47225 E 74 Hwy #174 · Green Acres, CA 92544

$73,000

2 bd · 2.0 ba · 868 sqft · Manufactured · 2 Days on market

Built 2020 Good condition

---

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 +4.0/5.0
• Rent growth +3.7/5.0
• Schools +2.5/10.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

TURNKEY HOME w/ breath taking mountain views! Privacy - No neighbor behind you! Come see this open floorplan 2BR/1.75 BA newer singlewide in the popular 55+ community of Fairview Estates in East Hemet. Upgraded Kitchen open to family room. All appliances included REFRIGERATOR, WASHER, DRYER. Split floorplan with bedrooms on opposite ends of the home. The master suite, at the rear of the home, has the mountain and fields view out the window. Roomy step-in shower. The 2nd BR at front of home has shower-in-tub. Feel close to nature again w/ open field as your backdrop. Well-maintained and only 6 years old. Inside laundry area. Cute and clean. Low maintenance landscaping, large concrete area

Key facts

• Master suite
• Split floorplan
• Open floorplan

Tags

• MOUNTAIN VIEWS
• OPEN FLOORPLAN
• UPGRADED KITCHEN
• SPLIT FLOORPLAN
• MASTER SUITE
• STEP-IN SHOWER

Property features AI

Finance

• Other: Living area source: public records; Directions: East on Florida (Hwy 74) turn right into park, at first stop sign turn left to end, turn right; Road access via highway; paved road surface
• Financial info: Land lease: $630 monthly (seller provided source); Rent includes gas, trash, pool, water, sewer
• HOA & community: Part of an association; Community amenities: pool, spa, clubhouse, dog park, trash, electricity, gas; Senior community; Park name: Fairway

Exterior

• Parking: Covered carport (tandem) providing 2 parking spaces; Driveway level access
• Security: Smoke detector; Carbon monoxide detector; Fire and smoke detection system
• Utilities: Natural gas connected; Electricity connected (standard); Water connected (district/public); Sewer connected (sewer paid)
• Home design: Single-story home; Entry on side; Entry level: 1; Mobile home model: Palm Haven Premier; Mobile home remains (16' x 56')
• Construction: Drywall walls; Built using standard construction materials
• Exterior features: Shingle roof; Rain gutters; Slab patio; Has patio; Vinyl skirt; Shed; Fence: vinyl, wire, and wood; Back yard; Landscaped; Level/flat lot; Rectangular lot shape; Corner(s) established; Has view

Interior

• Kitchen: Kitchen open to family room; Laminate counters; Refrigerator; Free standing range; Gas range; Water heater unit
• Bedrooms: Primary bedroom on main floor; All bedrooms on main floor; Main floor bedroom
• Flooring: Carpet; Laminate flooring
• Bathrooms: One full bath on main floor; One 3/4 bath; Shower in tub; Separate shower; Exhaust fan(s); Shower
• Heating & cooling: Central furnace heating; Central cooling
• Interior features: Laminate counters; Ceiling fan; Double pane windows; Turnkey condition; No interior steps; 2+ access exits; Low pile carpeting; Association spa
• Laundry & utility: Inside laundry; Washer included; Dryer included; Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $73k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $960 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $73k).

Location & tenants

• Location reads 47/100 on livability (#1,233 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, amenities F, commute 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; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 30% 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 $505 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $73,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.54% ✓
• Cap rate: 22.08%
• Cash-on-cash: 56.37%
• DSCR: 3.51
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $213,528
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33426 Catlin Ave	0.23mi	2/1.0	800 (-8%)	13mo	$197,000	$246	61

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: 56.9%
• Equity multiple: 3.59×
• Total profit: $52,966
• Equity at exit: $10,885

10-year hold

• IRR: 62.5%
• Equity multiple: 7.87×
• Total profit: $140,390
• Equity at exit: $6,312

Cash invested: $20,440 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,854 medium
• Mortgage (P&I): −$383
• Tax est. 1.5%: −$91 /mo · $1,095/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $960

Break-even live

Break-even rent $639

Max offer price $73,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,011	-5% $985	+0% $960	+5% $935	+10% $910
Rent	-10% $814	-5% $887	+0% $960	+5% $1,033	+10% $1,107
Rate	-1.0pp $997	-0.5pp $979	base $960	+0.5pp $941	+1.0pp $922

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-15
   remarks 699-char remark
2. 2026-06-15
   listed $73,000 Active 2 DOM

ⓘ 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: $22,248
• − Mortgage interest: −$4,089
• − Property taxes: −$1,095
• − Insurance: −$365
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$2,124
• Taxable income: $11,016
• Est. tax owed @ 24.0%: −$2,644
• After-tax cash flow: $8,879/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 turnkey home in a 55+ community offers a good condition with modern updates and a low-maintenance environment. It's ready for immediate move-in and can be further enhanced with minor cosmetic upgrades.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood flooring in living areas — Hardwood flooring is more durable and adds value
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood flooring in living areas — Hardwood flooring is more durable and adds value ↑
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency ↑

ⓘ 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 — Green Acres

• Score: 47/100
• State rank: #1233
• US rank: #26228

Category grades

Amenities F Commute F Cost of living F Crime C Employment C+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Green Acres, 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

1 event — show timeline

• 2026-06-13 Listed $73,000 CRMLS