44099 D St · Valle Vista, CA 92544

$254,900

2 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 67 Days on market

Built 1965 9,148 sqft lot $245/sqft · 26% above area Est $233k · 9% over

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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 +14.3/30.0
• DSCR +4.3/10.0
• Rent growth +3.7/5.0
• ARV discount +3.3/15.0
• Livability +2.9/5.0
• 1% rule +2.7/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready 3-bedroom, 2-bath doublewide mobile home on a spacious 9,148 sq ft lot. Situated on private land with no land lease. Features new interior paint, new flooring throughout, updated kitchen cabinets, new stove, and remodeled bathrooms with new tubs and fixtures. Conveniently located near shopping, public transportation, freeways, parks, a local library, and Valle Vista Elementary School.

Key facts

• Move-in ready
• Private land
• New stove

Tags

• MOVE-IN READY
• PRIVATE LAND
• NEW INTERIOR PAINT
• NEW FLOORING
• UPDATED KITCHEN CABINETS
• NEW STOVE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $255k.

Deal economics

• At list price, monthly cash flow is $45 ($545/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (23.3% below list).
• Recommended offer: $195k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 32% 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 $8k 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.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $255k implies a 750% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $195,466 (23.3% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.76%
• DSCR: 1.03
• GRM: 10.9

CMA / ARV

• ARV (median comp): $233,017
• List price: $254,900
• Delta: 9.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44725 E Florida Ave #140	0.33mi	2/2.0	960 (-8%)	14mo	$119,000	$124	60
25521 Lincoln Ave	0.44mi	2/2.0	1,100 (+6%)	12mo	$50,000	$45	60
43638 Jared	0.47mi	2/2.0	1,152 (+11%)	2mo	$209,900	$182	59
44725 E Florida Ave #147	0.33mi	2/1.0	1,116 (+7%)	12mo	$79,999	$72	58
43715 Payne	0.49mi	2/2.0	1,152 (+11%)	2mo	$230,000	$200	58
43531 E Acacia Ave #15	0.61mi	2/2.0	960 (-8%)	2mo	$65,000	$68	57
45055 E Florida Ave #84	0.33mi	2/2.0	1,152 (+11%)	12mo	$35,000	$30	56
44725 State Highway 74 #177	0.56mi	2/2.0	960 (-8%)	7mo	$58,000	$60	55
45055 E Florida Ave #86	0.33mi	2/2.0	1,156 (+11%)	14mo	$49,000	$42	55
43531 Acacia Ave #16	0.60mi	2/2.0	1,060 (+2%)	18mo	$52,500	$50	54
44562 Buntin Way	0.64mi	2/2.0	1,080 (+4%)	15mo	$219,000	$203	51
25168 Wanda Ln	0.70mi	2/2.0	1,152 (+11%)	14mo	$320,000	$278	38

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: -13.3%
• Equity multiple: 0.51×
• Total profit: $-34,736
• Equity at exit: $38,006

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-10,816
• Equity at exit: $22,039

Cash invested: $71,372 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,955 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$56 /mo · $670/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $45

Break-even live

Break-even rent $1,897

Max offer price $254,900

Occupancy floor 93%

Sensitivity live

Price	-10% $190	-5% $118	+0% $45	+5% $-27	+10% $-99
Rent	-10% $-109	-5% $-32	+0% $45	+5% $123	+10% $200
Rate	-1.0pp $174	-0.5pp $110	base $45	+0.5pp $-21	+1.0pp $-88

