725 W Thornton #10 · Hemet, CA 92543

$98,888

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 147 Days on market

Built 2006 $79/sqft · 27% below area Est $135k · 27% under ↓ 21% since listing

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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
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to Comfort, a senior Community 55+, and Peace of Mind. Retire in style at London Spires Community Park. This is the one you've been waiting for! This home features: Three bedrooms, including: A converted office with abundant storage cabinets, a built-in desk, and wrap-around workspace. A spacious master bedroom with a large mirrored closet and an oversized master bathroom featuring a walk-in shower with a glass door, generous storage, a wall-mounted medicine cabinet, and bright ceiling lighting. A sunny guest bedroom perfect for visitors. Guest bathroom with a full bathtub. A bright, functional kitchen offering Numerous cabinets, Ample countertop space, a center island, a large pantry, a stove and range hood, a double-bowl sink, and excellent lighting throughout. When you step outside, you can enjoy a lovely side porch that sets the scene for relaxing mornings and quiet evenings, while the well-kept interior provides a warm, comfortable living space, and a large parking porch On the other side of the house, two storage sheds for all your essentials A Beautiful Home with Amenities You’ll Love — At a Price You’ll Love Even More. SPACE RENT of only $799.00 per month. Management that is very Professional and Friendly. The community offers a Recreation Room that can be rented for your special events; a Library; a Laundry Room; Billiards; an Exercise Room; a clubhouse with a TV and kitchen; a heated Pool; a Jacuzzi; and a BBQ area with two large BBQ grills. Saunas are located in each of the ladies' and Gentlemen's restrooms. Come and see all that this community has to offer. This charming home is ready for you to move in and is waiting to be yours. The property doesn't currently have a wheelchair ramp. We can provide a contact number for a nonprofit organization to install one for you at no cost; the only requirement is that one of the owners needs one and resides on the property. The wheelchair company typically installs the ramp in one day after receiving all the owners' information and verification. You can also obtain financing for this home just as easily as you do for a regular home. This home is a winner. Make it yours!

Key facts

• 2 parking spots
• Community pool
• Built 2006

🏷️ Possibly a rental listed for sale. The $98,888 price doesn't fit this home's estimated sale value (~$135,000) 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 $99k.

Deal economics

• At list price, monthly cash flow is $899 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $1,921/mo this rent would consume 47% 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 $684 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,021 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.94% ✓
• Cap rate: 17.20%
• Cash-on-cash: 38.95%
• DSCR: 2.73
• GRM: 4.3

CMA / ARV

• ARV (median comp): $135,000
• List price: $98,888
• Delta: -26.75%
• 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
1536 S State St #219	0.57mi	2/2.0	1,248 (0%)	0mo	$135,000	$108	73
1083 Via Del Mesa	0.47mi	2/2.0	1,200 (-4%)	3mo	$149,900	$125	69
1111 W Johnston Ave	0.63mi	2/2.0	1,200 (-4%)	0mo	$135,000	$113	64
1167 Via Del Mesa	0.51mi	2/2.0	1,152 (-8%)	1mo	$135,000	$117	63
1536 S State St #58	0.57mi	2/2.0	1,152 (-8%)	6mo	$125,000	$109	56
1116 Santa Maria	0.57mi	2/2.0	1,368 (+10%)	5mo	$155,000	$113	53
944 S Elk	0.65mi	2/2.0	1,368 (+10%)	3mo	$71,000	$52	51
1536 S State St #185	0.61mi	2/2.0	1,344 (+8%)	10mo	$140,000	$104	50
1301 Yellowood Dr	0.69mi	2/2.0	1,344 (+8%)	7mo	$209,000	$156	49
1434 Bishop Dr	0.65mi	2/2.0	1,368 (+10%)	6mo	$240,000	$175	48
930 S Santa Victoria	0.69mi	3/2.0 (+1)	1,356 (+9%)	1mo	$140,000	$103	48
1655 Santa Susana	0.69mi	2/2.0	1,368 (+10%)	6mo	$155,000	$113	46

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: 33.8%
• Equity multiple: 2.40×
• Total profit: $38,834
• Equity at exit: $14,745

10-year hold

• IRR: 40.0%
• Equity multiple: 4.54×
• Total profit: $97,999
• Equity at exit: $8,550

Cash invested: $27,689 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,921 high
• Mortgage (P&I): −$519
• Tax from tax record: −$59 /mo · $706/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $899

