42751 E Florida Ave #165 · Valle Vista, CA 92544

$75,000

2 bd · 2.0 ba · 1,100 sqft · Manufactured · 53 Days on market

Built 1966 Fair condition $68/sqft · 14% above area Est $66k · 14% over

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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
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely property at Arroyo Fairways, a 55+ golf course community offering a peaceful, amenity-rich retirement lifestyle. This well-maintained home features a covered front entrance porch. 2 Bedrooms, 2 Bathrooms, ceiling fan, custom window blinds throughout, central and cooling heating, laminate wood flooring. Open concept kitchen flows into the dining area, while the spacious living room is filled with natural light from large picture windows that frame beautiful evening sunsets. The Refrigerator (INCLUDED). The laundry room inside the property is perfect to accommodate your appliances. The primary bedroom is spacious includes a wardrobe closet and the bathroom with a beautiful vanity. The additional bedroom is generously sized with a big closet. Residents of Arroyo Fairways enjoy access to a clubhouse with a newly remodeled kitchen and TV room, billiards, covered shuffleboard courts, a swimming pool, a jacuzzi, and unlimited free golf—all set in a tranquil and scenic community perfect for embracing the retirement lifestyle. Near shopping centers and restaurants. Definitely a must see set your appointment today.

Key facts

• Open concept kitchen
• Laundry room
• Natural light

Tags

• GOLF COURSE COMMUNITY
• COVERED FRONT ENTRANCE PORCH
• OPEN CONCEPT KITCHEN
• NATURAL LIGHT
• LARGE PICTURE WINDOWS
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $886 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.5% 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); 323 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $519 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.37% ✓
• Cap rate: 20.46%
• Cash-on-cash: 50.61%
• DSCR: 3.25
• GRM: 3.5

CMA / ARV

• ARV (median comp): $65,505
• List price: $75,000
• Delta: 14.50%
• Verdict: OVERPRICED
• Comps: 20 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 #41	0.00mi	2/2.0	1,040 (-6%)	8mo	$41,600	$40	84
42751 E Florida Ave #76	0.00mi	2/2.0	1,152 (+5%)	12mo	$75,000	$65	82
42751 Florida #126	0.16mi	2/2.0	1,210 (+10%)	1mo	$64,000	$53	75
42751 E Florida Ave #98	0.24mi	2/2.0	1,152 (+5%)	13mo	$72,000	$63	70
42751 E Florida Ave #59	0.24mi	2/2.5	1,200 (+9%)	9mo	$33,000	$28	64
42751 E Florida Ave #112	0.00mi	2/1.5	960 (-13%)	17mo	$85,900	$89	63

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: 50.5%
• Equity multiple: 3.27×
• Total profit: $47,739
• Equity at exit: $11,183

10-year hold

• IRR: 56.7%
• Equity multiple: 7.15×
• Total profit: $129,075
• Equity at exit: $6,485

Cash invested: $21,000 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $886

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 45%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43170 Wall St Hemet, CA	2.0	2.0	1140	$1,895	$1.66	3d	1	0.45mi
25564 Sharp Dr Unit F Hemet, CA	1.0	1.0	832	$1,475	$1.77	43d	1	0.49mi
26123 Anawood Pl Hemet, CA	2.0	1.0	991	$1,680	$1.70	43d	1	0.61mi
43601 E Florida Ave #98 Hemet, CA	2.0	2.0	840	$1,400	$1.67	24d	1	0.67mi
43601 E Florida Ave Hemet, CA	2.0	2.0	960	$1,550	$1.61	43d	1	0.67mi
43601 E Florida Ave Unit 43 Hemet, CA	2.0	2.0	960	$1,500	$1.56	43d	1	0.67mi
43601 E Florida Ave Unit 43 Hemet, CA	2.0	2.0	960	$1,450	$1.51	23d	1	0.67mi
43601 E Florida Ave #98 Hemet, CA	2.0	2.0	800	$1,400	$1.75	43d	1	0.67mi
26097 Doverwood Pl Hemet, CA	2.0	1.0	1019	$1,849	$1.81	43d	1	0.69mi
26111 Doverwood Pl Hemet, CA	2.0	1.0	1252	$1,849	$1.48	12d	1	0.69mi
43601 California 74 Unit 17 Hemet, CA	2.0	2.0	840	$1,400	$1.67	23d	1	0.71mi
43611 Florida Ave Unit 10 Hemet, CA	2.0	2.0	850	$1,550	$1.82	43d	1	0.72mi
43435 Nola St Hemet, CA	3.0	2.0	1500	$1,950	$1.30	24d	1	0.86mi
41900 Acacia Ave Hemet, CA	2.0	1.0	850	$1,800	$2.12	43d	1	0.90mi
43816 C St Hemet, CA	2.0	2.0	1040	$2,250	$2.16	24d	1	1.00mi
41818 Acacia East Ave Hemet, CA	2.0	1.0	1000	$1,850	$1.85	15d	1	1.03mi
41611 Marine Dr Hemet, CA	2.0	1.0	1050	$1,700	$1.62	12d	1	1.21mi
41541 Marine Dr Hemet, CA	2.0	1.0	1000	$1,700	$1.70	12d	1	1.27mi
44085 Palm Ave Hemet, CA	2.0	2.0	800	$1,850	$2.31	4d	1	1.28mi
41517 Marine Dr Hemet, CA	2.0	2.0	1196	$1,850	$1.55	24d	1	1.30mi
44099 D St Hemet, CA	3.0	2.0	1040	$2,195	$2.11	18d	1	1.31mi

