1097 N State St #75 · Hemet, CA 92543

$80,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 39 Days on market

Built 1974 $69/sqft · 40% below area Est $133k · 40% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Tired of paying too much for Rent? Do you think Homeownership is out of your reach? Don't give up on your dreams! The right opportunity may be just around the corner, around the corner of N. State St at Space #75 to be exact. Welcome to Desert Palms, a manufactured home community for ALL-AGES. This community is conveniently located for commuters, close to shopping, schools and entertainment like Soboba Casino. Within the community you will find Space #75, located near the front entrance, close to the clubhouse and within walking distance to the large guest parking lot. This home features 3 bedrooms all with WALK-IN closets, 2 baths and a small yard. Make this home your own, add your personal preferences and updates, start making your new memories!

Key facts

• 2 parking spots
• Community pool
• Built 1974

🏷️ Possibly a rental listed for sale. The $80,000 price doesn't fit this home's estimated sale value (~$132,785) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

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 $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.6% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $1,969/mo this rent would consume 48% 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 $553 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 + 1.8% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1974 — 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: 2.46% ✓
• Cap rate: 22.59%
• Cash-on-cash: 58.19%
• DSCR: 3.59
• GRM: 3.4

CMA / ARV

• ARV (median comp): $132,785
• List price: $80,000
• Delta: -39.75%
• 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
1097 N N State St #194	0.03mi	3/2.0 (+1)	1,080 (-6%)	1mo	$125,000	$116	82
1097 N State St #548	0.00mi	3/2.0 (+1)	1,248 (+8%)	12mo	$140,000	$112	71
1097 N State St #79	0.04mi	2/1.0	1,056 (-8%)	12mo	$102,000	$97	70
1097 N State St #213	0.04mi	3/2.0 (+1)	1,248 (+8%)	13mo	$90,000	$72	68
1455 S State St #238	0.37mi	3/2.0 (+1)	1,248 (+8%)	4mo	$145,000	$116	61
1455 S State St #271	0.37mi	3/2.0 (+1)	1,224 (+6%)	9mo	$140,000	$114	60
1455 S State St #178	0.37mi	2/2.0	1,120 (-3%)	22mo	$85,000	$76	59
1455 S State St S #310	0.37mi	3/2.0 (+1)	1,120 (-3%)	21mo	$120,000	$107	55
1455 S State St #49	0.37mi	2/2.0	1,000 (-13%)	12mo	$74,900	$75	50
1455 S State St #275	0.37mi	2/2.0	1,000 (-13%)	18mo	$40,000	$40	46
622 Arlington Way	0.72mi	2/2.0	1,000 (-13%)	0mo	$45,000	$45	44
631 Taschner Dr	0.74mi	2/2.0	1,320 (+15%)	17mo	$252,000	$191	27

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: 55.4%
• Equity multiple: 3.40×
• Total profit: $53,775
• Equity at exit: $11,928

10-year hold

• IRR: 60.0%
• Equity multiple: 6.63×
• Total profit: $126,114
• Equity at exit: $6,917

Cash invested: $22,400 (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 92543

• Home prices YoY: -26.7%
• Rents YoY: 1.8%
• Active inventory: 264
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$420
• Tax from tax record: −$16 /mo · $198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $1,086

