5001 W Florida Ave #158 · Hemet, CA 92545

$54,995

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 38 Days on market

Built 1975 $38/sqft · 22% below area Est $70k · 22% under

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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 +3.4/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great view property located in South East Hemet. Updated home designed into a Southwestern style ranch house. This double wide manufacture home offers privacy with a great open floor plan. Main suite offers additional living area with full bathroom. Guest bedroom/ laundry area also includes a private 3/4 bath. Living dinning area is open up to the beautiful view of the valley and moutains Enjoy your morning coffee or tea as the sun rises or a adult drink in the afternoon with a beautiful sunset. Space rent is reasonable rent Don't miss this great opportunity CASH OFFERS ONLY * * AGE RESTRICTED 55 PLUS * *

Key facts

• Clubhouse
• Tennis courts
• Pools

Tags

• GOLF COURSE VIEWS
• CLUBHOUSE
• TENNIS COURTS
• POOLS

Property features AI

Finance

• Financial info: Land lease required (monthly amount listed separately); Rent/fees may include pool access
• HOA & community: Senior community; Onsite property management; Controlled access / guard; Clubhouse and meeting rooms; Fitness/gym room; Billiard and card rooms; Banquet facilities; Picnic and barbecue/outdoor cooking areas; Tennis and pickleball courts; Other sport courts and multipurpose recreational areas; Golf course access; Dog park; Fishing and lake amenities; Pool and spa; Maintenance of grounds; Pet rules and permitted types (pets permitted with limits); Weight limit

Exterior

• Parking: Covered parking and driveway; Attached carport; Two carport spaces (total 2 parking spaces)
• Security: Gated community with guard/attendant and controlled access; 24-hour security; Card/code access
• Utilities: Public sewer; District/public water; Electric service
• Home design: Single-story mobile/manufactured home; One total story; Mobile home dimensions approximately 24' x 60'; Lot on lakeside / lake front; Level with street; Park nearby
• Construction: Shingle roof; Mobile home remains on site
• Exterior features: Open patio; Deck; Exterior lighting; Community in-ground heated spa; Community in-ground heated pool

Interior

• Kitchen: Open kitchen with island; Formica counters; Built-in range; Microwave; Range/stove hood; Refrigerator; Dishwasher; Pantry
• Bedrooms: All bedrooms on the main floor; Main floor primary bedroom; Main floor bedroom
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; Master bath with double sinks; Separate tub and shower in at least one bath; Bathtub and shower(s); Closet in bathroom; Main floor full bath
• Heating & cooling: Central heating (furnace); Central electric cooling
• Interior features: Built-in shelving/storage; Unfurnished; Ceiling fans; Pantry; Recessed lighting; Additional storage space; Blinds and window screens; One-level living; Entry located under carport
• Laundry & utility: Separate laundry room; Washer included; Dryer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/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: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 39.9% vs local median 4.9% in Hemet — 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 51/100 on livability (#1,056 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime D+, amenities F, commute 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.
• Zoned schools: Harmony Elementary (684 students, 84% FRL); Rancho Viejo Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 975 students, 88% FRL); West Valley High (math 18% / reading 40%, grade F, #770 of 1,170 statewide, top 66%, 1,898 students, 88% FRL) — zoned schools average 87% FRL vs 66% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 290 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 44% of the median local income ($64k/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 + 3.7% rent growth), your $15k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 3→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,345 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D 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: 4.29% ✓
• Cap rate: 39.86%
• Cash-on-cash: 119.89%
• DSCR: 6.33
• GRM: 1.9

