1895 W Devonshire Ave #144 · Hemet, CA 92545

$35,000

2 bd · 2.0 ba · 800 sqft · Manufactured public records · 31 Days on market

Built 1967 $44/sqft · 85% below area

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Why this score? — see what drove the D 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 +7.5/15.0
• 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

Newly Renovated 2 Bed / 1 Bath Mobile Home in a spacious, gated community w/ many amenitiesLot rent is $725 + utilities per monthAdditional details of home:- Modern 2023 Platform Lift Included with Home- 2 Brand New AC Mini Split Installed, one in living room and the other in one bedroom - new flooring installed throughout home- bathroom has been renovated

Key facts

• Gated community
• Renovated bathroom
• New flooring

Tags

• GATED COMMUNITY
• MODERN PLATFORM LIFT
• BRAND NEW AC MINI SPLIT
• NEW FLOORING
• RENOVATED BATHROOM

Property features AI

Finance

• Financial info: Listing terms: Private sale, cash accepted

Exterior

• Parking: Attached garage; 1 carport space
• Utilities: Septic sewer; On-site water
• Home design: Detached single-family residence; Two-level layout; Single-story building count (property is two-level); Entry faces unspecified direction
• Construction: Steel exterior construction; Other roof
• Exterior features: Community pool; Shed; Back yard; Gated community; Has view

Interior

• Kitchen: Range/Oven; Refrigerator; Dishwasher; Freezer; Other appliances noted
• Bedrooms: Walk-in closet
• Flooring: Vinyl floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; A/C
• Interior features: Storage space; Turnkey condition; Ceiling fan
• Laundry & utility: Gas dryer hookup; Dryer; Laundry: Other (see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 46.4% 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 (+3.7%/yr); 290 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); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 33% 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $4k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.00% ✓
• Cap rate: 46.38%
• Cash-on-cash: 143.18%
• DSCR: 7.37
• GRM: 1.7

CMA / ARV

• ARV (median comp): $229,365
• List price: $35,000
• Delta: -84.74%
• 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
1895 W Devonshire Ave #93	0.00mi	2/1.0	800 (0%)	13mo	$35,000	$44	85
332 N Lyon Ave #17	0.21mi	2/1.0	800 (0%)	8mo	$26,000	$33	79
332 N Lyon Ave #25	0.28mi	2/1.0	800 (0%)	8mo	$30,000	$38	76
260 N Lyon Ave #12	0.20mi	2/1.0	800 (0%)	14mo	$75,000	$94	75
260 N Lyon Ave #120	0.25mi	2/1.0	800 (0%)	16mo	$44,000	$55	71
332 N Lyon Ave #16	0.47mi	2/1.0	800 (0%)	6mo	$31,000	$39	69
332 N Lyon Ave #145	0.28mi	2/2.0	880 (+10%)	6mo	$28,600	$33	65
1895 W Devonshire Ave #135	0.11mi	2/1.0	696 (-13%)	5mo	$26,000	$37	64
2205 W Acacia Ave #139	0.73mi	2/1.0	800 (0%)	1mo	$85,000	$106	61
430 N Palm Ave #103	0.73mi	2/1.0	832 (+4%)	2mo	$47,000	$56	53
260 N Lyon Ave #6	0.18mi	2/1.0	900 (+12%)	16mo	$39,000	$43	53
601 N Kirby St #108	0.63mi	2/1.0	720 (-10%)	6mo	$33,000	$46	45

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: 8.16×
• Total profit: $70,121
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 17.58×
• Total profit: $162,452
• Equity at exit: $3,026

Cash invested: $9,800 (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: 1.7×

Monthly cashflow live

• Estimated rent: $1,749 high
• Mortgage (P&I): −$184
• Tax from tax record: −$14 /mo · $169/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $1,169