Break-even live

Break-even rent $594

Max offer price $80,000

Occupancy floor 40%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1775 S Santa Fe Ave San Jacinto, CA	3.0	2.0	1300	$2,850	$2.19	1d	1	0.71mi
1555 S Santa Fe Ave San Jacinto, CA	3.0	2.0	1161	$2,300	$1.98	24d	1	0.78mi
N Santa Fe St GLMN HOT SPGS, CA	2.0–3.0	2.0	1053	$2,350	$2.23	1d	2	0.80mi
1569 Willowcreek Loop San Jacinto, CA	2.0	1.5	921	$2,100	$2.28	24d	1	0.81mi
526 Greystone Ln Hemet, CA	2.0	1.0	700	$1,600	$2.29	18d	1	0.87mi
526 Greystone Ln Hemet, CA	2.0	1.0	700	$1,600	$2.29	43d	1	0.87mi
526 Greystone Ln Apt 3 Hemet, CA	2.0	1.0	700	$1,650	$2.36	43d	1	0.87mi
646 Greystone Ln Apt 2 Hemet, CA	3.0	1.0	750	$1,500	$2.00	44d	1	0.91mi
663 Mariposa Dr Hemet, CA	2.0	2.0	1440	$1,500	$1.04	24d	1	0.92mi
1700 Walden Ln Hemet, CA	3.0	2.0	1430	$2,670	$1.87	24d	1	0.96mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	24d	1	1.05mi
2014 Iris Way Hemet, CA	3.0	2.0	1192	$2,850	$2.39	43d	1	1.10mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	43d	1	1.10mi
910 E Campus Way Unit 910 Hemet, CA	2.0	1.0	940	$1,550	$1.65	43d	1	1.14mi
1931 Nuevo St Hemet, CA	2.0	1.0	820	$1,600	$1.95	43d	1	1.15mi
1933 Nuevo St Hemet, CA	2.0	1.0	827	$1,700	$2.06	24d	1	1.15mi
627 Solano Dr Hemet, CA	2.0	2.0	882	$1,800	$2.04	18d	1	1.18mi
1118 E Campus Way Hemet, CA	2.0	2.0	900	$2,200	$2.44	24d	1	1.20mi
2208 El Grande St Hemet, CA	2.0	2.0	1327	$2,100	$1.58	18d	1	1.20mi
429 W 6th St San Jacinto, CA	2.0	1.0	864	$1,600	$1.85	2d	1	1.21mi
1106 Don Carlos Ct San Jacinto, CA	3.0	2.0	1389	$2,999	$2.16	43d	1	1.26mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	43d	1	1.27mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	18d	1	1.27mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	24d	1	1.27mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	13d	1	1.28mi
682 San Marino St Hemet, CA	2.0	1.0	827	$1,600	$1.93	43d	1	1.30mi
1887 Calle Amargosa Hemet, CA	2.0	1.0	827	$1,545	$1.87	24d	1	1.30mi
529 E Latham Ave Hemet, CA	3.0	1.0	1226	$1,950	$1.59	20d	1	1.32mi
740 S Jordan Ave Unit 742 San Jacinto, CA	2.0	1.0	800	$1,650	$2.06	43d	1	1.33mi
165 N Hamilton Ave Unit 3 Hemet, CA	1.0	1.0	768	$1,450	$1.89	5d	1	1.33mi
165 N Hamilton Ave Unit 4 Hemet, CA	1.0	1.0	768	$1,525	$1.99	21d	1	1.33mi
528 San Marino St Hemet, CA	2.0	1.0	827	$1,900	$2.30	43d	1	1.36mi
930 Calhoun Pl Hemet, CA	3.0	1.0	960	$2,890	$3.01	24d	1	1.36mi
1354 Yorktown Cir San Jacinto, CA	2.0	2.0	1106	$2,100	$1.90	43d	1	1.37mi
289 Brown St San Jacinto, CA	2.0	1.0	1400	$2,300	$1.64	43d	1	1.38mi
2054 Avenida Olivos Hemet, CA	2.0	1.0	820	$1,500	$1.83	43d	1	1.38mi
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	43d	1	1.39mi
2120 San Bernardo Ave Hemet, CA	2.0	1.0	827	$2,100	$2.54	43d	1	1.39mi
2488 San Padre Ct Hemet, CA	2.0	1.0	827	$1,599	$1.93	13d	1	1.42mi
2422 San Padre Ct Hemet, CA	2.0	1.0	827	$1,800	$2.18	24d	1	1.43mi

Listing history 16 events

1. 2026-06-18
   days on market $80,000 Active 39 DOM
2. 2026-06-17
   days on market $80,000 Active 38 DOM
3. 2026-06-16
   days on market $80,000 Active 37 DOM
4. 2026-06-15
   days on market $80,000 Active 36 DOM
5. 2026-06-13
   days on market $80,000 Active 34 DOM
6. 2026-06-13
   days on market $80,000 Active 33 DOM
7. 2026-06-09
   days on market $80,000 Active 30 DOM
8. 2026-06-08
   days on market $80,000 Active 29 DOM
9. 2026-06-07
   days on market $80,000 Active 28 DOM
10. 2026-06-04
    pricedays on market $80,000 Active 25 DOM
11. 2026-06-03
    days on market $88,000 Active 24 DOM
12. 2026-06-02
    days on market $88,000 Active 23 DOM
13. 2026-06-01
    days on market $88,000 Active 22 DOM
14. 2026-05-31
    days on market $88,000 Active 21 DOM
15. 2026-05-10
    listed $88,000 Active 760-char remark

    Show marketing remark (760 chars)

    Tired of paying too much for Rent? Do you think Homeownership is out of your reach? Don't give up on your dreams! The right opportunity may be just around the corner, around the corner of N. State St at Space #75 to be exact. Welcome to Desert Palms, a manufactured home community for ALL-AGES. This community is conveniently located for commuters, close to shopping, schools and entertainment like Soboba Casino. Within the community you will find Space #75, located near the front entrance, close to the clubhouse and within walking distance to the large guest parking lot. This home features 3 bedrooms all with WALK-IN closets, 2 baths and a small yard. Make this home your own, add your personal preferences and updates, start making your new memories!

16. 2026-04-22
    historical $88,000 760-char remark

    Show marketing remark (760 chars)

    Tired of paying too much for Rent? Do you think Homeownership is out of your reach? Don't give up on your dreams! The right opportunity may be just around the corner, around the corner of N. State St at Space #75 to be exact. Welcome to Desert Palms, a manufactured home community for ALL-AGES. This community is conveniently located for commuters, close to shopping, schools and entertainment like Soboba Casino. Within the community you will find Space #75, located near the front entrance, close to the clubhouse and within walking distance to the large guest parking lot. This home features 3 bedrooms all with WALK-IN closets, 2 baths and a small yard. Make this home your own, add your personal preferences and updates, start making your new memories!

ⓘ 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: $198 · $16/mo
• Projected year-2 tax: $608 · $51/mo
• Expected delta: +$410/yr (+$34/mo · 207.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,630
• − Mortgage interest: −$4,481
• − Property taxes: −$198
• − Insurance: −$400
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − Depreciation: −$2,327
• Taxable income: $12,443
• Est. tax owed @ 24.0%: −$2,986
• After-tax cash flow: $10,049/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

+0.0% since first listed

2 events — show timeline

• 2026-05-10 Listed $88,000 CRMLS
• 2026-04-22 Coming Soon $88,000 CRMLS

Property tax history

-1.3%/yr

Latest (2025): $198 · +6.4% YoY. Source: county tax records.