25920 View · Valle Vista, CA 92544

$234,900

2 bd · 2.0 ba · 1,709 sqft · Manufactured public records · 15 Days on market

Built 1966 8,712 sqft lot

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Why this score? — see what drove the C 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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• 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

Great opportunity for investors or owner-occupants! This tenant-occupied manufactured home offers expanded living space with permitted bonus room additions and a functional layout that feels much larger than expected. Situated on a generously sized lot with beautiful mountain views, the property features spacious living areas, covered patio space, additional flex/storage rooms, and plenty of outdoor usability. The interior has been well maintained and offers excellent potential for personalization or long-term investment value. Conveniently located near shopping, schools, and commuter access. A must-see property with unique space and versatility not commonly found in this price range!

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1966

Property features AI

Finance

• Financial info: Assessments: Unknown
• HOA & community: Community offers biking, hiking; mountainous area

Exterior

• Parking: Attached garage with front entry; Driveway (concrete); Two parking spaces
• Utilities: Public/District water; Public sewer; Natural gas connected; Electricity connected; Sewer connected
• Home design: Manufactured house; Single-story; Faces west
• Construction: No common walls; Year built source: appraiser
• Exterior features: Covered front porch and additional porch; Patio; Awning; Has a view; 0–1 unit/acre lot characteristic

Interior

• Kitchen: Formica counters; Formal dining area
• Bedrooms: Two main-level bedrooms; All bedrooms on the lower level
• Flooring: Vinyl; Carpet
• Bathrooms: Two full bathrooms; Bathtub; Shower-in-tub
• Heating & cooling: Central furnace heating; Heat pump; Evaporative cooling
• Interior features: Blinds; One-level home with front entry; Main floor primary bedroom; Bonus room; Living room
• Laundry & utility: Washer hookup; Gas dryer hookup; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $235k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $231k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 41% 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 $2k of loan paydown is wiped out by about $7k 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 $66k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,376 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.08% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.16%
• DSCR: 1.45
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $129,884
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45521 State Highway 74 #104	0.28mi	3/2.0 (+1)	1,512 (-12%)	2mo	$115,000	$76	61
45521 State Highway 74 #107	0.30mi	3/2.0 (+1)	1,664 (-3%)	22mo	$185,000	$111	58
45521 E State Highway 74, Spc 25	0.29mi	3/2.0 (+1)	1,600 (-6%)	18mo	$111,200	$70	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: 0.9%
• Equity multiple: 1.03×
• Total profit: $2,267
• Equity at exit: $35,024

10-year hold

• IRR: 12.2%
• Equity multiple: 2.04×
• Total profit: $68,425
• Equity at exit: $20,310

Cash invested: $65,772 (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: 323
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,536 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$117 /mo · $1,404/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $557

Break-even live

Break-even rent $1,831

Max offer price $234,900

Occupancy floor 73%

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26126 Marshall Ave Hemet, CA	3.0	2.0	1350	$2,610	$1.93	12d	1	0.22mi
26126 Marshall Ave Hemet, CA	3.0	2.0	1350	$2,900	$2.15	20d	1	0.22mi
44826 Orpington Ave Hemet, CA	3.0	2.0	1419	$2,500	$1.76	43d	1	1.07mi
44755 Palm Ave Hemet, CA	3.0	2.0	1478	$2,700	$1.83	43d	1	1.18mi

Listing history 13 events

1. 2026-06-18
   days on market $234,900 Active 15 DOM
2. 2026-06-17
   days on market $234,900 Active 14 DOM
3. 2026-06-16
   days on market $234,900 Active 13 DOM
4. 2026-06-15
   days on market $234,900 Active 12 DOM
5. 2026-06-13
   days on market $234,900 Active 10 DOM
6. 2026-06-09
   days on market $234,900 Active 6 DOM
7. 2026-06-08
   days on market $234,900 Active 5 DOM
8. 2026-06-07
   days on market $234,900 Active 4 DOM
9. 2026-06-03
   statusdays on market $234,900 Active 1 DOM
10. 2026-06-02
    days on market $234,900 Coming Soon 8 DOM
11. 2026-06-01
    days on market $234,900 Coming Soon 7 DOM
12. 2026-05-31
    days on market $234,900 Coming Soon 6 DOM
13. 2026-05-26
    historical $234,900

ⓘ 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: $1,404 · $117/mo
• Projected year-2 tax: $1,785 · $149/mo
• Expected delta: +$381/yr (+$32/mo · 27.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 22 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: $30,433
• − Mortgage interest: −$13,158
• − Property taxes: −$1,404
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,435
• − Management: −$2,435
• − Depreciation: −$6,833
• Taxable income: $2,994
• Est. tax owed @ 24.0%: −$718
• After-tax cash flow: $5,963/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

• 2026-05-26 Coming Soon $234,900 CRMLS

Property tax history

+6.0%/yr

Latest (2025): $1,404 · +111.2% YoY. Source: county tax records.