CMA / ARV

• ARV (median comp): $70,483
• List price: $54,995
• Delta: -21.97%
• 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
5001 W Florida #171	0.00mi	2/2.0 (-1)	1,440 (0%)	1mo	$67,000	$47	94
5001 FLORIDA #311	0.00mi	2/2.0 (-1)	1,440 (0%)	1mo	$73,990	$51	94
5001 W Florida Ave #305	0.00mi	2/2.0 (-1)	1,440 (0%)	2mo	$91,000	$63	93
5001 W Florida #661	0.00mi	2/2.0 (-1)	1,440 (0%)	3mo	$97,000	$67	92
5001 W Florida Ave #482	0.00mi	2/2.0 (-1)	1,440 (0%)	4mo	$55,000	$38	92
5001 W Florida #524	0.00mi	2/2.0 (-1)	1,488 (+3%)	3mo	$62,000	$42	87
5001 W Florida #618	0.00mi	2/2.0 (-1)	1,344 (-7%)	4mo	$70,000	$52	81
5001 W Florida Ave W #728	0.00mi	2/2.0 (-1)	1,344 (-7%)	4mo	$56,000	$42	81
5001 W Florida Ave #135	0.10mi	2/2.0 (-1)	1,504 (+4%)	5mo	$55,000	$37	78
5001 W Florida Ave #139	0.00mi	2/2.0 (-1)	1,560 (+8%)	5mo	$105,000	$67	77
5001 W Florida Ave #122	0.10mi	2/2.0 (-1)	1,296 (-10%)	0mo	$52,500	$41	73
5001 W Florida #695	0.10mi	2/2.0 (-1)	1,248 (-13%)	5mo	$45,000	$36	64

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 · 3.74% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.90×
• Total profit: $90,841
• Equity at exit: $8,200

10-year hold

• IRR: —
• Equity multiple: 14.81×
• Total profit: $212,645
• Equity at exit: $4,755

Cash invested: $15,399 (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 92545

• Home prices YoY: -24.6%
• Rents YoY: 3.7%
• Active inventory: 290
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $2,358 high
• Mortgage (P&I): −$288
• Tax from tax record: −$13 /mo · $161/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $1,538

Break-even live

Break-even rent $411

Max offer price $54,995

Occupancy floor 30%

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: $13,749
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4400 W Florida Ave Spc 26 Hemet, CA	3.0	2.0	1193	$1,699	$1.42	15d	1	0.51mi
4400 W Florida Ave Unit 86 Hemet, CA	3.0	2.0	1310	$1,800	$1.37	43d	1	0.54mi
3800 W Devonshire Ave Hemet, CA	3.0	1.0–2.0	816	$2,160	$2.65	1d	8	1.07mi
3080 Hampton Ave Hemet, CA	4.0	2.0	1552	$2,695	$1.74	7d	1	1.22mi
3030 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	892	$2,195	$2.46	1d	10	1.25mi
2971 Pembroke Ave Hemet, CA	3.0	2.0	1572	$3,000	$1.91	18d	1	1.29mi
3471 Dublin Ct Hemet, CA	3.0	2.0	1276	$2,895	$2.27	4d	1	1.39mi
1610 Stoneside Dr Hemet, CA	4.0	2.0	1760	$3,100	$1.76	43d	1	1.41mi

Listing history 25 events

1. 2026-06-18
   days on market $54,995 Active 38 DOM
2. 2026-06-17
   days on market $54,995 Active 37 DOM
3. 2026-06-16
   days on market $54,995 Active 36 DOM
4. 2026-06-15
   days on market $54,995 Active 35 DOM
5. 2026-06-13
   days on market $54,995 Active 33 DOM
6. 2026-06-09
   days on market $54,995 Active 29 DOM
7. 2026-06-08
   days on market $54,995 Active 28 DOM
8. 2026-06-07
   days on market $54,995 Active 27 DOM
9. 2026-06-04
   days on market $54,995 Active 24 DOM
10. 2026-06-03
    days on market $54,995 Active 23 DOM
11. 2026-06-02
    pricedays on market $54,995 Active 22 DOM
12. 2026-06-01
    days on market $64,999 Active 21 DOM
13. 2026-05-31
    days on market $64,999 Active 20 DOM
14. 2026-05-11
    listed $64,999 Active 926-char remark
15. 2023-05-15
    status Pending Sale 621-char remark

    Show marketing remark (621 chars)

    Great view property located in South East Hemet. Updated home designed into a Southwestern style ranch house. This double wide manufacture home offers privacy with a great open floor plan. Main suite offers additional living area with full bathroom. Guest bedroom/ laundry area also includes a private 3/4 bath. Living dinning area is open up to the beautiful view of the valley and moutains Enjoy your morning coffee or tea as the sun rises or a adult drink in the afternoon with a beautiful sunset. Space rent is reasonable rent Don't miss this great opportunity CASH OFFERS ONLY * * AGE RESTRICTED 55 PLUS * *

16. 2023-05-15
    soldstatus $77,720 Closed Sale 621-char remark

    Show marketing remark (621 chars)

