45055 E Florida Ave #78 · Valle Vista, CA 92544

$57,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 178 Days on market

Built 1968 Good condition $40/sqft · 76% below area ↓ 16% 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 +7.5/15.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable living, thoughtful upgrades, and scenic views come together in this well-kept home located in the Linda Vista 55+ community with a reasonable monthly space rent of $575. Welcome to this well-cared-for 1968 mobile home. This home has been refreshed with updated baseboards, interior paint, upgraded lighting, and a ceiling fan, creating a bright and inviting feel. The kitchen features a convenient breakfast bar, and there is ample storage, perfect for everyday living. Featuring 2 beds/2baths, allowing flexibility for hobbies, guests, or a home office. You’ll appreciate the spacious main bedroom with a private bathroom featuring a walk-in shower, generous closet space, and vanity area. Perfect for ageing in place. Recent improvements include a new swamp cooler, new A/C, and select dual-pane windows, enhancing comfort and efficiency. The home is neat, clean, and move-in ready, with a washer and dryer included for added convenience.

Key facts

• Upgraded lighting
• Updated baseboards
• Scenic views

Tags

• SCENIC VIEWS
• UPDATED BASEBOARDS
• UPGRADED LIGHTING
• BREAKFAST BAR
• AMPLE STORAGE
• PRIVATE BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $57k. 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 $57k).
• Recommended offer: $50k (12.0% below list) — sets the bar for market timing.
• Cap rate 31.5% 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 33% 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 $394 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 + 4.9% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Recommended offer $50,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 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 1968 — 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: 3.53% ✓
• Cap rate: 31.47%
• Cash-on-cash: 89.92%
• DSCR: 5.00
• GRM: 2.4

CMA / ARV

• ARV (median comp): $235,665
• List price: $57,000
• Delta: -75.81%
• 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
45055 E Florida Ave #48	0.00mi	2/1.5	1,440 (0%)	4mo	$56,400	$39	95
44725 E Florida Ave #212	0.02mi	3/2.0 (+1)	1,560 (+8%)	0mo	$100,000	$64	80
26158 Chelsea Way	0.41mi	2/2.0	1,468 (+2%)	0mo	$220,000	$150	77
43716 Frank Ct	0.49mi	2/2.0	1,440 (0%)	4mo	$220,000	$153	74
43531 Acacia #67	0.39mi	2/2.0	1,368 (-5%)	1mo	$54,000	$39	73
44059 Lloyd	0.51mi	2/2.0	1,464 (+2%)	2mo	$200,000	$137	72
43531 Acacia Ave #54	0.39mi	2/2.0	1,344 (-7%)	2mo	$68,000	$51	69
43601 State Hwy 74 #32	0.34mi	3/2.0 (+1)	1,368 (-5%)	3mo	$77,500	$57	68
43854 Payne	0.35mi	3/2.0 (+1)	1,538 (+7%)	2mo	$300,000	$195	65
43609 Jared Ln	0.25mi	2/2.0	1,640 (+14%)	2mo	$243,000	$148	64
25382 Wanda Ln	0.39mi	3/2.0 (+1)	1,230 (-15%)	3mo	$390,000	$317	50
25139 W Posey	0.68mi	2/2.0	1,632 (+13%)	1mo	$305,000	$187	45

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: 92.7%
• Equity multiple: 5.44×
• Total profit: $70,883
• Equity at exit: $8,499

10-year hold

• IRR: 96.0%
• Equity multiple: 12.07×
• Total profit: $176,650
• Equity at exit: $4,928

Cash invested: $15,960 (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: 2.4×

Monthly cashflow live

• Estimated rent: $2,012 high
• Mortgage (P&I): −$299
• Tax est. 1.5%: −$71 /mo · $855/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $1,196

Break-even live

Break-even rent $499

Max offer price $57,000

Occupancy floor 36%

Sensitivity live

Price	-10% $1,235	-5% $1,216	+0% $1,196	+5% $1,176	+10% $1,157
Rent	-10% $1,037	-5% $1,116	+0% $1,196	+5% $1,275	+10% $1,355
Rate	-1.0pp $1,225	-0.5pp $1,210	base $1,196	+0.5pp $1,181	+1.0pp $1,166

