44725 state highway 74 #103 · Valle Vista, CA 92544

$77,999

2 bd · 2.0 ba · 868 sqft · Manufactured · 37 Days on market

Built 2020 Good condition $90/sqft · 7% above area Est $73k · 7% over ↓ 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 +4.4/15.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Fairview Park Estates, a 55+ community in East Hemet! This beautiful 2020-built home offers 2 bedrooms and 2 bathrooms across 868 sq. ft. of comfortable living space. The open floor plan features a spacious living area that flows seamlessly into the kitchen and dining area, perfect for entertaining or everyday living. The kitchen boasts modern cabinetry, ample counter space, and granite-style finishes. Each bedroom is located on opposite ends of the home for added privacy, with the primary suite offering a large closet and private bath. Enjoy peaceful mountain views from your covered carport or from the rock scaped yard, complete with a small fenced area and storage shed. The home also features an accessibility ramp and a quiet location within the park. Fairview Park Estates is a 55+ community offering a clubhouse with pool and spa, library, laundry and recreation area. Low space rent of approximately $630 per month includes access to all park amenities. Move-in ready and meticulously cared for — this home combines modern comfort with affordable senior living in the heart of Hemet.

Key facts

• Power surge on hvac
• Upgraded residence
• Privacy shades

Tags

• UPGRADED RESIDENCE
• PRIVACY SHADES
• VINYL FENCE
• POWER SURGE ON HVAC
• FAN MOTOR FOR AC
• NEWLY INSTALLED AWNING

Property features AI

Finance

• Other: Pets allowed with size, breed and number limits
• Financial info: Monthly land lease approximately $650 (park provided)
• HOA & community: Senior community; Street lighting in community; Land lease in park

Exterior

• Parking: Carport with 2 covered spaces; Total parking for 2 vehicles; Located in Fairview MHP (park name)
• Security: Manager approval required for residency
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected; Sewer connected; Water connected
• Home design: Manufactured double-wide home; Single-story (1 story); Entry level is ground floor; Mobile home remains on property; Model PMH PREM A501 CT; Turnkey condition; Has a view
• Construction: Mobile home dimensions approximately 15' x 56'; One shed on property; Seller-provided year built source
• Exterior features: Covered patio; Awning; Community pool; Community spa; Shed; Vinyl fencing; Yard with rock features

Interior

• Kitchen: Gas range; Dishwasher; Microwave; Refrigerator; Water heater unit
• Bedrooms: Primary bedroom; All bedrooms on main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Bathrooms with showers and shower-in-tub
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: High ceilings (9 feet+); Ceiling fan; Double pane windows; Front door entry; One-level home
• Laundry & utility: Washer included; Dryer included; Washer hookup; Gas and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $78k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $849 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.4% 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+, 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; 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 $539 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $75,659 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.30% ✓
• Cap rate: 20.37%
• Cash-on-cash: 50.27%
• DSCR: 3.24
• GRM: 3.6

CMA / ARV

• ARV (median comp): $73,000
• List price: $77,999
• Delta: 6.85%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

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: 46.1%
• Equity multiple: 3.06×
• Total profit: $44,940
• Equity at exit: $11,630

10-year hold

• IRR: 52.8%
• Equity multiple: 6.67×
• Total profit: $123,804
• Equity at exit: $6,744

Cash invested: $21,840 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,793 high
• Mortgage (P&I): −$409
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$32
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $849

Break-even live

Break-even rent $719

Max offer price $77,999

Occupancy floor 48%

Sensitivity live

Price	-10% $893	-5% $871	+0% $849	+5% $826	+10% $804
Rent	-10% $707	-5% $778	+0% $849	+5% $919	+10% $990
Rate	-1.0pp $888	-0.5pp $868	base $849	+0.5pp $828	+1.0pp $808

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: $19,500
• Closing costs: $2,340
• 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	18d	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	4d	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	24d	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	24d	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 18 events

