44725 E Florida Ave #151 · Valle Vista, CA 92544

$34,900

2 bd · 2.0 ba · 1,000 sqft · Manufactured public records · 141 Days on market

Built 1977 $35/sqft · 86% below area

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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
• ARV discount +7.5/15.0
• 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 +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Valle Vista location with stunning views from this 2 bedroom 2 bath fixer-upper mobile home in Fairview Estates 55yr+ senior mobile home park. More info to follow. .. .

Key facts

• 2 parking spots
• Community pool
• Built 1977

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $1k ($16k/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: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 55.4% 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+, crime F, amenities 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.
• Zoned schools: Valle Vista Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 728 students, 86% FRL); Dartmouth Middle (1,037 students, 84% FRL); Hemet High (math 21% / reading 46%, grade F, #656 of 1,170 statewide, top 57%, 2,438 students, 82% FRL) — zoned schools average 84% FRL vs 66% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 329 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 34% 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 $241 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 141 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 5.94% ✓
• Cap rate: 55.42%
• Cash-on-cash: 175.44%
• DSCR: 8.81
• GRM: 1.4

CMA / ARV

• ARV (median comp): $364,341
• List price: $34,900
• Delta: -90.42%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44725 State Highway 74 #177	0.00mi	2/2.0	960 (-4%)	7mo	$58,000	$60	88
44725 State Highway 74 #103	0.00mi	2/2.0	868 (-13%)	4mo	$73,000	$84	75
44725 State Hwy 74 #158	0.00mi	2/2.0	1,110 (+11%)	22mo	$115,000	$104	63
25521 Lincoln Ave	0.34mi	2/2.0	1,100 (+10%)	12mo	$50,000	$45	57
44562 Buntin Way	0.40mi	2/2.0	1,080 (+8%)	15mo	$219,000	$203	56

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: 9.72×
• Total profit: $85,193
• Equity at exit: $5,204

10-year hold

• IRR: —
• Equity multiple: 21.81×
• Total profit: $203,336
• Equity at exit: $3,018

Cash invested: $9,772 (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: 329
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $2,073 high
• Mortgage (P&I): −$183
• Tax from tax record: −$11 /mo · $136/yr
• Insurance: −$15
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $1,362

Break-even live

Break-even rent $349

Max offer price $34,900

Occupancy floor 29%

Sensitivity live

Price	-10% $1,382	-5% $1,372	+0% $1,362	+5% $1,352	+10% $1,342
Rent	-10% $1,198	-5% $1,280	+0% $1,362	+5% $1,444	+10% $1,526
Rate	-1.0pp $1,380	-0.5pp $1,371	base $1,362	+0.5pp $1,353	+1.0pp $1,344

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44826 Orpington Ave Hemet, CA	3.0	2.0	1419	$2,500	$1.76	45d	1	0.21mi
44755 Palm Ave Hemet, CA	3.0	2.0	1478	$2,700	$1.83	45d	1	0.26mi
44099 D St Hemet, CA	3.0	2.0	1040	$2,195	$2.11	19d	1	0.54mi
44085 Palm Ave Hemet, CA	2.0	2.0	800	$1,850	$2.31	5d	1	0.62mi
43816 C St Hemet, CA	2.0	2.0	1040	$2,250	$2.16	25d	1	0.85mi
43611 Florida Ave Unit 10 Hemet, CA	2.0	2.0	850	$1,550	$1.82	45d	1	1.12mi
43601 California 74 Unit 17 Hemet, CA	2.0	2.0	840	$1,400	$1.67	25d	1	1.16mi
26126 Marshall Ave Hemet, CA	3.0	2.0	1350	$2,900	$2.15	21d	1	1.19mi
26126 Marshall Ave Hemet, CA	3.0	2.0	1350	$2,610	$1.93	13d	1	1.19mi
43601 E Florida Ave Unit 43 Hemet, CA	2.0	2.0	960	$1,500	$1.56	45d	1	1.22mi
43601 E Florida Ave #98 Hemet, CA	2.0	2.0	840	$1,400	$1.67	25d	1	1.22mi
43601 E Florida Ave Unit 43 Hemet, CA	2.0	2.0	960	$1,450	$1.51	25d	1	1.22mi
43601 E Florida Ave #98 Hemet, CA	2.0	2.0	800	$1,400	$1.75	45d	1	1.22mi
43601 E Florida Ave Hemet, CA	2.0	2.0	960	$1,550	$1.61	45d	1	1.22mi
26097 Doverwood Pl Hemet, CA	2.0	1.0	1019	$1,849	$1.81	45d	1	1.27mi
26111 Doverwood Pl Hemet, CA	2.0	1.0	1252	$1,849	$1.48	13d	1	1.27mi
43435 Nola St Hemet, CA	3.0	2.0	1500	$1,950	$1.30	25d	1	1.33mi
26123 Anawood Pl Hemet, CA	2.0	1.0	991	$1,680	$1.70	45d	1	1.37mi
25564 Sharp Dr Unit F Hemet, CA	1.0	1.0	832	$1,475	$1.77	45d	1	1.46mi

Listing history 16 events

1. 2026-06-21
   statusdays on market $34,900 Active Under Contract 141 DOM
2. 2026-06-18
   days on market $34,900 Active 138 DOM
3. 2026-06-17
   days on market $34,900 Active 137 DOM
4. 2026-06-16
   days on market $34,900 Active 136 DOM
5. 2026-06-15
   days on market $34,900 Active 135 DOM
6. 2026-06-13
   days on market $34,900 Active 133 DOM
7. 2026-06-09
   days on market $34,900 Active 129 DOM
8. 2026-06-08
   days on market $34,900 Active 128 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    days on market $34,900 Active 127 DOM
11. 2026-06-04
    days on market $34,900 Active 124 DOM
12. 2026-06-03
    days on market $34,900 Active 123 DOM
13. 2026-06-02
    days on market $34,900 Active 122 DOM
14. 2026-06-01
    days on market $34,900 Active 121 DOM
15. 2026-05-31
    days on market $34,900 Active 120 DOM
16. 2026-01-31
    listed $34,900 Active 174-char remark

    Show marketing remark (174 chars)

    Great Valle Vista location with stunning views from this 2 bedroom 2 bath fixer-upper mobile home in Fairview Estates 55yr+ senior mobile home park. More info to follow. .. .

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $136 · $11/mo
• Projected year-2 tax: $265 · $22/mo
• Expected delta: +$129/yr (+$11/mo · 94.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 20 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: $24,874
• − Mortgage interest: −$1,955
• − Property taxes: −$136
• − Insurance: −$972
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − Depreciation: −$1,015
• Taxable income: $16,816
• Est. tax owed @ 24.0%: −$4,036
• After-tax cash flow: $12,310/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

1 event — show timeline

• 2026-01-31 Listed $34,900 CRMLS

Property tax history

+0.6%/yr

Latest (2025): $136 · +8.1% YoY. Source: county tax records.