43601 State Highway 74 Sp#4 · Valle Vista, CA 92544

$17,000

2 bd · 2.0 ba · 624 sqft · Manufactured public records · 351 Days on market

Built 1964 $27/sqft · 39% below area Est $28k · 39% under ↓ 18% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 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

55+ community of Rancho De Anza, this home is a Fixer and being sold as is condition. With a little vision this home has tons of potential. 1 bedroom and 1 bathroom has a bright open kitchen and spacious living room.

Key facts

• Bright open kitchen
• Spacious living room
• Community pool

Tags

• BRIGHT OPEN KITCHEN
• SPACIOUS LIVING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $17k.

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 $17k).
• Recommended offer: $15k (12.0% below list) — sets the bar for market timing.
• Cap rate 100.3% 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; 2 comparable units currently listed for rent nearby; 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 $118 of loan paydown is wiped out by about $510 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 351 days — a 12% lower offer ($15k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $14,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 351 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 1964 — 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. 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.
8. 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.
9. 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: 10.69% ✓
• Cap rate: 100.27%
• Cash-on-cash: 335.65%
• DSCR: 15.93
• GRM: 0.8

CMA / ARV

• ARV (median comp): $27,700
• List price: $17,000
• Delta: -38.63%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43601 E Florida Ave #69	0.07mi	2/1.0	624 (0%)	8mo	$16,000	$26	86
45055 E Florida Ave #109	0.34mi	2/2.0	660 (+6%)	2mo	$29,000	$44	73
43531 ACACIA Ave #18	0.15mi	1/1.0 (-1)	672 (+8%)	9mo	$26,000	$39	64
43601 E Florida Ave #91	0.07mi	2/1.0	576 (-8%)	21mo	$35,000	$61	62
45055 E Florida Ave #117	0.34mi	1/1.0 (-1)	700 (+12%)	2mo	$27,700	$40	53
43601 Florida Ave #44	0.07mi	1/1.0 (-1)	540 (-14%)	20mo	$23,000	$43	49

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: 18.98×
• Total profit: $85,602
• Equity at exit: $2,535

10-year hold

• IRR: —
• Equity multiple: 42.79×
• Total profit: $198,911
• Equity at exit: $1,470

Cash invested: $4,760 (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: 0.8×

Monthly cashflow live

• Estimated rent: $1,817 medium
• Mortgage (P&I): −$89
• Tax from tax record: −$8 /mo · $97/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $1,331

Break-even live

Break-even rent $132

Max offer price $17,000

Occupancy floor 22%

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: $4,250
• Closing costs: $510
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44075 B St Hemet, CA	3.0	1.0	680	$1,595	$2.35	20d	1	0.67mi
5475 Tangerine Ave Hemet, CA	1.0	1.5	600	$1,500	$2.50	5d	1	0.68mi

Listing history 17 events

1. 2026-06-18
   days on market $17,000 Active 351 DOM
2. 2026-06-17
   days on market $17,000 Active 350 DOM
3. 2026-06-16
   days on market $17,000 Active 349 DOM
4. 2026-06-15
   days on market $17,000 Active 348 DOM
5. 2026-06-13
   days on market $17,000 Active 346 DOM
6. 2026-06-09
   days on market $17,000 Active 342 DOM
7. 2026-06-08
   days on market $17,000 Active 341 DOM
8. 2026-06-07
   days on market $17,000 Active 340 DOM
9. 2026-06-04
   days on market $17,000 Active 337 DOM
10. 2026-06-03
    days on market $17,000 Active 336 DOM
11. 2026-06-02
    days on market $17,000 Active 335 DOM
12. 2026-06-02
    price $17,000 Active 334 DOM
13. 2026-06-01
    days on market $18,000 Active 334 DOM
14. 2026-05-31
    days on market $18,000 Active 333 DOM
15. 2025-10-01
    price $18,000 216-char remark

    Show marketing remark (216 chars)

    55+ community of Rancho De Anza, this home is a Fixer and being sold as is condition. With a little vision this home has tons of potential. 1 bedroom and 1 bathroom has a bright open kitchen and spacious living room.

16. 2025-08-22
    price $19,900 216-char remark

    Show marketing remark (216 chars)

    55+ community of Rancho De Anza, this home is a Fixer and being sold as is condition. With a little vision this home has tons of potential. 1 bedroom and 1 bathroom has a bright open kitchen and spacious living room.

17. 2025-07-02
    listed $22,000 Active 216-char remark

    Show marketing remark (216 chars)

    55+ community of Rancho De Anza, this home is a Fixer and being sold as is condition. With a little vision this home has tons of potential. 1 bedroom and 1 bathroom has a bright open kitchen and spacious living room.

ⓘ 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: $97 · $8/mo
• Projected year-2 tax: $129 · $11/mo
• Expected delta: +$33/yr (+$3/mo · 33.7%)

ⓘ 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 ≥103°F today · 19 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: $21,808
• − Mortgage interest: −$952
• − Property taxes: −$97
• − Insurance: −$85
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − Depreciation: −$495
• Taxable income: $16,690
• Est. tax owed @ 24.0%: −$4,006
• After-tax cash flow: $11,971/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

-18.2% since first listed

3 events — show timeline

• 2025-10-01 Price Changed $18,000 CRMLS
• 2025-08-22 Price Changed $19,900 CRMLS
• 2025-07-02 Listed $22,000 CRMLS

Property tax history

+1.2%/yr

Latest (2025): $97 · +5.0% YoY. Source: county tax records.