1. 2026-06-15
   days on market $77,999 Active 37 DOM
2. 2026-06-13
   days on market $77,999 Active 35 DOM
3. 2026-06-09
   pricedays on market $77,999 Active 31 DOM
4. 2026-06-08
   days on market $78,900 Active 30 DOM
5. 2026-06-07
   days on market $78,900 Active 29 DOM
6. 2026-06-04
   days on market $78,900 Active 26 DOM
7. 2026-06-03
   days on market $78,900 Active 25 DOM
8. 2026-06-02
   days on market $78,900 Active 24 DOM
9. 2026-06-01
   days on market $78,900 Active 23 DOM
10. 2026-05-31
    days on market $78,900 Active 22 DOM
11. 2026-05-14
    price $81,999 1357-char remark
12. 2026-05-09
    listed $85,000 Active 1357-char remark
13. 2026-02-26
    soldstatus $73,000 Closed Sale 1115-char remark

    Show marketing remark (1115 chars)

    Welcome to Fairview Park Estates, a 55+ community in East Hemet! This beautiful 2020-built home offers 2 bedrooms and 2 bathrooms across 868 sq. ft. of comfortable living space. The open floor plan features a spacious living area that flows seamlessly into the kitchen and dining area, perfect for entertaining or everyday living. The kitchen boasts modern cabinetry, ample counter space, and granite-style finishes. Each bedroom is located on opposite ends of the home for added privacy, with the primary suite offering a large closet and private bath. Enjoy peaceful mountain views from your covered carport or from the rock scaped yard, complete with a small fenced area and storage shed. The home also features an accessibility ramp and a quiet location within the park. Fairview Park Estates is a 55+ community offering a clubhouse with pool and spa, library, laundry and recreation area. Low space rent of approximately $630 per month includes access to all park amenities. Move-in ready and meticulously cared for — this home combines modern comfort with affordable senior living in the heart of Hemet.

14. 2026-02-11
    status Pending Sale 1115-char remark

    Show marketing remark (1115 chars)

    Welcome to Fairview Park Estates, a 55+ community in East Hemet! This beautiful 2020-built home offers 2 bedrooms and 2 bathrooms across 868 sq. ft. of comfortable living space. The open floor plan features a spacious living area that flows seamlessly into the kitchen and dining area, perfect for entertaining or everyday living. The kitchen boasts modern cabinetry, ample counter space, and granite-style finishes. Each bedroom is located on opposite ends of the home for added privacy, with the primary suite offering a large closet and private bath. Enjoy peaceful mountain views from your covered carport or from the rock scaped yard, complete with a small fenced area and storage shed. The home also features an accessibility ramp and a quiet location within the park. Fairview Park Estates is a 55+ community offering a clubhouse with pool and spa, library, laundry and recreation area. Low space rent of approximately $630 per month includes access to all park amenities. Move-in ready and meticulously cared for — this home combines modern comfort with affordable senior living in the heart of Hemet.

15. 2026-01-28
    price $73,000 1115-char remark

    Show marketing remark (1115 chars)

    Welcome to Fairview Park Estates, a 55+ community in East Hemet! This beautiful 2020-built home offers 2 bedrooms and 2 bathrooms across 868 sq. ft. of comfortable living space. The open floor plan features a spacious living area that flows seamlessly into the kitchen and dining area, perfect for entertaining or everyday living. The kitchen boasts modern cabinetry, ample counter space, and granite-style finishes. Each bedroom is located on opposite ends of the home for added privacy, with the primary suite offering a large closet and private bath. Enjoy peaceful mountain views from your covered carport or from the rock scaped yard, complete with a small fenced area and storage shed. The home also features an accessibility ramp and a quiet location within the park. Fairview Park Estates is a 55+ community offering a clubhouse with pool and spa, library, laundry and recreation area. Low space rent of approximately $630 per month includes access to all park amenities. Move-in ready and meticulously cared for — this home combines modern comfort with affordable senior living in the heart of Hemet.

