1455 S State St #112 · Hemet, CA 92543

$95,000

2 bd · 2.0 ba · 720 sqft · Manufactured public records · 48 Days on market

Built 1967 $132/sqft · 373% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully remodeled mobile home! Enjoy a fresh, modern interior featuring new appliances, paint, flooring, and recessed lighting throughout. The updated kitchen and bathrooms offer style and functionality. Outside, relax on the private patio. Plus, residents have access to a clubhouse equipped with a full kitchen for hosting events, laundry rooms for convenience, and saunas for relaxation. Additionally, the park features two pools and two jacuzzi's for residents to enjoy. Schedule your showing today!

Key facts

• Parking
• Community pool
• Built 1967

Property features AI

Finance

• HOA & community: Land lease in park: $800 monthly; Manager approval required; Pets allowed with breed restrictions; Park name: Santa Rosa

Exterior

• Parking: Carport (1 space)
• Security: Smoke detector; Carbon monoxide detector
• Utilities: Public sewer; District/public water
• Home design: Single-story; Entry on the side; Mobile home remains (12' x 60'); Turnkey, updated/remodeled; Has a view
• Construction: Year built from public records
• Exterior features: Patio; Chain link fence; Community pool; Suburban setting; Paved road frontage

Interior

• Kitchen: Microwave; Gas range
• Flooring: Laminated flooring
• Bathrooms: 2 full bathrooms with bathtub and walk-in shower
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Double door entry; Ceiling fan; Recessed lighting; Open floor plan; Double pane windows; Community spa
• Laundry & utility: Inside laundry; Washer hookup; Gas dryer hookup; Stackable washer/dryer possible

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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.
• San Jacinto Unified (suburban): math 13% / reading 36% proficiency, ranked #421 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.8%/yr); 264 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 38% of the median local income ($49k/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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $82k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1967 — 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: 1.65% ✓
• Cap rate: 13.67%
• Cash-on-cash: 26.36%
• DSCR: 2.17
• GRM: 5.0

CMA / ARV

• ARV (median comp): $20,102
• List price: $95,000
• Delta: 372.59%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1097 North State St #43	0.37mi	1/1.0 (-1)	695 (-4%)	11mo	$45,000	$65	58
1600-Spc 75 S San Jacinto Ave	0.64mi	2/1.0	738 (+2%)	8mo	$40,000	$54	56
1097 N State St #124	0.42mi	2/2.0	672 (-7%)	18mo	$94,000	$140	54
1600 S San Jacinto Ave #66	0.64mi	2/1.0	728 (+1%)	13mo	$27,500	$38	53
999 S Santa Fe Ave #45	0.72mi	2/1.0	720 (0%)	11mo	$16,500	$23	53
1600 S San Jacinto Ave #87	0.64mi	2/2.0	760 (+6%)	14mo	$55,000	$72	49
999 S Santa Fe Ave #3	0.72mi	1/1.0 (-1)	756 (+5%)	12mo	$13,000	$17	39
999 S Santa Fe Ave #88	0.72mi	2/1.0	768 (+7%)	18mo	$36,000	$47	36
999 S Santa Fe Ave #15	0.72mi	2/1.0	800 (+11%)	10mo	$20,000	$25	36
999 S Santa Fe St #1	0.72mi	2/1.5	800 (+11%)	13mo	$49,500	$62	35
999 S Santa Fe #48	0.72mi	1/1.0 (-1)	624 (-13%)	1mo	$20,500	$33	34
1600 S San Jacinto Ave #114	0.67mi	1/1.0 (-1)	660 (-8%)	16mo	$8,000	$12	33

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: 18.7%
• Equity multiple: 1.75×
• Total profit: $19,909
• Equity at exit: $14,165

10-year hold

• IRR: 26.2%
• Equity multiple: 3.17×
• Total profit: $57,606
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,571 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $584

