44725 E 74 Hwy #174 · Valle Vista, CA 92544

$73,000

2 bd · 2.0 ba · 868 sqft · Manufactured · 8 Days on market

Built 2020 Est $73k · at est.

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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 +7.4/15.0
• 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

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: Mobile home remains on site; Mobile dimensions approximately 16' x 56'; Lot features include level/flat yard, landscaped areas, rectangular lot shape, backyard, and established corners; Access via paved highway
• Financial info: Rent/includes: gas, trash, pool, water, sewer
• HOA & community: Part of an association with amenities including pool, spa, clubhouse, electricity, gas, trash and water included in park services; Located in a senior community; Community features include a dog park; Park name: Fairview; Land lease of $630 monthly (seller provided)

Exterior

• Parking: Covered carport (tandem) providing two parking spaces; Driveway-level access
• Security: Carbon monoxide detector(s); Fire and smoke detection system; Smoke detector(s)
• Utilities: Natural gas connected; Electricity connected (standard service); Water connected (district/public); Sewer connected and sewer paid
• Home design: Single-story manufactured/mobile home (Palm Haven Premier model); Turnkey condition; Entry at side; One entry level; One total story; Has a view
• Construction: Drywall walls; Vinyl, wood and wire fencing; Has fence
• Exterior features: Shingle roof; Rain gutters; Slab patio; Has patio; Shed on property; Vinyl skirt

Interior

• Kitchen: Kitchen open to the family/great room; Laminate counters; Refrigerator; Free-standing range (gas); Gas range; Water heater unit
• Bedrooms: Primary bedroom on the main floor; All bedrooms located on the ground level; Main floor bedroom(s)
• Flooring: Carpet; Laminate flooring
• Bathrooms: One full bathroom; One 3/4 bathroom; Main floor full bath with shower in tub and separate shower, exhaust fan
• Heating & cooling: Central heating with furnace; Central cooling
• Interior features: Laminate counters; Ceiling fan; Double pane windows; Association spa; Smoke and fire detection including smoke detectors and carbon monoxide detectors; No interior steps / accessible with low-pile carpeting and multiple access exits
• 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.

Deal economics

• At list price, monthly cash flow is $867 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $73k).
• Cap rate 21.6% 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); 327 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $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 ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $73,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.46% ✓
• Cap rate: 21.63%
• Cash-on-cash: 54.78%
• DSCR: 3.44
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $72,912
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44725 State Highway 74 #103	0.00mi	2/2.0	868 (0%)	4mo	$73,000	$84	97
44725 State Highway 74 #177	0.00mi	2/2.0	960 (+11%)	7mo	$58,000	$60	77
25863 4th St	0.61mi	3/2.0 (+1)	840 (-3%)	10mo	$304,750	$363	53

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: 50.9%
• Equity multiple: 3.30×
• Total profit: $46,914
• Equity at exit: $10,885

10-year hold

• IRR: 57.1%
• Equity multiple: 7.22×
• Total profit: $127,048
• 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: 327
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,793 high
• Mortgage (P&I): −$383
• Tax from tax record: −$70 /mo · $843/yr
• Insurance: −$30
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $867

Break-even live

Break-even rent $696

Max offer price $73,000

Occupancy floor 47%

Sensitivity live

Price	-10% $908	-5% $887	+0% $867	+5% $846	+10% $825
Rent	-10% $725	-5% $796	+0% $867	+5% $937	+10% $1,008
Rate	-1.0pp $903	-0.5pp $885	base $867	+0.5pp $848	+1.0pp $828

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: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44099 D St Hemet, CA	3.0	2.0	1040	$2,195	$2.11	19d	1	0.54mi
44075 B St Hemet, CA	3.0	1.0	680	$1,595	$2.35	21d	1	0.57mi
44085 Palm Ave Hemet, CA	2.0	2.0	800	$1,850	$2.31	5d	1	0.62mi
45371 Cardiff St Hemet, CA	2.0	1.0	624	$1,950	$3.12	44d	1	0.76mi
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	44d	1	1.12mi
43601 California 74 Unit 17 Hemet, CA	2.0	2.0	840	$1,400	$1.67	25d	1	1.16mi
43601 E Florida Ave Hemet, CA	2.0	2.0	960	$1,550	$1.61	44d	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	44d	1	1.22mi
43601 E Florida Ave Unit 43 Hemet, CA	2.0	2.0	960	$1,500	$1.56	44d	1	1.22mi
43601 E Florida Ave #98 Hemet, CA	2.0	2.0	840	$1,400	$1.67	25d	1	1.22mi
26097 Doverwood Pl Hemet, CA	2.0	1.0	1019	$1,849	$1.81	44d	1	1.27mi
26123 Anawood Pl Hemet, CA	2.0	1.0	991	$1,680	$1.70	44d	1	1.37mi
25564 Sharp Dr Unit F Hemet, CA	1.0	1.0	832	$1,475	$1.77	44d	1	1.46mi

Listing history 6 events

1. 2026-06-21
   days on market $73,000 Active 8 DOM
2. 2026-06-18
   days on market $73,000 Active 5 DOM
3. 2026-06-17
   days on market $73,000 Active 4 DOM
4. 2026-06-16
   days on market $73,000 Active 3 DOM
5. 2026-06-15
   remarks 699-char remark
6. 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.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $843 · $70/mo
• Projected year-2 tax: $843 · $70/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $21,517
• − Mortgage interest: −$4,089
• − Property taxes: −$843
• − Insurance: −$1,162
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$2,124
• Taxable income: $9,856
• Est. tax owed @ 24.0%: −$2,366
• After-tax cash flow: $8,034/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

+108.6% since first listed

3 events — show timeline

• 2026-06-13 Listed $73,000 CRMLS
• 2004-10-31 Listing Removed — CRMLS
• 2004-09-07 Listed $35,000 CRMLS

Property tax history

+2.9%/yr

Latest (2025): $843 · -0.8% YoY. Source: county tax records.