16. 2026-01-19
    price $79,900 1115-char remark

    Show marketing remark (1115 chars)

    Welcome to Fairview Park Estates, a 55+ community in East Hemet! This beautiful 2020-built home offers 2 bedrooms and 2 bathrooms across 868 sq. ft. of comfortable living space. The open floor plan features a spacious living area that flows seamlessly into the kitchen and dining area, perfect for entertaining or everyday living. The kitchen boasts modern cabinetry, ample counter space, and granite-style finishes. Each bedroom is located on opposite ends of the home for added privacy, with the primary suite offering a large closet and private bath. Enjoy peaceful mountain views from your covered carport or from the rock scaped yard, complete with a small fenced area and storage shed. The home also features an accessibility ramp and a quiet location within the park. Fairview Park Estates is a 55+ community offering a clubhouse with pool and spa, library, laundry and recreation area. Low space rent of approximately $630 per month includes access to all park amenities. Move-in ready and meticulously cared for — this home combines modern comfort with affordable senior living in the heart of Hemet.

17. 2025-11-26
    price $84,500 1115-char remark

    Show marketing remark (1115 chars)

    Welcome to Fairview Park Estates, a 55+ community in East Hemet! This beautiful 2020-built home offers 2 bedrooms and 2 bathrooms across 868 sq. ft. of comfortable living space. The open floor plan features a spacious living area that flows seamlessly into the kitchen and dining area, perfect for entertaining or everyday living. The kitchen boasts modern cabinetry, ample counter space, and granite-style finishes. Each bedroom is located on opposite ends of the home for added privacy, with the primary suite offering a large closet and private bath. Enjoy peaceful mountain views from your covered carport or from the rock scaped yard, complete with a small fenced area and storage shed. The home also features an accessibility ramp and a quiet location within the park. Fairview Park Estates is a 55+ community offering a clubhouse with pool and spa, library, laundry and recreation area. Low space rent of approximately $630 per month includes access to all park amenities. Move-in ready and meticulously cared for — this home combines modern comfort with affordable senior living in the heart of Hemet.

18. 2025-10-08
    listed $86,000 Active 1115-char remark

    Show marketing remark (1115 chars)

    Welcome to Fairview Park Estates, a 55+ community in East Hemet! This beautiful 2020-built home offers 2 bedrooms and 2 bathrooms across 868 sq. ft. of comfortable living space. The open floor plan features a spacious living area that flows seamlessly into the kitchen and dining area, perfect for entertaining or everyday living. The kitchen boasts modern cabinetry, ample counter space, and granite-style finishes. Each bedroom is located on opposite ends of the home for added privacy, with the primary suite offering a large closet and private bath. Enjoy peaceful mountain views from your covered carport or from the rock scaped yard, complete with a small fenced area and storage shed. The home also features an accessibility ramp and a quiet location within the park. Fairview Park Estates is a 55+ community offering a clubhouse with pool and spa, library, laundry and recreation area. Low space rent of approximately $630 per month includes access to all park amenities. Move-in ready and meticulously cared for — this home combines modern comfort with affordable senior living in the heart of Hemet.

ⓘ 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: $721 · $60/mo
• Projected year-2 tax: $721 · $60/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: −$4,369
• − Property taxes: −$721
• − Insurance: −$1,187
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$2,269
• Taxable income: $9,528
• Est. tax owed @ 24.0%: −$2,287
• After-tax cash flow: $7,895/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 55+ manufactured home in Fairview Park Estates is in good condition with modern updates and privacy features. It's move-in ready with minor cosmetic improvements needed.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Both landscape front yard — improves curb appeal and enhances property value
• Both replace carpet with hardwood — increases both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Both landscape front yard — improves curb appeal and enhances property value ↑
• Both replace carpet with hardwood — 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

-9.3% since first listed

11 events — show timeline

• 2026-06-09 Price Changed $77,999 CRMLS
• 2026-05-27 Price Changed $78,900 CRMLS
• 2026-05-20 Price Changed $80,800 CRMLS
• 2026-05-14 Price Changed $81,999 CRMLS
• 2026-05-09 Listed $85,000 CRMLS
• 2026-02-26 Sold (MLS) $73,000 CRMLS
• 2026-02-11 Pending — CRMLS
• 2026-01-28 Price Changed $73,000 CRMLS
• 2026-01-19 Price Changed $79,900 CRMLS
• 2025-11-26 Price Changed $84,500 CRMLS
• 2025-10-08 Listed $86,000 CRMLS

Property tax history

-0.1%/yr

Latest (2025): $721 · +2.2% YoY. Source: county tax records.