1445 W Florida #78 · Hemet, CA 92543

$129,000

2 bd · 2.0 ba · 1,224 sqft · Manufactured public records · 91 Days on market

Built 2005 $105/sqft · 94% above 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained 3-bedroom, 2-bath double-wide mobile home presents an incredible opportunity for comfortable living and flexible use. Featuring dual pane windows, newer flooring, two convenient storage sheds, and a carport that comfortably fits two vehicles, the home offers both efficiency and everyday practicality. It also comes complete with a washer and dryer, making it turn-key ready for its new owners. One of the standout features is the versatile layout—two secondary bedrooms are connected by elegant double doors, giving you the option to create one spacious suite. This setup can easily function as a second primary-style bedroom, and with a full bathroom just across the hall, it’s ideal for multigenerational living or potential rental income. The community offers a great selection of amenities, including a pool, playground, basketball court, laundry facilities, and a clubhouse with a kitchen and gym, providing convenience and enjoyment for residents.

Key facts

• Community pool
• Built 2005
• Listed 91 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $710 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $117k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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+, schools F, amenities 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 (+1.8%/yr); 264 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• At $1,867/mo this rent would consume 45% of the median local household income ($49k/yr) (locally 2144% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k 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 + 1.8% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $129k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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 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: 1.45% ✓
• Cap rate: 12.90%
• Cash-on-cash: 23.59%
• DSCR: 2.05
• GRM: 5.8

CMA / ARV

• ARV (median comp): $66,452
• List price: $129,000
• Delta: 94.12%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
332 N Lyon Ave #67	0.35mi	2/2.0	1,248 (+2%)	3mo	$49,500	$40	78
1445 W Florida Ave #85	0.00mi	2/2.0	1,040 (-15%)	2mo	$96,000	$92	74
430 N Palm #102	0.58mi	2/1.5	1,200 (-2%)	2mo	$45,000	$38	66
1895 W Devonshire #20	0.36mi	2/2.0	1,344 (+10%)	1mo	$44,000	$33	66
1380 Cabrillo	0.58mi	2/2.0	1,152 (-6%)	2mo	$260,000	$226	62
2205 W Acacia Ave #6	0.61mi	3/2.0 (+1)	1,250 (+2%)	2mo	$130,000	$104	61
1895 W Devonshire Ave #74	0.36mi	3/2.0 (+1)	1,344 (+10%)	2mo	$80,000	$60	60
1895 W Devonshire Ave #27	0.36mi	2/2.0	1,040 (-15%)	3mo	$45,000	$43	55
2205 acacia #62	0.58mi	2/2.0	1,400 (+14%)	1mo	$73,000	$52	48
360 Santa Clara Cir	0.75mi	2/2.0	1,120 (-8%)	3mo	$224,000	$200	48
542 Castille	0.62mi	2/2.0	1,392 (+14%)	2mo	$239,000	$172	47
332 N Lyon #57	0.70mi	2/2.0	1,040 (-15%)	1mo	$35,000	$34	42

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 · 1.76% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.61×
• Total profit: $21,967
• Equity at exit: $19,234

10-year hold

• IRR: 23.2%
• Equity multiple: 2.88×
• Total profit: $67,947
• Equity at exit: $11,154

Cash invested: $36,120 (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 92543

• Home prices YoY: -26.7%
• Rents YoY: 1.8%
• Active inventory: 264
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,867 high
• Mortgage (P&I): −$676
• Tax from tax record: −$35 /mo · $415/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $710

Break-even live

Break-even rent $968

Max offer price $129,000

Occupancy floor 57%

Sensitivity live

Price	-10% $783	-5% $747	+0% $710	+5% $673	+10% $637
Rent	-10% $563	-5% $636	+0% $710	+5% $784	+10% $857
Rate	-1.0pp $775	-0.5pp $743	base $710	+0.5pp $677	+1.0pp $643