Listing history 5 events

1. 2026-06-01
   days on market $75,000 Active 53 DOM
2. 2026-05-31
   days on market $75,000 Active 52 DOM
3. 2026-04-09
   listed $75,000 Active 1135-char remark

   Show marketing remark (1135 chars)

   Lovely property at Arroyo Fairways, a 55+ golf course community offering a peaceful, amenity-rich retirement lifestyle. This well-maintained home features a covered front entrance porch. 2 Bedrooms, 2 Bathrooms, ceiling fan, custom window blinds throughout, central and cooling heating, laminate wood flooring. Open concept kitchen flows into the dining area, while the spacious living room is filled with natural light from large picture windows that frame beautiful evening sunsets. The Refrigerator (INCLUDED). The laundry room inside the property is perfect to accommodate your appliances. The primary bedroom is spacious includes a wardrobe closet and the bathroom with a beautiful vanity. The additional bedroom is generously sized with a big closet. Residents of Arroyo Fairways enjoy access to a clubhouse with a newly remodeled kitchen and TV room, billiards, covered shuffleboard courts, a swimming pool, a jacuzzi, and unlimited free golf—all set in a tranquil and scenic community perfect for embracing the retirement lifestyle. Near shopping centers and restaurants. Definitely a must see set your appointment today.

4. 2025-01-27
   soldstatus $75,000 Closed Sale 371-char remark

   Show marketing remark (371 chars)

   55+ Golf Community of Arroyo Fairways. Scenic and peaceful. Super clean 2 Bdr/1Bth. is move-in ready. Home has central heating. Park has lots of amenities and Golf is free. Look around at the beautiful clubhouse , swimming pool, jacuzzi, shuffleboard, putting green and more. Corner lot. View out the front windows of the Idywilld Mountains. Just sit back and enjoy life!

5. 2024-11-13
   listed $75,000 Active 371-char remark

   Show marketing remark (371 chars)

   55+ Golf Community of Arroyo Fairways. Scenic and peaceful. Super clean 2 Bdr/1Bth. is move-in ready. Home has central heating. Park has lots of amenities and Golf is free. Look around at the beautiful clubhouse , swimming pool, jacuzzi, shuffleboard, putting green and more. Corner lot. View out the front windows of the Idywilld Mountains. Just sit back and enjoy life!

ⓘ 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: $21,325
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$2,182
• Taxable income: $10,030
• Est. tax owed @ 24.0%: −$2,407
• After-tax cash flow: $8,220/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 · 6 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, with potential for value increases through painting and landscaping.

Repairs flagged

• Minor Paint — Interior walls appear clean but may benefit from touch-up
• Minor Landscaping — Landscaping includes grass and shrubs, but could be improved

Value-add opportunities

• Resale Paint interior walls — Fresh paint can enhance the home's appearance and value
• Rental Landscaping — Well-maintained landscaping can attract tenants and increase rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Interior walls appear clean but may benefit from touch-up	Minor	$500–3,000
Landscaping · Landscaping includes grass and shrubs, but could be improved	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can enhance the home's appearance and value ↑
• Rental Landscaping — Well-maintained landscaping can attract tenants and increase 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

+0.0% since first listed

3 events — show timeline

• 2026-04-09 Listed $75,000 CRMLS
• 2025-01-27 Sold (MLS) $75,000 CRMLS
• 2024-11-13 Listed $75,000 CRMLS