45055 E Florida Ave #69 · Valle Vista, CA 92544

$54,999

2 bd · 2.0 ba · 1,100 sqft · Manufactured · 65 Days on market

Built 1968 Good condition $50/sqft · 75% below area

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Why this score? — see what drove the B 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
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to comfortable and convenient senior living in Linda Vista Mobile Home Estates! Located within a desirable 55+ community in Hemet, this beautifully maintained manufactured home is truly turnkey and ready for immediate move-in. Offering a warm and inviting atmosphere, the home has been well cared for and provides the perfect blend of comfort, functionality, and low-maintenance living—ideal for those looking to enjoy an easy, relaxed lifestyle. Perfectly situated within the park, this home enjoys the added benefit of being directly across the street from the community pool—making it easy to take advantage of one of the neighborhood’s best amenities right outside your door. Residents of Linda Vista Mobile Home Estates also enjoy a peaceful community setting with convenient access to nearby shopping, dining, medical facilities, and local recreation. Whether you're downsizing, retiring, or simply looking for an affordable and move-in-ready home, this property presents an excellent opportunity to settle into one of Hemet’s welcoming senior communities. Just bring your belongings and start enjoying your next chapter today!

Key facts

• Community pool
• Convenient access
• Community pool

Tags

• COMMUNITY POOL
• PEACEFUL COMMUNITY SETTING
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 30.5% 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; 18 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 31% 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 $380 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Recommended offer $51,699 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 3.43% ✓
• Cap rate: 30.52%
• Cash-on-cash: 86.53%
• DSCR: 4.85
• GRM: 2.4

CMA / ARV

• ARV (median comp): $223,373
• List price: $54,999
• Delta: -75.38%
• Verdict: UNDERPRICED
• 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 #147	0.02mi	2/1.0	1,116 (+2%)	12mo	$79,999	$72	83
43638 Jared	0.20mi	2/2.0	1,152 (+5%)	2mo	$209,900	$182	82
45055 E Florida Ave #84	0.02mi	2/2.0	1,152 (+5%)	12mo	$35,000	$30	81
43715 Payne	0.38mi	2/2.0	1,152 (+5%)	2mo	$230,000	$200	73
25521 Lincoln Ave	0.68mi	2/2.0	1,100 (0%)	12mo	$50,000	$45	58
43531 E Acacia Ave #15	0.41mi	2/2.0	960 (-13%)	2mo	$65,000	$68	58
25130 E Posey	0.62mi	2/2.0	1,152 (+5%)	6mo	$322,000	$280	58
25382 Wanda Ln	0.39mi	3/2.0 (+1)	1,230 (+12%)	3mo	$390,000	$317	55
43548 Ange Ln	0.71mi	2/2.0	1,200 (+9%)	0mo	$275,000	$229	51
43531 ACACIA #53	0.39mi	2/2.0	1,248 (+14%)	10mo	$75,000	$60	51
25313 Browca St	0.44mi	3/2.0 (+1)	1,248 (+14%)	11mo	$363,000	$291	43
43378 Nola St	0.69mi	2/2.0	1,248 (+14%)	6mo	$297,000	$238	40

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: 89.2%
• Equity multiple: 5.25×
• Total profit: $65,519
• Equity at exit: $8,201

10-year hold

• IRR: 92.6%
• Equity multiple: 11.64×
• Total profit: $163,921
• Equity at exit: $4,755

Cash invested: $15,400 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,887 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $1,110

