42751 E Florida Ave #163 · Valle Vista, CA 92544

$49,000

2 bd · 1.0 ba · 780 sqft · Manufactured · 73 Days on market

Built 2003 Good condition $63/sqft · 43% above area Est $34k · 43% over ↓ 28% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Schools +2.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

55+Scenic, Peaceful, Golf Community of Arroyo Fairways. This upgraded and well maintained 2003 home features a covered front entrance, vaulted ceilings, tinted privacy windows on the neighbors side, dual pane windows with custom blinds throughout, central heating. Walk in shower with built in seating. Laminate flooring throughout this home. This home is 15' wide. T-111 siding and newer paint on the outside and inside of this very clean home. Rockscape all around with an mature producing avocado and orange tree. Move in ready with Refrigerator, Washer & Dryer, TV's and Security Cameras. The Park offers free Golf, newly remodeled clubhouse with complete kitchen, billiards, bingo, TV room, card room, swimming pool, jacuzzi and covered shuffleboard courts. Come enjoy a quiet, tranquil park with sweeping views of the mountains and retire your way with resort style living. This home is being offered at a below market price for a quick sale.

Key facts

• Vaulted ceilings
• Dual pane windows
• Custom blinds

Tags

• COVERED FRONT ENTRANCE
• VAULTED CEILINGS
• TINTED PRIVACY WINDOWS
• DUAL PANE WINDOWS
• CUSTOM BLINDS
• WALK IN SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $49k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $994 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $49k).
• Recommended offer: $46k (6.0% below list) — sets the bar for market timing.
• Cap rate 30.6% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $339 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 3.44% ✓
• Cap rate: 30.63%
• Cash-on-cash: 86.93%
• DSCR: 4.87
• GRM: 2.4

CMA / ARV

• ARV (median comp): $34,285
• List price: $49,000
• Delta: 42.92%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42751 E Florida Ave #103	0.00mi	2/2.0	800 (+3%)	6mo	$33,900	$42	87
42751 E Florida #32	0.00mi	2/2.0	800 (+3%)	12mo	$37,000	$46	82
42751 Florida Ave #18	0.13mi	2/1.0	824 (+6%)	23mo	$61,900	$75	65
42751 Florida Ave #148	0.13mi	2/1.5	880 (+13%)	9mo	$67,000	$76	63
43601 State Highway 74 #66	0.71mi	2/2.0	728 (-7%)	10mo	$23,500	$32	43
43601 HWY. 74 #12	0.71mi	2/2.0	840 (+8%)	14mo	$98,000	$117	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: 89.6%
• Equity multiple: 5.28×
• Total profit: $58,674
• Equity at exit: $7,306

10-year hold

• IRR: 93.0%
• Equity multiple: 11.69×
• Total profit: $146,725
• Equity at exit: $4,237

Cash invested: $13,720 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,687 high
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $994

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 36%

Sensitivity live

Price	-10% $1,028	-5% $1,011	+0% $994	+5% $977	+10% $960
Rent	-10% $861	-5% $927	+0% $994	+5% $1,061	+10% $1,127
Rate	-1.0pp $1,019	-0.5pp $1,006	base $994	+0.5pp $981	+1.0pp $968