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 58%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 E Menlo Ave Apt 12 Hemet, CA	1.0	1.0	550	$1,300	$2.36	24d	1	1.07mi
811 E Menlo Ave Unit 02 Hemet, CA	1.0	1.0	550	$1,300	$2.36	43d	1	1.07mi
320 S Pico Ave San Jacinto, CA	2.0	1.0	650	$1,500	$2.31	43d	1	1.09mi
526 Greystone Ln Apt 3 Hemet, CA	2.0	1.0	700	$1,650	$2.36	43d	1	1.11mi
526 Greystone Ln Hemet, CA	2.0	1.0	700	$1,600	$2.29	43d	1	1.11mi
526 Greystone Ln Hemet, CA	2.0	1.0	700	$1,600	$2.29	18d	1	1.11mi
646 Greystone Ln Apt 2 Hemet, CA	3.0	1.0	750	$1,500	$2.00	44d	1	1.13mi
560 E Oakland Ave Apt P Hemet, CA	1.0	1.0	550	$1,325	$2.41	16d	1	1.21mi
426 N Buena Vista St Apt 1 Hemet, CA	2.0	1.0	680	$1,550	$2.28	7d	1	1.29mi
426 N Buena Vista St Hemet, CA	2.0	1.0	680	$1,550	$2.28	4d	1	1.29mi
233 N Alessandro St Hemet, CA	1.0	1.0	690	$1,400	$2.03	43d	1	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $95,000 Active 48 DOM
2. 2026-06-17
   days on market $95,000 Active 47 DOM
3. 2026-06-16
   days on market $95,000 Active 46 DOM
4. 2026-06-15
   days on market $95,000 Active 45 DOM
5. 2026-06-13
   days on market $95,000 Active 43 DOM
6. 2026-06-13
   days on market $95,000 Active 42 DOM
7. 2026-06-09
   days on market $95,000 Active 39 DOM
8. 2026-06-08
   days on market $95,000 Active 38 DOM
9. 2026-06-07
   days on market $95,000 Active 37 DOM
10. 2026-06-04
    days on market $95,000 Active 34 DOM
11. 2026-06-03
    days on market $95,000 Active 33 DOM
12. 2026-06-02
    days on market $95,000 Active 32 DOM
13. 2026-06-01
    days on market $95,000 Active 31 DOM
14. 2026-05-31
    days on market $95,000 Active 30 DOM
15. 2026-05-01
    listed $95,000 Active 843-char remark
16. 2026-04-28
    historical $95,000 843-char remark
17. 2024-06-08
    status Active 523-char remark

    Show marketing remark (523 chars)

    Welcome to this beautifully remodeled mobile home! Enjoy a fresh, modern interior featuring new appliances, paint, flooring, and recessed lighting throughout. The updated kitchen and bathrooms offer style and functionality. Outside, relax on the private patio. Plus, residents have access to a clubhouse equipped with a full kitchen for hosting events, laundry rooms for convenience, and saunas for relaxation. Additionally, the park features two pools and two jacuzzi's for residents to enjoy. Schedule your showing today!

18. 2024-06-06
    soldstatus $82,000 Closed Sale 523-char remark

    Show marketing remark (523 chars)

    Welcome to this beautifully remodeled mobile home! Enjoy a fresh, modern interior featuring new appliances, paint, flooring, and recessed lighting throughout. The updated kitchen and bathrooms offer style and functionality. Outside, relax on the private patio. Plus, residents have access to a clubhouse equipped with a full kitchen for hosting events, laundry rooms for convenience, and saunas for relaxation. Additionally, the park features two pools and two jacuzzi's for residents to enjoy. Schedule your showing today!

19. 2024-05-19
    status Active 523-char remark

    Show marketing remark (523 chars)

    Welcome to this beautifully remodeled mobile home! Enjoy a fresh, modern interior featuring new appliances, paint, flooring, and recessed lighting throughout. The updated kitchen and bathrooms offer style and functionality. Outside, relax on the private patio. Plus, residents have access to a clubhouse equipped with a full kitchen for hosting events, laundry rooms for convenience, and saunas for relaxation. Additionally, the park features two pools and two jacuzzi's for residents to enjoy. Schedule your showing today!

20. 2024-04-29
    listed $88,000 Active 523-char remark

    Show marketing remark (523 chars)

    Welcome to this beautifully remodeled mobile home! Enjoy a fresh, modern interior featuring new appliances, paint, flooring, and recessed lighting throughout. The updated kitchen and bathrooms offer style and functionality. Outside, relax on the private patio. Plus, residents have access to a clubhouse equipped with a full kitchen for hosting events, laundry rooms for convenience, and saunas for relaxation. Additionally, the park features two pools and two jacuzzi's for residents to enjoy. Schedule your showing 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: $18,848
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$2,764
• Taxable income: $5,847
• Est. tax owed @ 24.0%: −$1,403
• After-tax cash flow: $5,608/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: San Jacinto Unified
• NCES district ID: 0634440
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $43,560
• Composite: 20.94/100
• National rank: #8478
• State rank: #421 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

+8.0% since first listed

6 events — show timeline

• 2026-05-01 Listed $95,000 CRMLS
• 2026-04-28 Coming Soon $95,000 CRMLS
• 2024-06-08 Relisted — CRMLS
• 2024-06-06 Sold (MLS) $82,000 CRMLS
• 2024-05-19 Relisted — CRMLS
• 2024-04-29 Listed $88,000 CRMLS

Property tax history

+2.4%/yr

Latest (2025): $93 · +9.4% YoY. Source: county tax records.