
4. 2026-06-15
   days on market $35,000 Active 75 DOM
5. 2026-06-13
   days on market $35,000 Active 73 DOM
6. 2026-06-09
   days on market $35,000 Active 69 DOM
7. 2026-06-08
   days on market $35,000 Active 68 DOM
8. 2026-06-07
   days on market $35,000 Active 67 DOM
9. 2026-06-04
   days on market $35,000 Active 64 DOM
10. 2026-06-03
    days on market $35,000 Active 63 DOM
11. 2026-06-02
    days on market $35,000 Active 62 DOM
12. 2026-06-01
    days on market $35,000 Active 61 DOM
13. 2026-05-31
    days on market $35,000 Active 60 DOM
14. 2026-04-27
    status Active 777-char remark

    Show marketing remark (777 chars)

    Well-maintained and move-in ready home located in a desirable 55+ community in Hemet. This turn-key property comes fully furnished, offering a true move-in-ready opportunity. The home features a clean and comfortable layout with pride of ownership throughout—perfect for those seeking a low-maintenance lifestyle. Enjoy an enclosed sunroom ideal for a home office, hobby room, or additional living space. Additional highlights include in-unit washer and dryer and three units throughout the property for added comfort and efficiency. Located in Vogue Mobile Manor, residents can enjoy a peaceful community setting close to shopping, dining, and everyday conveniences. Monthly space rent is only $665, making this an affordable and attractive option. Don’t miss out!

15. 2026-04-21
    status Pending Sale 777-char remark

    Show marketing remark (777 chars)

    Well-maintained and move-in ready home located in a desirable 55+ community in Hemet. This turn-key property comes fully furnished, offering a true move-in-ready opportunity. The home features a clean and comfortable layout with pride of ownership throughout—perfect for those seeking a low-maintenance lifestyle. Enjoy an enclosed sunroom ideal for a home office, hobby room, or additional living space. Additional highlights include in-unit washer and dryer and three units throughout the property for added comfort and efficiency. Located in Vogue Mobile Manor, residents can enjoy a peaceful community setting close to shopping, dining, and everyday conveniences. Monthly space rent is only $665, making this an affordable and attractive option. Don’t miss out!

16. 2026-03-25
    listed $40,000 Active 777-char remark

    Show marketing remark (777 chars)

    Well-maintained and move-in ready home located in a desirable 55+ community in Hemet. This turn-key property comes fully furnished, offering a true move-in-ready opportunity. The home features a clean and comfortable layout with pride of ownership throughout—perfect for those seeking a low-maintenance lifestyle. Enjoy an enclosed sunroom ideal for a home office, hobby room, or additional living space. Additional highlights include in-unit washer and dryer and three units throughout the property for added comfort and efficiency. Located in Vogue Mobile Manor, residents can enjoy a peaceful community setting close to shopping, dining, and everyday conveniences. Monthly space rent is only $665, making this an affordable and attractive option. Don’t miss out!

17. 2026-03-24
    historical $40,000 777-char remark

    Show marketing remark (777 chars)

    Well-maintained and move-in ready home located in a desirable 55+ community in Hemet. This turn-key property comes fully furnished, offering a true move-in-ready opportunity. The home features a clean and comfortable layout with pride of ownership throughout—perfect for those seeking a low-maintenance lifestyle. Enjoy an enclosed sunroom ideal for a home office, hobby room, or additional living space. Additional highlights include in-unit washer and dryer and three units throughout the property for added comfort and efficiency. Located in Vogue Mobile Manor, residents can enjoy a peaceful community setting close to shopping, dining, and everyday conveniences. Monthly space rent is only $665, making this an affordable and attractive option. Don’t miss out!

ⓘ 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 · 18 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: $21,847
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$1,018
• Taxable income: $14,672
• Est. tax owed @ 24.0%: −$3,521
• After-tax cash flow: $10,835/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 75/100 Cosmetic rehab

This move-in ready manufactured home in a desirable 55+ community is in good condition with minor repairs and maintenance needed. Upgrades to paint, cabinets, and fixtures can significantly enhance its value.

Repairs flagged

• Minor Kitchen cabinets — Slight wear and tear visible.
• Minor Bathroom fixtures — Slight wear and tear visible.
• Minor Landscaping — Overgrown and in need of trimming.

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the home's appearance and value.
• Both Replace kitchen cabinets — New cabinets can enhance the kitchen's functionality and aesthetic.
• Both Replace bathroom fixtures — New fixtures can improve the bathroom's functionality and aesthetic.
• Both Trim landscaping — A well-maintained landscape can improve curb appeal and property value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Slight wear and tear visible.	Minor	$500–3,000
Bathroom fixtures · Slight wear and tear visible.	Minor	$500–3,000
Landscaping · Overgrown and in need of trimming.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve the home's appearance and value. ↑
• Both Replace kitchen cabinets — New cabinets can enhance the kitchen's functionality and aesthetic. ↑
• Both Replace bathroom fixtures — New fixtures can improve the bathroom's functionality and aesthetic. ↑
• Both Trim landscaping — A well-maintained landscape can improve curb appeal and property value. ↑

ⓘ 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

+0.0% since first listed

4 events — show timeline

• 2026-04-27 Relisted — CRMLS
• 2026-04-21 Pending — CRMLS
• 2026-03-25 Listed $40,000 CRMLS
• 2026-03-24 Coming Soon $40,000 CRMLS