Break-even live

Break-even rent $481

Max offer price $54,999

Occupancy floor 36%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43816 C St Hemet, CA	2.0	2.0	1040	$2,250	$2.16	24d	1	0.08mi
43611 Florida Ave Unit 10 Hemet, CA	2.0	2.0	850	$1,550	$1.82	44d	1	0.26mi
43601 California 74 Unit 17 Hemet, CA	2.0	2.0	840	$1,400	$1.67	24d	1	0.33mi
44085 Palm Ave Hemet, CA	2.0	2.0	800	$1,850	$2.31	4d	1	0.34mi
44099 D St Hemet, CA	3.0	2.0	1040	$2,195	$2.11	18d	1	0.35mi
43601 E Florida Ave #98 Hemet, CA	2.0	2.0	800	$1,400	$1.75	44d	1	0.41mi
43601 E Florida Ave #98 Hemet, CA	2.0	2.0	840	$1,400	$1.67	24d	1	0.41mi
43601 E Florida Ave Unit 43 Hemet, CA	2.0	2.0	960	$1,500	$1.56	44d	1	0.41mi
43601 E Florida Ave Unit 43 Hemet, CA	2.0	2.0	960	$1,450	$1.51	24d	1	0.41mi
43601 E Florida Ave Hemet, CA	2.0	2.0	960	$1,550	$1.61	44d	1	0.41mi
26097 Doverwood Pl Hemet, CA	2.0	1.0	1019	$1,849	$1.81	44d	1	0.50mi
26111 Doverwood Pl Hemet, CA	2.0	1.0	1252	$1,849	$1.48	12d	1	0.51mi
26123 Anawood Pl Hemet, CA	2.0	1.0	991	$1,680	$1.70	44d	1	0.59mi
25564 Sharp Dr Unit F Hemet, CA	1.0	1.0	832	$1,475	$1.77	44d	1	0.61mi
43435 Nola St Hemet, CA	3.0	2.0	1500	$1,950	$1.30	24d	1	0.64mi
43170 Wall St Hemet, CA	2.0	2.0	1140	$1,895	$1.66	3d	1	0.66mi
44755 Palm Ave Hemet, CA	3.0	2.0	1478	$2,700	$1.83	44d	1	1.00mi
44826 Orpington Ave Hemet, CA	3.0	2.0	1419	$2,500	$1.76	44d	1	1.05mi

Listing history 14 events

1. 2026-06-18
   days on market $54,999 Active 65 DOM
2. 2026-06-17
   days on market $54,999 Active 64 DOM
3. 2026-06-16
   days on market $54,999 Active 63 DOM
4. 2026-06-15
   days on market $54,999 Active 62 DOM
5. 2026-06-13
   days on market $54,999 Active 60 DOM
6. 2026-06-09
   days on market $54,999 Active 56 DOM
7. 2026-06-08
   days on market $54,999 Active 55 DOM
8. 2026-06-07
   days on market $54,999 Active 54 DOM
9. 2026-06-04
   days on market $54,999 Active 51 DOM
10. 2026-06-03
    days on market $54,999 Active 50 DOM
11. 2026-06-02
    days on market $54,999 Active 49 DOM
12. 2026-06-01
    days on market $54,999 Active 48 DOM
13. 2026-05-31
    days on market $54,999 Active 47 DOM
14. 2026-04-14
    listed $54,999 Active 1165-char remark

    Show marketing remark (1165 chars)

    Welcome to comfortable and convenient senior living in Linda Vista Mobile Home Estates! Located within a desirable 55+ community in Hemet, this beautifully maintained manufactured home is truly turnkey and ready for immediate move-in. Offering a warm and inviting atmosphere, the home has been well cared for and provides the perfect blend of comfort, functionality, and low-maintenance living—ideal for those looking to enjoy an easy, relaxed lifestyle. Perfectly situated within the park, this home enjoys the added benefit of being directly across the street from the community pool—making it easy to take advantage of one of the neighborhood’s best amenities right outside your door. Residents of Linda Vista Mobile Home Estates also enjoy a peaceful community setting with convenient access to nearby shopping, dining, medical facilities, and local recreation. Whether you're downsizing, retiring, or simply looking for an affordable and move-in-ready home, this property presents an excellent opportunity to settle into one of Hemet’s welcoming senior communities. Just bring your belongings and start enjoying your next chapter today!

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

Taxation est. · year 1

• Rental income: $22,642
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − Depreciation: −$1,600
• Taxable income: $13,238
• Est. tax owed @ 24.0%: −$3,177
• After-tax cash flow: $10,149/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 well-maintained manufactured home is move-in ready and offers a comfortable and convenient living experience in a desirable 55+ community.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and the home's overall appearance.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more potential buyers or renters.
• Both Adding a small front porch — A front porch can improve the home's curb appeal and provide a welcoming entrance for guests.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and the home's overall appearance. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more potential buyers or renters. ↑
• Both Adding a small front porch — A front porch can improve the home's curb appeal and provide a welcoming entrance for guests. ↑

ⓘ 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

1 event — show timeline

• 2026-04-14 Listed $54,999 CRMLS