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	44d	1	0.13mi
165 N Hamilton Ave Unit 4 Hemet, CA	1.0	1.0	768	$1,525	$1.99	22d	1	0.22mi
165 N Hamilton Ave Unit 3 Hemet, CA	1.0	1.0	768	$1,450	$1.89	6d	1	0.22mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	14d	1	0.24mi
1850 Amberwood Dr Hemet, CA	2.0	2.0	1170	$1,561	$1.33	44d	1	0.42mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	44d	1	0.43mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	6d	1	0.46mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,035	$2.27	0d	1	0.46mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	44d	1	0.48mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	25d	1	0.50mi
1887 Calle Amargosa Hemet, CA	2.0	1.0	827	$1,545	$1.87	25d	1	0.50mi
341 Calle Nogales Hemet, CA	2.0	1.0	827	$1,395	$1.69	44d	1	0.53mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	44d	1	0.57mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	44d	1	0.58mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	25d	1	0.58mi
2054 Avenida Olivos Hemet, CA	2.0	1.0	820	$1,500	$1.83	44d	1	0.61mi
363 S Gilbert St Unit B Hemet, CA	3.0	2.0	1200	$1,900	$1.58	14d	1	0.65mi
363 S Gilbert St Hemet, CA	3.0	2.0	1200	$1,900	$1.58	4d	1	0.65mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	18d	1	0.65mi
611 S Palm Ave Unit K Hemet, CA	2.0	2.0	1254	$1,895	$1.51	8d	1	0.65mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	8d	1	0.66mi
2120 San Bernardo Ave Hemet, CA	2.0	1.0	827	$2,100	$2.54	44d	1	0.66mi
663 Mariposa Dr Hemet, CA	2.0	2.0	1440	$1,500	$1.04	25d	1	0.68mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	25d	1	0.68mi
627 Solano Dr Hemet, CA	2.0	2.0	882	$1,800	$2.04	19d	1	0.69mi
1521 W Westmont Ave Hemet, CA	2.0	2.0	1197	$2,000	$1.67	44d	1	0.70mi
2269 San Bernardo Ave Hemet, CA	2.0	1.0	827	$1,650	$2.00	44d	1	0.72mi
528 San Marino St Hemet, CA	2.0	1.0	827	$1,900	$2.30	44d	1	0.78mi
876 W Whittier Ave Unit 878 Hemet, CA	2.0	2.0	1127	$2,150	$1.91	25d	1	0.78mi
1931 Nuevo St Hemet, CA	2.0	1.0	820	$1,600	$1.95	44d	1	0.79mi
1933 Nuevo St Hemet, CA	2.0	1.0	827	$1,700	$2.06	25d	1	0.79mi
101 San Mateo Cir Hemet, CA	2.0	2.0	1152	$1,790	$1.55	0d	1	0.83mi
120 Santa Lucia Dr Hemet, CA	2.0	2.0	1197	$1,600	$1.34	44d	1	0.86mi
682 San Marino St Hemet, CA	2.0	1.0	827	$1,600	$1.93	44d	1	0.88mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,945	$2.75	0d	10	0.92mi
1700 Walden Ln Hemet, CA	3.0	2.0	1430	$2,670	$1.87	25d	1	0.92mi
735 S Gilbert St Hemet, CA	3.0	2.0	1202	$2,400	$2.00	44d	1	0.94mi
683 Jonquil St Hemet, CA	3.0	2.0	1150	$2,448	$2.13	25d	1	0.95mi
2488 San Padre Ct Hemet, CA	2.0	1.0	827	$1,599	$1.93	14d	1	0.96mi
2488 San Padre Ct Hemet, CA	2.0	1.0	827	$1,599	$1.93	0d	1	0.96mi

Listing history 21 events

1. 2026-06-18
   days on market $129,000 Active 91 DOM
2. 2026-06-17
   days on market $129,000 Active 90 DOM
3. 2026-06-16
   days on market $129,000 Active 89 DOM
4. 2026-06-15
   days on market $129,000 Active 88 DOM
5. 2026-06-13
   days on market $129,000 Active 86 DOM
6. 2026-06-09
   days on market $129,000 Active 82 DOM
7. 2026-06-08
   days on market $129,000 Active 81 DOM
8. 2026-06-07
   days on market $129,000 Active 80 DOM
9. 2026-06-04
   days on market $129,000 Active 77 DOM
10. 2026-06-03
    days on market $129,000 Active 76 DOM
11. 2026-06-02
    days on market $129,000 Active 75 DOM
12. 2026-06-01
    days on market $129,000 Active 74 DOM
13. 2026-05-31
    days on market $129,000 Active 73 DOM
14. 2026-03-19
    listed $140,000 Active 987-char remark

    Show marketing remark (987 chars)

    This well-maintained 3-bedroom, 2-bath double-wide mobile home presents an incredible opportunity for comfortable living and flexible use. Featuring dual pane windows, newer flooring, two convenient storage sheds, and a carport that comfortably fits two vehicles, the home offers both efficiency and everyday practicality. It also comes complete with a washer and dryer, making it turn-key ready for its new owners. One of the standout features is the versatile layout—two secondary bedrooms are connected by elegant double doors, giving you the option to create one spacious suite. This setup can easily function as a second primary-style bedroom, and with a full bathroom just across the hall, it’s ideal for multigenerational living or potential rental income. The community offers a great selection of amenities, including a pool, playground, basketball court, laundry facilities, and a clubhouse with a kitchen and gym, providing convenience and enjoyment for residents.

