42751 E Florida Ave #161 · Valle Vista, CA 92544

$63,500

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 44 Days on market

Built 1970 $66/sqft · at area comps Est $64k · at est. ↓ 9% 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 +7.9/15.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy affordable living in this well-maintained 2-bedroom, 2-bath manufactured home located in the desirable Arroyo Fairways 55+ senior community. This home is a comfortable layout with spacious living areas and plenty of natural light. Situated within a beautifully maintained park, residents enjoy access to resort-style amenities including an on-site golf course, swimming pool, spa, clubhouse, and a variety of recreational activities. Conveniently located near shopping, dining, and everyday essentials, this home provides both comfort and convenience in a peaceful community setting. A great opportunity to enjoy relaxed, low-maintenance living in a vibrant senior community!

Key facts

• Clubhouse
• Manufactured home
• Spa

Tags

• MANUFACTURED HOME
• RESORT STYLE AMENITIES
• ON SITE GOLF COURSE
• SWIMMING POOL
• SPA
• CLUBHOUSE

Property features AI

Finance

• Other: Located in a 0-1 unit/acre lot setting
• Financial info: Land lease of $770 per month (park-provided)
• HOA & community: Senior community; Park requires manager approval

Exterior

• Parking: Located in Arroyo Fairways park
• Utilities: Public sewer; District/Public water
• Home design: Single-story mobile home; Mobile home dimensions approximately 20 ft by 48 ft; Mobile home remains on site; Has a view
• Construction: Construction and year built per public records
• Exterior features: Community pool; Sidewalks; Corner location (per directions)

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-level layout; Entry on the first level; Public records used for living area
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $64k.

Deal economics

• At list price, monthly cash flow is $908 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $64k).
• Recommended offer: $62k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.5% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $439 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,595 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.69% ✓
• Cap rate: 23.46%
• Cash-on-cash: 61.30%
• DSCR: 3.73
• GRM: 3.1

CMA / ARV

• ARV (median comp): $64,000
• List price: $63,500
• Delta: -0.78%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42751 E Florida Ave #112	0.12mi	2/1.5	960 (0%)	17mo	$85,900	$89	78
42751 Florida Ave #148	0.01mi	2/1.5	880 (-8%)	9mo	$67,000	$76	76
42751 E Florida Ave #41	0.12mi	2/2.0	1,040 (+8%)	8mo	$41,600	$40	74
43531 E Acacia Ave #15	0.70mi	2/2.0	960 (0%)	2mo	$65,000	$68	65
42751 Florida Ave #18	0.01mi	2/1.0	824 (-14%)	23mo	$61,900	$75	53
43601 HWY. 74 #12	0.62mi	2/2.0	840 (-12%)	14mo	$98,000	$117	39
43531 Acacia Ave #16	0.71mi	2/2.0	1,060 (+10%)	18mo	$52,500	$50	34
43531 Acacia Ave #10	0.71mi	2/2.0	1,040 (+8%)	24mo	$95,000	$91	33

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: 62.3%
• Equity multiple: 3.86×
• Total profit: $50,907
• Equity at exit: $9,468

10-year hold

• IRR: 67.5%
• Equity multiple: 8.49×
• Total profit: $133,095
• Equity at exit: $5,490

Cash invested: $17,780 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,705 high
• Mortgage (P&I): −$333
• Tax est. 1.5%: −$79 /mo · $952/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $908

Break-even live

Break-even rent $555

Max offer price $63,500

Occupancy floor 42%

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: $15,875
• Closing costs: $1,905
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5475 Tangerine Ave Hemet, CA	1.0	1.5	600	$1,500	$2.50	5d	1	0.15mi
25564 Sharp Dr Unit F Hemet, CA	1.0	1.0	832	$1,475	$1.77	43d	1	0.49mi
26123 Anawood Pl Hemet, CA	2.0	1.0	991	$1,680	$1.70	43d	1	0.52mi
43601 E Florida Ave Unit 43 Hemet, CA	2.0	2.0	960	$1,450	$1.51	23d	1	0.60mi
43601 E Florida Ave #98 Hemet, CA	2.0	2.0	840	$1,400	$1.67	24d	1	0.60mi
43601 E Florida Ave Unit 43 Hemet, CA	2.0	2.0	960	$1,500	$1.56	43d	1	0.60mi
43601 E Florida Ave Hemet, CA	2.0	2.0	960	$1,550	$1.61	43d	1	0.60mi
43601 E Florida Ave #98 Hemet, CA	2.0	2.0	800	$1,400	$1.75	43d	1	0.60mi
26097 Doverwood Pl Hemet, CA	2.0	1.0	1019	$1,849	$1.81	43d	1	0.61mi
43601 California 74 Unit 17 Hemet, CA	2.0	2.0	840	$1,400	$1.67	23d	1	0.64mi
43611 Florida Ave Unit 10 Hemet, CA	2.0	2.0	850	$1,550	$1.82	43d	1	0.67mi
41900 Acacia Ave Hemet, CA	2.0	1.0	850	$1,800	$2.12	43d	1	0.95mi
43816 C St Hemet, CA	2.0	2.0	1040	$2,250	$2.16	24d	1	0.96mi
41818 Acacia East Ave Hemet, CA	2.0	1.0	1000	$1,850	$1.85	14d	1	1.08mi
44085 Palm Ave Hemet, CA	2.0	2.0	800	$1,850	$2.31	3d	1	1.24mi
44075 B St Hemet, CA	3.0	1.0	680	$1,595	$2.35	20d	1	1.25mi
44099 D St Hemet, CA	3.0	2.0	1040	$2,195	$2.11	17d	1	1.25mi
41611 Marine Dr Hemet, CA	2.0	1.0	1050	$1,700	$1.62	12d	1	1.27mi
41541 Marine Dr Hemet, CA	2.0	1.0	1000	$1,700	$1.70	12d	1	1.33mi

Listing history 15 events

1. 2026-06-18
   days on market $63,500 Active 44 DOM
2. 2026-06-17
   days on market $63,500 Active 43 DOM
3. 2026-06-16
   days on market $63,500 Active 42 DOM
4. 2026-06-15
   days on market $63,500 Active 41 DOM
5. 2026-06-13
   days on market $63,500 Active 39 DOM
6. 2026-06-09
   days on market $63,500 Active 35 DOM
7. 2026-06-08
   days on market $63,500 Active 34 DOM
8. 2026-06-07
   days on market $63,500 Active 33 DOM
9. 2026-06-04
   days on market $63,500 Active 30 DOM
10. 2026-06-03
    days on market $63,500 Active 29 DOM
11. 2026-06-02
    days on market $63,500 Active 28 DOM
12. 2026-06-02
    price $63,500 Active 27 DOM
13. 2026-06-01
    days on market $69,500 Active 27 DOM
14. 2026-05-31
    days on market $69,500 Active 26 DOM
15. 2026-05-05
    listed $69,500 Active 681-char remark

ⓘ 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 5 d/yr ≥103°F today · 15 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: $20,463
• − Mortgage interest: −$3,557
• − Property taxes: −$952
• − Insurance: −$318
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$1,847
• Taxable income: $10,514
• Est. tax owed @ 24.0%: −$2,523
• After-tax cash flow: $8,376/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 — 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

-8.6% since first listed

2 events — show timeline

• 2026-06-02 Price Changed $63,500 CRMLS
• 2026-05-05 Listed $69,500 CRMLS

Property tax history

+5.1%/yr

Latest (2025): $56 · +4.9% YoY. Source: county tax records.