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5475 Tangerine Ave Hemet, CA	1.0	1.5	600	$1,500	$2.50	6d	1	0.09mi
25564 Sharp Dr Unit F Hemet, CA	1.0	1.0	832	$1,475	$1.77	44d	1	0.49mi
26123 Anawood Pl Hemet, CA	2.0	1.0	991	$1,680	$1.70	44d	1	0.61mi
43601 E Florida Ave Unit 43 Hemet, CA	2.0	2.0	960	$1,450	$1.51	25d	1	0.67mi
43601 E Florida Ave #98 Hemet, CA	2.0	2.0	840	$1,400	$1.67	25d	1	0.67mi
43601 E Florida Ave Unit 43 Hemet, CA	2.0	2.0	960	$1,500	$1.56	44d	1	0.67mi
43601 E Florida Ave Hemet, CA	2.0	2.0	960	$1,550	$1.61	44d	1	0.67mi
43601 E Florida Ave #98 Hemet, CA	2.0	2.0	800	$1,400	$1.75	44d	1	0.67mi
26097 Doverwood Pl Hemet, CA	2.0	1.0	1019	$1,849	$1.81	44d	1	0.69mi
43601 California 74 Unit 17 Hemet, CA	2.0	2.0	840	$1,400	$1.67	25d	1	0.71mi
43611 Florida Ave Unit 10 Hemet, CA	2.0	2.0	850	$1,550	$1.82	44d	1	0.72mi
41900 Acacia Ave Hemet, CA	2.0	1.0	850	$1,800	$2.12	44d	1	0.90mi
43816 C St Hemet, CA	2.0	2.0	1040	$2,250	$2.16	25d	1	1.00mi
41818 Acacia East Ave Hemet, CA	2.0	1.0	1000	$1,850	$1.85	16d	1	1.03mi
41611 Marine Dr Hemet, CA	2.0	1.0	1050	$1,700	$1.62	13d	1	1.21mi
41541 Marine Dr Hemet, CA	2.0	1.0	1000	$1,700	$1.70	13d	1	1.27mi
44085 Palm Ave Hemet, CA	2.0	2.0	800	$1,850	$2.31	5d	1	1.28mi
44075 B St Hemet, CA	3.0	1.0	680	$1,595	$2.35	21d	1	1.29mi
44099 D St Hemet, CA	3.0	2.0	1040	$2,195	$2.11	19d	1	1.31mi

Listing history 31 events

1. 2026-06-21
   days on market $49,000 Active 73 DOM
2. 2026-06-18
   days on market $49,000 Active 70 DOM
3. 2026-06-17
   days on market $49,000 Active 69 DOM
4. 2026-06-16
   days on market $49,000 Active 68 DOM
5. 2026-06-15
   days on market $49,000 Active 67 DOM
6. 2026-06-13
   days on market $49,000 Active 65 DOM
7. 2026-06-09
   days on market $49,000 Active 61 DOM
8. 2026-06-08
   days on market $49,000 Active 60 DOM
9. 2026-06-07
   days on market $49,000 Active 59 DOM
10. 2026-06-04
    days on market $49,000 Active 56 DOM
11. 2026-06-03
    days on market $49,000 Active 55 DOM
12. 2026-06-02
    days on market $49,000 Active 54 DOM
13. 2026-06-01
    days on market $49,000 Active 53 DOM
14. 2026-05-31
    days on market $49,000 Active 52 DOM
15. 2026-05-15
    price $49,000 954-char remark

    Show marketing remark (954 chars)

    55+Scenic, Peaceful, Golf Community of Arroyo Fairways. This upgraded and well maintained 2003 home features a covered front entrance, vaulted ceilings, tinted privacy windows on the neighbors side, dual pane windows with custom blinds throughout, central heating. Walk in shower with built in seating. Laminate flooring throughout this home. This home is 15' wide. T-111 siding and newer paint on the outside and inside of this very clean home. Rockscape all around with an mature producing avocado and orange tree. Move in ready with Refrigerator, Washer & Dryer, TV's and Security Cameras. The Park offers free Golf, newly remodeled clubhouse with complete kitchen, billiards, bingo, TV room, card room, swimming pool, jacuzzi and covered shuffleboard courts. Come enjoy a quiet, tranquil park with sweeping views of the mountains and retire your way with resort style living. This home is being offered at a below market price for a quick sale.

16. 2026-05-05
    status Active 954-char remark

    Show marketing remark (954 chars)

    55+Scenic, Peaceful, Golf Community of Arroyo Fairways. This upgraded and well maintained 2003 home features a covered front entrance, vaulted ceilings, tinted privacy windows on the neighbors side, dual pane windows with custom blinds throughout, central heating. Walk in shower with built in seating. Laminate flooring throughout this home. This home is 15' wide. T-111 siding and newer paint on the outside and inside of this very clean home. Rockscape all around with an mature producing avocado and orange tree. Move in ready with Refrigerator, Washer & Dryer, TV's and Security Cameras. The Park offers free Golf, newly remodeled clubhouse with complete kitchen, billiards, bingo, TV room, card room, swimming pool, jacuzzi and covered shuffleboard courts. Come enjoy a quiet, tranquil park with sweeping views of the mountains and retire your way with resort style living. This home is being offered at a below market price for a quick sale.