Break-even live

Break-even rent $269

Max offer price $35,000

Occupancy floor 28%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
341 Calle Nogales Hemet, CA	2.0	1.0	827	$1,395	$1.69	43d	1	0.18mi
1887 Calle Amargosa Hemet, CA	2.0	1.0	827	$1,545	$1.87	24d	1	0.23mi
2054 Avenida Olivos Hemet, CA	2.0	1.0	820	$1,500	$1.83	43d	1	0.28mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	43d	1	0.30mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	24d	1	0.30mi
2120 San Bernardo Ave Hemet, CA	2.0	1.0	827	$2,100	$2.54	43d	1	0.33mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	17d	1	0.35mi
2269 San Bernardo Ave Hemet, CA	2.0	1.0	827	$1,650	$2.00	43d	1	0.37mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	13d	1	0.37mi
201 N Valley View Dr Hemet, CA	1.0	1.0	552	$1,500	$2.72	43d	1	0.41mi
627 Solano Dr Hemet, CA	2.0	2.0	882	$1,800	$2.04	18d	1	0.42mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,035	$2.27	1d	1	0.42mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	43d	1	0.44mi
528 San Marino St Hemet, CA	2.0	1.0	827	$1,900	$2.30	43d	1	0.45mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	24d	1	0.46mi
165 N Hamilton Ave Unit 3 Hemet, CA	1.0	1.0	768	$1,450	$1.89	5d	1	0.47mi
165 N Hamilton Ave Unit 4 Hemet, CA	1.0	1.0	768	$1,525	$1.99	21d	1	0.47mi
1933 Nuevo St Hemet, CA	2.0	1.0	827	$1,700	$2.06	24d	1	0.52mi
1931 Nuevo St Hemet, CA	2.0	1.0	820	$1,600	$1.95	43d	1	0.52mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	7d	1	0.56mi
682 San Marino St Hemet, CA	2.0	1.0	827	$1,600	$1.93	43d	1	0.56mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	24d	1	0.57mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,945	$2.75	1d	11	0.57mi
2488 San Padre Ct Hemet, CA	2.0	1.0	827	$1,599	$1.93	13d	1	0.62mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	5d	1	0.65mi
2422 San Padre Ct Hemet, CA	2.0	1.0	827	$1,800	$2.18	24d	1	0.66mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	43d	1	0.73mi
3030 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	892	$1,895	$2.12	1d	10	0.79mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	43d	1	0.92mi
233 N Alessandro St Hemet, CA	1.0	1.0	690	$1,400	$2.03	43d	1	0.97mi
199 N Inez St Apt D Hemet, CA	1.0	1.0	650	$1,300	$2.00	7d	1	1.04mi
3800 W Devonshire Ave Hemet, CA	3.0	1.0–2.0	816	$2,055	$2.52	1d	8	1.21mi
750 Santa Clara Cir Hemet, CA	2.0	2.0	800	$1,400	$1.75	14d	1	1.27mi
893 S Palm Ave Hemet, CA	2.0	2.0	720	$1,375	$1.91	4d	1	1.30mi
426 N Buena Vista St Apt 1 Hemet, CA	2.0	1.0	680	$1,550	$2.28	7d	1	1.40mi
426 N Buena Vista St Hemet, CA	2.0	1.0	680	$1,550	$2.28	3d	1	1.40mi
560 E Oakland Ave Apt P Hemet, CA	1.0	1.0	550	$1,325	$2.41	16d	1	1.44mi
526 Greystone Ln Hemet, CA	2.0	1.0	700	$1,600	$2.29	17d	1	1.45mi
526 Greystone Ln Hemet, CA	2.0	1.0	700	$1,600	$2.29	43d	1	1.45mi
526 Greystone Ln Apt 3 Hemet, CA	2.0	1.0	700	$1,650	$2.36	43d	1	1.45mi

Listing history 14 events

1. 2026-06-18
   days on market $35,000 Active 31 DOM
2. 2026-06-17
   days on market $35,000 Active 30 DOM
3. 2026-06-16
   days on market $35,000 Active 29 DOM
4. 2026-06-15
   days on market $35,000 Active 28 DOM
5. 2026-06-13
   days on marketlisting id $35,000 Active 26 DOM
6. 2026-06-09
   days on market $35,000 Active 6 DOM
7. 2026-06-08
   days on market $35,000 Active 5 DOM
8. 2026-06-07
   days on market $35,000 Active 4 DOM
9. 2026-06-04
   pricedays on marketlisting id $35,000 Active 1 DOM
10. 2026-06-01
    days on market $39,000 Active 23 DOM
11. 2026-05-31
    days on market $39,000 Active 22 DOM
12. 2026-05-09
    listed $39,000 Active 358-char remark
13. 2005-04-02
    historical
14. 2005-02-01
    listed $16,500

ⓘ 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: $169 · $14/mo
• Projected year-2 tax: $266 · $22/mo
• Expected delta: +$97/yr (+$8/mo · 57.8%)

ⓘ 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 2/10 Low
• 🌡 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: $20,984
• − Mortgage interest: −$1,961
• − Property taxes: −$169
• − Insurance: −$175
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$1,018
• Taxable income: $14,304
• Est. tax owed @ 24.0%: −$3,433
• After-tax cash flow: $10,598/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

+112.1% since first listed

7 events — show timeline

• 2026-06-10 Relisted — TheMLS
• 2026-06-10 Listed — TheMLS
• 2026-06-03 Listed — TheMLS
• 2026-06-01 Price Changed $35,000 TheMLS
• 2026-05-09 Listed $39,000 TheMLS
• 2005-04-02 Listing Removed — CRMLS
• 2005-02-01 Listed $16,500 CRMLS

Property tax history

+1.7%/yr

Latest (2025): $169 · +4.4% YoY. Source: county tax records.