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43816 C St Hemet, CA	2.0	2.0	1040	$2,250	$2.16	25d	1	0.08mi
44099 D St Hemet, CA	3.0	2.0	1040	$2,195	$2.11	18d	1	0.35mi
43601 E Florida Ave Unit 43 Hemet, CA	2.0	2.0	960	$1,500	$1.56	44d	1	0.41mi
43601 E Florida Ave Unit 43 Hemet, CA	2.0	2.0	960	$1,450	$1.51	24d	1	0.41mi
43601 E Florida Ave Hemet, CA	2.0	2.0	960	$1,550	$1.61	44d	1	0.41mi
26097 Doverwood Pl Hemet, CA	2.0	1.0	1019	$1,849	$1.81	44d	1	0.50mi
26111 Doverwood Pl Hemet, CA	2.0	1.0	1252	$1,849	$1.48	12d	1	0.51mi
26123 Anawood Pl Hemet, CA	2.0	1.0	991	$1,680	$1.70	44d	1	0.59mi
43435 Nola St Hemet, CA	3.0	2.0	1500	$1,950	$1.30	25d	1	0.64mi
43170 Wall St Hemet, CA	2.0	2.0	1140	$1,895	$1.66	4d	1	0.66mi
44755 Palm Ave Hemet, CA	3.0	2.0	1478	$2,700	$1.83	44d	1	1.00mi
44826 Orpington Ave Hemet, CA	3.0	2.0	1419	$2,500	$1.76	44d	1	1.05mi

Listing history 18 events

1. 2026-06-18
   days on market $57,000 Active 178 DOM
2. 2026-06-17
   days on market $57,000 Active 177 DOM
3. 2026-06-16
   days on market $57,000 Active 176 DOM
4. 2026-06-15
   days on market $57,000 Active 175 DOM
5. 2026-06-13
   days on market $57,000 Active 173 DOM
6. 2026-06-09
   days on market $57,000 Active 169 DOM
7. 2026-06-08
   days on market $57,000 Active 168 DOM
8. 2026-06-07
   days on market $57,000 Active 167 DOM
9. 2026-06-04
   days on market $57,000 Active 164 DOM
10. 2026-06-03
    days on market $57,000 Active 163 DOM
11. 2026-06-02
    days on market $57,000 Active 162 DOM
12. 2026-06-01
    days on market $57,000 Active 161 DOM
13. 2026-05-31
    days on market $57,000 Active 160 DOM
14. 2026-04-16
    price $57,000 958-char remark

    Show marketing remark (958 chars)

    Affordable living, thoughtful upgrades, and scenic views come together in this well-kept home located in the Linda Vista 55+ community with a reasonable monthly space rent of $575. Welcome to this well-cared-for 1968 mobile home. This home has been refreshed with updated baseboards, interior paint, upgraded lighting, and a ceiling fan, creating a bright and inviting feel. The kitchen features a convenient breakfast bar, and there is ample storage, perfect for everyday living. Featuring 2 beds/2baths, allowing flexibility for hobbies, guests, or a home office. You’ll appreciate the spacious main bedroom with a private bathroom featuring a walk-in shower, generous closet space, and vanity area. Perfect for ageing in place. Recent improvements include a new swamp cooler, new A/C, and select dual-pane windows, enhancing comfort and efficiency. The home is neat, clean, and move-in ready, with a washer and dryer included for added convenience.

15. 2026-03-24
    price $59,995 958-char remark

    Show marketing remark (958 chars)

    Affordable living, thoughtful upgrades, and scenic views come together in this well-kept home located in the Linda Vista 55+ community with a reasonable monthly space rent of $575. Welcome to this well-cared-for 1968 mobile home. This home has been refreshed with updated baseboards, interior paint, upgraded lighting, and a ceiling fan, creating a bright and inviting feel. The kitchen features a convenient breakfast bar, and there is ample storage, perfect for everyday living. Featuring 2 beds/2baths, allowing flexibility for hobbies, guests, or a home office. You’ll appreciate the spacious main bedroom with a private bathroom featuring a walk-in shower, generous closet space, and vanity area. Perfect for ageing in place. Recent improvements include a new swamp cooler, new A/C, and select dual-pane windows, enhancing comfort and efficiency. The home is neat, clean, and move-in ready, with a washer and dryer included for added convenience.