    Great view property located in South East Hemet. Updated home designed into a Southwestern style ranch house. This double wide manufacture home offers privacy with a great open floor plan. Main suite offers additional living area with full bathroom. Guest bedroom/ laundry area also includes a private 3/4 bath. Living dinning area is open up to the beautiful view of the valley and moutains Enjoy your morning coffee or tea as the sun rises or a adult drink in the afternoon with a beautiful sunset. Space rent is reasonable rent Don't miss this great opportunity CASH OFFERS ONLY * * AGE RESTRICTED 55 PLUS * *

17. 2023-03-30
    listed $85,000 Active 621-char remark

    Show marketing remark (621 chars)

    Great view property located in South East Hemet. Updated home designed into a Southwestern style ranch house. This double wide manufacture home offers privacy with a great open floor plan. Main suite offers additional living area with full bathroom. Guest bedroom/ laundry area also includes a private 3/4 bath. Living dinning area is open up to the beautiful view of the valley and moutains Enjoy your morning coffee or tea as the sun rises or a adult drink in the afternoon with a beautiful sunset. Space rent is reasonable rent Don't miss this great opportunity CASH OFFERS ONLY * * AGE RESTRICTED 55 PLUS * *

18. 2018-09-10
    soldstatus $28,500 Closed Sale

    Show marketing remark (91 chars)

    Lovely double on golf course and lake. 2 bedroom, 1 3/4 bath. Huge deck for outdoor living.

19. 2018-07-29
    status Pending Sale

    Show marketing remark (91 chars)

    Lovely double on golf course and lake. 2 bedroom, 1 3/4 bath. Huge deck for outdoor living.

20. 2018-07-01
    listed $29,500 Active

    Show marketing remark (91 chars)

    Lovely double on golf course and lake. 2 bedroom, 1 3/4 bath. Huge deck for outdoor living.

21. 2017-06-16
    soldstatus $24,900 Closed Sale
22. 2017-05-30
    status Pending Sale
23. 2017-04-05
    listed $29,900 Active
24. 2017-01-23
    historical
25. 2016-07-23
    listed $31,900 Active

ⓘ 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: $161 · $13/mo
• Projected year-2 tax: $418 · $35/mo
• Expected delta: +$257/yr (+$21/mo · 159.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 3 d/yr ≥105°F today · 9 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,301
• − Mortgage interest: −$3,081
• − Property taxes: −$161
• − Insurance: −$275
• − Repairs & maintenance: −$2,264
• − Management: −$2,264
• − Depreciation: −$1,600
• Taxable income: $18,656
• Est. tax owed @ 24.0%: −$4,478
• After-tax cash flow: $13,983/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 — Hemet

• Score: 51/100
• State rank: #1056
• US rank: #25208

Category grades

Amenities F Commute F Cost of living F Crime D+ Employment F Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hemet, CA
• County: Riverside County · 2,287,001 people
• City population: 137,670
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 45,982
• Household income: $63,770
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 1813.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 46% White 35% Two or more races 17% Black 8% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Slovak 2% Lithuanian 2% Portuguese 1%
• Foreign-born: 19% · Canada, Vietnam, Jamaica
• Languages at home: 69% English-only · Spanish 27% Tagalog/Filipino 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: ▼ -116.25%
• Current HPI: 356.9414
• Rent YoY: ▲ 3.74%
• 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

+72.4% since first listed

13 events — show timeline

• 2026-06-02 Price Changed $54,995 CRMLS
• 2026-05-11 Listed $64,999 CRMLS
• 2023-05-15 Pending — CRMLS
• 2023-05-15 Sold (MLS) $77,720 CRMLS
• 2023-03-30 Listed $85,000 CRMLS
• 2018-09-10 Sold (MLS) $28,500 CRMLS
• 2018-07-29 Pending — CRMLS
• 2018-07-01 Listed $29,500 CRMLS
• 2017-06-16 Sold (MLS) $24,900 CRMLS
• 2017-05-30 Pending — CRMLS
• 2017-04-05 Listed $29,900 CRMLS
• 2017-01-23 Listing Removed — CRMLS
• 2016-07-23 Listed $31,900 CRMLS

Property tax history

-8.6%/yr

Latest (2025): $161 · +3.0% YoY. Source: county tax records.