15. 2026-02-27
    historical $140,000 987-char remark

    Show marketing remark (987 chars)

    This well-maintained 3-bedroom, 2-bath double-wide mobile home presents an incredible opportunity for comfortable living and flexible use. Featuring dual pane windows, newer flooring, two convenient storage sheds, and a carport that comfortably fits two vehicles, the home offers both efficiency and everyday practicality. It also comes complete with a washer and dryer, making it turn-key ready for its new owners. One of the standout features is the versatile layout—two secondary bedrooms are connected by elegant double doors, giving you the option to create one spacious suite. This setup can easily function as a second primary-style bedroom, and with a full bathroom just across the hall, it’s ideal for multigenerational living or potential rental income. The community offers a great selection of amenities, including a pool, playground, basketball court, laundry facilities, and a clubhouse with a kitchen and gym, providing convenience and enjoyment for residents.

16. 2009-05-10
    historical 306-char remark

    Show marketing remark (306 chars)

    BANK OWNED AND PRICED TO SELL! LIKE NEW CONDITION, LOTS OF UPGRADES INSIDE! HURRY AND CHECK THIS UNIT OUT BEFORE IT IS GONE!!. COMFORTABLE FLOORPLAN WITH A FIREPLACE IN THE LIVING ROOM, ISLAND KITCHEN. MASTER BEDROOM WITH LUXURY BATH. THIS UNIT WILL NOT DISSAPOINT!! NICE PARK, QUIET LOCATION. .. COME SEE!

17. 2009-05-01
    soldstatus $59,000 Closed 306-char remark

    Show marketing remark (306 chars)

    BANK OWNED AND PRICED TO SELL! LIKE NEW CONDITION, LOTS OF UPGRADES INSIDE! HURRY AND CHECK THIS UNIT OUT BEFORE IT IS GONE!!. COMFORTABLE FLOORPLAN WITH A FIREPLACE IN THE LIVING ROOM, ISLAND KITCHEN. MASTER BEDROOM WITH LUXURY BATH. THIS UNIT WILL NOT DISSAPOINT!! NICE PARK, QUIET LOCATION. .. COME SEE!

18. 2009-01-01
    price $65,000 306-char remark

    Show marketing remark (306 chars)

    BANK OWNED AND PRICED TO SELL! LIKE NEW CONDITION, LOTS OF UPGRADES INSIDE! HURRY AND CHECK THIS UNIT OUT BEFORE IT IS GONE!!. COMFORTABLE FLOORPLAN WITH A FIREPLACE IN THE LIVING ROOM, ISLAND KITCHEN. MASTER BEDROOM WITH LUXURY BATH. THIS UNIT WILL NOT DISSAPOINT!! NICE PARK, QUIET LOCATION. .. COME SEE!

19. 2008-11-05
    listed $69,899 306-char remark

    Show marketing remark (306 chars)

    BANK OWNED AND PRICED TO SELL! LIKE NEW CONDITION, LOTS OF UPGRADES INSIDE! HURRY AND CHECK THIS UNIT OUT BEFORE IT IS GONE!!. COMFORTABLE FLOORPLAN WITH A FIREPLACE IN THE LIVING ROOM, ISLAND KITCHEN. MASTER BEDROOM WITH LUXURY BATH. THIS UNIT WILL NOT DISSAPOINT!! NICE PARK, QUIET LOCATION. .. COME SEE!

20. 2006-12-23
    historical
21. 2006-06-02
    listed $110,000

ⓘ 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: $415 · $35/mo
• Projected year-2 tax: $980 · $82/mo
• Expected delta: +$566/yr (+$47/mo · 136.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 18 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: $22,402
• − Mortgage interest: −$7,226
• − Property taxes: −$415
• − Insurance: −$645
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − Depreciation: −$3,753
• Taxable income: $6,779
• Est. tax owed @ 24.0%: −$1,627
• After-tax cash flow: $6,893/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): 39,937
• Household income: $49,396
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 2144.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 54% White 30% Two or more races 18% Black 10% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 48% Puerto Rican 1%
• Common ancestry: Slovak 1% Romanian 1% Portuguese 1%
• Foreign-born: 21% · Canada
• Languages at home: 59% English-only · Spanish 38% Arabic 1% Tagalog/Filipino 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: ▼ -147.46%
• Current HPI: 405.1277
• Rent YoY: ▲ 1.76%
• 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

+27.3% since first listed

8 events — show timeline

• 2026-03-19 Listed $140,000 CRMLS
• 2026-02-27 Coming Soon $140,000 CRMLS
• 2009-05-10 Listing Removed — CRMLS
• 2009-05-01 Sold (MLS) $59,000 CRMLS
• 2009-01-01 Price Changed $65,000 CRMLS
• 2008-11-05 Listed $69,899 CRMLS
• 2006-12-23 Listing Removed — CRMLS
• 2006-06-02 Listed $110,000 CRMLS

Property tax history

-5.1%/yr

Latest (2025): $415 · +2.4% YoY. Source: county tax records.