Break-even live

Break-even rent $783

Max offer price $98,888

Occupancy floor 48%

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: $24,722
• Closing costs: $2,967
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1025 S Gilbert St Hemet, CA	1.0–2.0	1.0–2.0	890	$2,320	$2.61	1d	8	0.39mi
1005 S Gilbert St Hemet, CA	2.0	1.5	975	$1,825	$1.87	24d	2	0.47mi
409 E Thornton Ave Hemet, CA	2.0	1.0	970	$1,912	$1.97	2d	2	0.49mi
893 S Palm Ave Hemet, CA	2.0	2.0	720	$1,375	$1.91	4d	1	0.59mi
750 Santa Clara Cir Hemet, CA	2.0	2.0	800	$1,400	$1.75	15d	1	0.61mi
390 Magnolia Cir Hemet, CA	2.0	2.0	1038	$2,400	$2.31	4d	1	0.61mi
1711 Pepper Tree Dr Hemet, CA	2.0	2.0	864	$1,675	$1.94	21d	1	0.72mi
640 Vista del Monte Hemet, CA	3.0	2.0	1480	$2,650	$1.79	43d	1	0.74mi
735 S Gilbert St Hemet, CA	3.0	2.0	1202	$2,400	$2.00	43d	1	0.77mi
716 Robert Dr Hemet, CA	3.0	2.0	1450	$2,300	$1.59	5d	1	0.78mi
120 Santa Lucia Dr Hemet, CA	2.0	2.0	1197	$1,600	$1.34	43d	1	0.80mi
853 Douglas Ct Hemet, CA	2.0	2.0	1148	$1,850	$1.61	4d	1	0.81mi
101 San Mateo Cir Hemet, CA	2.0	2.0	1152	$1,725	$1.50	16d	1	0.82mi
678 Monterey Pl Hemet, CA	2.0	2.0	1047	$1,995	$1.91	43d	1	0.82mi
576 Montecito Ave Unit C Hemet, CA	2.0	2.0	861	$1,850	$2.15	16d	1	0.82mi
876 W Whittier Ave Unit 878 Hemet, CA	2.0	2.0	1127	$2,150	$1.91	24d	1	0.82mi
860 Douglas Ct Hemet, CA	2.0	2.0	1114	$1,850	$1.66	18d	1	0.83mi
611 S Palm Ave Unit K Hemet, CA	2.0	2.0	1254	$1,895	$1.51	7d	1	0.93mi
700 Johnston Ave Unit 708 Hemet, CA	2.0	1.0	1000	$1,600	$1.60	7d	1	0.96mi
1955 Silver Oak Way Hemet, CA	3.0	2.0	1318	$2,250	$1.71	43d	1	0.96mi
1521 W Westmont Ave Hemet, CA	2.0	2.0	1197	$2,000	$1.67	43d	1	0.97mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	43d	1	1.09mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	43d	1	1.15mi
363 S Gilbert St Unit B Hemet, CA	3.0	2.0	1200	$1,900	$1.58	14d	1	1.20mi
363 S Gilbert St Hemet, CA	3.0	2.0	1200	$1,900	$1.58	4d	1	1.20mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	5d	1	1.25mi
1850 Amberwood Dr Hemet, CA	2.0	2.0	1170	$1,561	$1.33	43d	1	1.26mi
733 S San Jacinto St Unit B Hemet, CA	2.0	1.0	1000	$1,500	$1.50	24d	1	1.31mi
1354 Jasmine Way Hemet, CA	2.0	2.0	1440	$1,650	$1.15	43d	1	1.35mi
683 Jonquil St Hemet, CA	3.0	2.0	1150	$2,448	$2.13	24d	1	1.40mi
1287 Olive Tree Ln Unit C Hemet, CA	2.0	1.0	995	$1,495	$1.50	24d	1	1.41mi
1287 Olive Tree Ln Unit D Hemet, CA	2.0	1.0	995	$1,599	$1.61	43d	1	1.41mi
26454 S San Jacinto St Hemet, CA	3.0	1.0	800	$1,795	$2.24	3d	1	1.42mi
26452 S San Jacinto St Hemet, CA	3.0	1.0	800	$1,795	$2.24	3d	1	1.42mi
26450 San Jacinto St Hemet, CA	3.0	2.0	1250	$2,295	$1.84	3d	1	1.42mi
26416 S San Jacinto St Unit 26416 Hemet, CA	2.0	1.0	900	$1,675	$1.86	24d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $98,888 Active 147 DOM
2. 2026-06-17
   days on market $98,888 Active 146 DOM
3. 2026-06-16
   days on market $98,888 Active 145 DOM
4. 2026-06-15
   days on market $98,888 Active 144 DOM
5. 2026-06-13
   days on market $98,888 Active 142 DOM
6. 2026-06-09
   days on market $98,888 Active 138 DOM
7. 2026-06-08
   days on market $98,888 Active 137 DOM
8. 2026-06-07
   days on market $98,888 Active 136 DOM
9. 2026-06-04
   days on market $98,888 Active 133 DOM
10. 2026-06-03
    days on market $98,888 Active 132 DOM
11. 2026-06-02
    days on market $98,888 Active 131 DOM
12. 2026-06-01
    days on market $98,888 Active 130 DOM
13. 2026-05-31
    days on market $98,888 Active 129 DOM
14. 2026-03-12
    price $98,888 2195-char remark