16. 2026-02-27
    price $62,500 958-char remark

    Show marketing remark (958 chars)

    Affordable living, thoughtful upgrades, and scenic views come together in this well-kept home located in the Linda Vista 55+ community with a reasonable monthly space rent of $575. Welcome to this well-cared-for 1968 mobile home. This home has been refreshed with updated baseboards, interior paint, upgraded lighting, and a ceiling fan, creating a bright and inviting feel. The kitchen features a convenient breakfast bar, and there is ample storage, perfect for everyday living. Featuring 2 beds/2baths, allowing flexibility for hobbies, guests, or a home office. You’ll appreciate the spacious main bedroom with a private bathroom featuring a walk-in shower, generous closet space, and vanity area. Perfect for ageing in place. Recent improvements include a new swamp cooler, new A/C, and select dual-pane windows, enhancing comfort and efficiency. The home is neat, clean, and move-in ready, with a washer and dryer included for added convenience.

17. 2026-01-30
    price $64,500 958-char remark

    Show marketing remark (958 chars)

    Affordable living, thoughtful upgrades, and scenic views come together in this well-kept home located in the Linda Vista 55+ community with a reasonable monthly space rent of $575. Welcome to this well-cared-for 1968 mobile home. This home has been refreshed with updated baseboards, interior paint, upgraded lighting, and a ceiling fan, creating a bright and inviting feel. The kitchen features a convenient breakfast bar, and there is ample storage, perfect for everyday living. Featuring 2 beds/2baths, allowing flexibility for hobbies, guests, or a home office. You’ll appreciate the spacious main bedroom with a private bathroom featuring a walk-in shower, generous closet space, and vanity area. Perfect for ageing in place. Recent improvements include a new swamp cooler, new A/C, and select dual-pane windows, enhancing comfort and efficiency. The home is neat, clean, and move-in ready, with a washer and dryer included for added convenience.

18. 2025-12-22
    listed $67,500 Active 958-char remark

    Show marketing remark (958 chars)

    Affordable living, thoughtful upgrades, and scenic views come together in this well-kept home located in the Linda Vista 55+ community with a reasonable monthly space rent of $575. Welcome to this well-cared-for 1968 mobile home. This home has been refreshed with updated baseboards, interior paint, upgraded lighting, and a ceiling fan, creating a bright and inviting feel. The kitchen features a convenient breakfast bar, and there is ample storage, perfect for everyday living. Featuring 2 beds/2baths, allowing flexibility for hobbies, guests, or a home office. You’ll appreciate the spacious main bedroom with a private bathroom featuring a walk-in shower, generous closet space, and vanity area. Perfect for ageing in place. Recent improvements include a new swamp cooler, new A/C, and select dual-pane windows, enhancing comfort and efficiency. The home is neat, clean, and move-in ready, with a washer and dryer included for added convenience.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,150
• − Mortgage interest: −$3,193
• − Property taxes: −$855
• − Insurance: −$285
• − Repairs & maintenance: −$1,932
• − Management: −$1,932
• − Depreciation: −$1,658
• Taxable income: $14,295
• Est. tax owed @ 24.0%: −$3,431
• After-tax cash flow: $10,920/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 well-maintained 1968 mobile home in Linda Vista 55+ community offers a good condition with cosmetic updates needed for a fresh look. The home is move-in ready with a spacious layout and scenic views.

Repairs flagged

• Minor kitchen cabinets — dated design
• Minor bathroom fixtures — dated design
• Minor kitchen countertops — speckled design

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing the kitchen
• Resale update bathroom fixtures and shower curtains — modernizing the bathrooms
• Both replace carpeting with hardwood or tile — increases both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated design	Minor	$500–3,000
bathroom fixtures · dated design	Minor	$500–3,000
kitchen countertops · speckled design	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing the kitchen ↑
• Resale update bathroom fixtures and shower curtains — modernizing the bathrooms ↑
• Both replace carpeting with hardwood or tile — increases both resale and rental 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

-15.6% since first listed

5 events — show timeline

• 2026-04-16 Price Changed $57,000 CRMLS
• 2026-03-24 Price Changed $59,995 CRMLS
• 2026-02-27 Price Changed $62,500 CRMLS
• 2026-01-30 Price Changed $64,500 CRMLS
• 2025-12-22 Listed $67,500 CRMLS