17. 2026-05-03
    status Pending Sale 954-char remark

    Show marketing remark (954 chars)

    55+Scenic, Peaceful, Golf Community of Arroyo Fairways. This upgraded and well maintained 2003 home features a covered front entrance, vaulted ceilings, tinted privacy windows on the neighbors side, dual pane windows with custom blinds throughout, central heating. Walk in shower with built in seating. Laminate flooring throughout this home. This home is 15' wide. T-111 siding and newer paint on the outside and inside of this very clean home. Rockscape all around with an mature producing avocado and orange tree. Move in ready with Refrigerator, Washer & Dryer, TV's and Security Cameras. The Park offers free Golf, newly remodeled clubhouse with complete kitchen, billiards, bingo, TV room, card room, swimming pool, jacuzzi and covered shuffleboard courts. Come enjoy a quiet, tranquil park with sweeping views of the mountains and retire your way with resort style living. This home is being offered at a below market price for a quick sale.

18. 2026-04-07
    listed $54,000 Active 954-char remark

    Show marketing remark (954 chars)

    55+Scenic, Peaceful, Golf Community of Arroyo Fairways. This upgraded and well maintained 2003 home features a covered front entrance, vaulted ceilings, tinted privacy windows on the neighbors side, dual pane windows with custom blinds throughout, central heating. Walk in shower with built in seating. Laminate flooring throughout this home. This home is 15' wide. T-111 siding and newer paint on the outside and inside of this very clean home. Rockscape all around with an mature producing avocado and orange tree. Move in ready with Refrigerator, Washer & Dryer, TV's and Security Cameras. The Park offers free Golf, newly remodeled clubhouse with complete kitchen, billiards, bingo, TV room, card room, swimming pool, jacuzzi and covered shuffleboard courts. Come enjoy a quiet, tranquil park with sweeping views of the mountains and retire your way with resort style living. This home is being offered at a below market price for a quick sale.

19. 2026-03-16
    historical
20. 2025-12-23
    price $54,000
21. 2025-11-19
    price $59,000
22. 2025-11-05
    price $62,900
23. 2025-09-25
    price $67,000
24. 2025-08-30
    price $69,900
25. 2025-08-20
    listed $75,000 Active
26. 2022-08-25
    soldstatus $64,900 Closed Sale
27. 2022-07-24
    status Pending Sale
28. 2022-07-04
    status Active
29. 2022-07-02
    historical
30. 2022-05-07
    price $64,900
31. 2022-04-05
    listed $67,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 5 d/yr ≥103°F today · 15 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: $20,241
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$1,425
• Taxable income: $11,852
• Est. tax owed @ 24.0%: −$2,845
• After-tax cash flow: $9,082/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 2003 manufactured home is in good condition with cosmetic updates, move-in ready, and potential for further value enhancement through landscaping and security improvements.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value
• Both Security system upgrade — Improves safety and adds value
• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value ↑
• Both Security system upgrade — Improves safety and adds value ↑
• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑

ⓘ 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

-27.8% since first listed

17 events — show timeline

• 2026-05-15 Price Changed $49,000 CRMLS
• 2026-05-05 Relisted — CRMLS
• 2026-05-03 Pending — CRMLS
• 2026-04-07 Listed $54,000 CRMLS
• 2026-03-16 Listing Removed — CRMLS
• 2025-12-23 Price Changed $54,000 CRMLS
• 2025-11-19 Price Changed $59,000 CRMLS
• 2025-11-05 Price Changed $62,900 CRMLS
• 2025-09-25 Price Changed $67,000 CRMLS
• 2025-08-30 Price Changed $69,900 CRMLS
• 2025-08-20 Listed $75,000 CRMLS
• 2022-08-25 Sold (MLS) $64,900 CRMLS
• 2022-07-24 Pending — CRMLS
• 2022-07-04 Relisted — CRMLS
• 2022-07-02 Listing Removed — CRMLS
• 2022-05-07 Price Changed $64,900 CRMLS
• 2022-04-05 Listed $67,900 CRMLS