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	0.03mi
44085 Palm Ave Hemet, CA	2.0	2.0	800	$1,850	$2.31	5d	1	0.28mi
43816 C St Hemet, CA	2.0	2.0	1040	$2,250	$2.16	25d	1	0.36mi
43611 Florida Ave Unit 10 Hemet, CA	2.0	2.0	850	$1,550	$1.82	44d	1	0.61mi
43601 California 74 Unit 17 Hemet, CA	2.0	2.0	840	$1,400	$1.67	25d	1	0.64mi
43601 E Florida Ave #98 Hemet, CA	2.0	2.0	800	$1,400	$1.75	44d	1	0.70mi
43601 E Florida Ave #98 Hemet, CA	2.0	2.0	840	$1,400	$1.67	25d	1	0.70mi
43601 E Florida Ave Unit 43 Hemet, CA	2.0	2.0	960	$1,450	$1.51	25d	1	0.70mi
43601 E Florida Ave Hemet, CA	2.0	2.0	960	$1,550	$1.61	44d	1	0.70mi
43601 E Florida Ave Unit 43 Hemet, CA	2.0	2.0	960	$1,500	$1.56	44d	1	0.70mi
44755 Palm Ave Hemet, CA	3.0	2.0	1478	$2,700	$1.83	44d	1	0.70mi
44826 Orpington Ave Hemet, CA	3.0	2.0	1419	$2,500	$1.76	44d	1	0.72mi
26097 Doverwood Pl Hemet, CA	2.0	1.0	1019	$1,849	$1.81	44d	1	0.75mi
26111 Doverwood Pl Hemet, CA	2.0	1.0	1252	$1,849	$1.48	13d	1	0.76mi
26123 Anawood Pl Hemet, CA	2.0	1.0	991	$1,680	$1.70	44d	1	0.86mi
43435 Nola St Hemet, CA	3.0	2.0	1500	$1,950	$1.30	25d	1	0.92mi
25564 Sharp Dr Unit F Hemet, CA	1.0	1.0	832	$1,475	$1.77	44d	1	0.96mi
43170 Wall St Hemet, CA	2.0	2.0	1140	$1,895	$1.66	4d	1	1.01mi

Listing history 10 events

1. 2026-06-01
   days on market $254,900 Active 67 DOM
2. 2026-05-31
   days on market $254,900 Active 66 DOM
3. 2026-05-11
   price $259,900 401-char remark

   Show marketing remark (401 chars)

   Move-in ready 3-bedroom, 2-bath doublewide mobile home on a spacious 9,148 sq ft lot. Situated on private land with no land lease. Features new interior paint, new flooring throughout, updated kitchen cabinets, new stove, and remodeled bathrooms with new tubs and fixtures. Conveniently located near shopping, public transportation, freeways, parks, a local library, and Valle Vista Elementary School.

4. 2026-04-23
   price $264,900 401-char remark

   Show marketing remark (401 chars)

   Move-in ready 3-bedroom, 2-bath doublewide mobile home on a spacious 9,148 sq ft lot. Situated on private land with no land lease. Features new interior paint, new flooring throughout, updated kitchen cabinets, new stove, and remodeled bathrooms with new tubs and fixtures. Conveniently located near shopping, public transportation, freeways, parks, a local library, and Valle Vista Elementary School.

5. 2026-04-09
   price $269,900 401-char remark

   Show marketing remark (401 chars)

   Move-in ready 3-bedroom, 2-bath doublewide mobile home on a spacious 9,148 sq ft lot. Situated on private land with no land lease. Features new interior paint, new flooring throughout, updated kitchen cabinets, new stove, and remodeled bathrooms with new tubs and fixtures. Conveniently located near shopping, public transportation, freeways, parks, a local library, and Valle Vista Elementary School.

6. 2026-03-24
   listed $274,900 Active 401-char remark

   Show marketing remark (401 chars)

   Move-in ready 3-bedroom, 2-bath doublewide mobile home on a spacious 9,148 sq ft lot. Situated on private land with no land lease. Features new interior paint, new flooring throughout, updated kitchen cabinets, new stove, and remodeled bathrooms with new tubs and fixtures. Conveniently located near shopping, public transportation, freeways, parks, a local library, and Valle Vista Elementary School.

7. 2026-03-15
   historical $2,395
8. 2026-03-14
   listed $2,395
9. 2022-12-14
   historical
10. 1996-11-18
    soldstatus $30,000

ⓘ 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: $670 · $56/mo
• Projected year-2 tax: $1,937 · $161/mo
• Expected delta: +$1,267/yr (+$106/mo · 189.2%)

ⓘ 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 8/10 Severe
• 🌡 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: $23,456
• − Mortgage interest: −$14,278
• − Property taxes: −$670
• − Insurance: −$1,274
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − Depreciation: −$7,415
• Taxable loss: −$3,935
• Est. tax savings @ 24.0%: +$944
• After-tax cash flow: $1,490/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

+766.3% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $259,900 CRMLS
• 2026-04-23 Price Changed $264,900 CRMLS
• 2026-04-09 Price Changed $269,900 CRMLS
• 2026-03-24 Listed $274,900 CRMLS
• 2026-03-15 Rental Removed $2,395 APPFOLIO
• 2026-03-14 Listed for Rent $2,395 APPFOLIO
• 2022-12-14 Rental Removed — CRMLS
• 1996-11-18 Sold (Public Records) $30,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $670 · -48.3% YoY. Source: county tax records.