    Show marketing remark (2195 chars)

    Welcome Home to Comfort, a senior Community 55+, and Peace of Mind. Retire in style at London Spires Community Park. This is the one you've been waiting for! This home features: Three bedrooms, including: A converted office with abundant storage cabinets, a built-in desk, and wrap-around workspace. A spacious master bedroom with a large mirrored closet and an oversized master bathroom featuring a walk-in shower with a glass door, generous storage, a wall-mounted medicine cabinet, and bright ceiling lighting. A sunny guest bedroom perfect for visitors. Guest bathroom with a full bathtub. A bright, functional kitchen offering Numerous cabinets, Ample countertop space, a center island, a large pantry, a stove and range hood, a double-bowl sink, and excellent lighting throughout. When you step outside, you can enjoy a lovely side porch that sets the scene for relaxing mornings and quiet evenings, while the well-kept interior provides a warm, comfortable living space, and a large parking porch On the other side of the house, two storage sheds for all your essentials A Beautiful Home with Amenities You’ll Love — At a Price You’ll Love Even More. SPACE RENT of only $799.00 per month. Management that is very Professional and Friendly. The community offers a Recreation Room that can be rented for your special events; a Library; a Laundry Room; Billiards; an Exercise Room; a clubhouse with a TV and kitchen; a heated Pool; a Jacuzzi; and a BBQ area with two large BBQ grills. Saunas are located in each of the ladies' and Gentlemen's restrooms. Come and see all that this community has to offer. This charming home is ready for you to move in and is waiting to be yours. The property doesn't currently have a wheelchair ramp. We can provide a contact number for a nonprofit organization to install one for you at no cost; the only requirement is that one of the owners needs one and resides on the property. The wheelchair company typically installs the ramp in one day after receiving all the owners' information and verification. You can also obtain financing for this home just as easily as you do for a regular home. This home is a winner. Make it yours!

15. 2026-01-22
    listed $125,000 Active 2195-char remark

    Show marketing remark (2195 chars)

    Welcome Home to Comfort, a senior Community 55+, and Peace of Mind. Retire in style at London Spires Community Park. This is the one you've been waiting for! This home features: Three bedrooms, including: A converted office with abundant storage cabinets, a built-in desk, and wrap-around workspace. A spacious master bedroom with a large mirrored closet and an oversized master bathroom featuring a walk-in shower with a glass door, generous storage, a wall-mounted medicine cabinet, and bright ceiling lighting. A sunny guest bedroom perfect for visitors. Guest bathroom with a full bathtub. A bright, functional kitchen offering Numerous cabinets, Ample countertop space, a center island, a large pantry, a stove and range hood, a double-bowl sink, and excellent lighting throughout. When you step outside, you can enjoy a lovely side porch that sets the scene for relaxing mornings and quiet evenings, while the well-kept interior provides a warm, comfortable living space, and a large parking porch On the other side of the house, two storage sheds for all your essentials A Beautiful Home with Amenities You’ll Love — At a Price You’ll Love Even More. SPACE RENT of only $799.00 per month. Management that is very Professional and Friendly. The community offers a Recreation Room that can be rented for your special events; a Library; a Laundry Room; Billiards; an Exercise Room; a clubhouse with a TV and kitchen; a heated Pool; a Jacuzzi; and a BBQ area with two large BBQ grills. Saunas are located in each of the ladies' and Gentlemen's restrooms. Come and see all that this community has to offer. This charming home is ready for you to move in and is waiting to be yours. The property doesn't currently have a wheelchair ramp. We can provide a contact number for a nonprofit organization to install one for you at no cost; the only requirement is that one of the owners needs one and resides on the property. The wheelchair company typically installs the ramp in one day after receiving all the owners' information and verification. You can also obtain financing for this home just as easily as you do for a regular home. This home is a winner. Make it yours!

ⓘ 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: $706 · $59/mo
• Projected year-2 tax: $752 · $63/mo
• Expected delta: +$45/yr (+$4/mo · 6.4%)

ⓘ 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 6 d/yr ≥104°F today · 16 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: $23,048
• − Mortgage interest: −$5,539
• − Property taxes: −$706
• − Insurance: −$494
• − Repairs & maintenance: −$1,844
• − Management: −$1,844
• − Depreciation: −$2,877
• Taxable income: $9,743
• Est. tax owed @ 24.0%: −$2,338
• After-tax cash flow: $8,446/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

-20.9% since first listed

2 events — show timeline

• 2026-03-12 Price Changed $98,888 CRMLS
• 2026-01-22 Listed $125,000 CRMLS

Property tax history

-2.2%/yr

Latest (2025): $706 · +5.0% YoY. Source: county tax records.