725 W Thornton #41 · Hemet, CA 92543

$54,900

1 bd · 2.0 ba · 720 sqft · Manufactured public records · 156 Days on market

Built 1969 $76/sqft · 39% below area Est $91k · 39% 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
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated manufactured home located in the desirable London Spires senior 55+ community. This cozy 2-bedroom, 1.5 bathroom home combines modern upgrades with low-maintenance living—perfect for those seeking comfort and convenience. Step inside to an inviting open floor plan featuring fresh interior paint, new flooring, and abundant natural light. The kitchen has been tastefully remodeled with stylish countertops, updated cabinetry, and newer appliances, making meal prep a breeze. The bathroom has also been refreshed with contemporary fixtures and finishes. Both bedrooms offer generous closet space and peaceful retreats at the end of the day. Outside, enjoy a covered front porch—ideal for relaxing mornings or evening sunsets—and a low-maintenance yard with space for potted plants or seating. Covered parking adds extra convenience. Located in the well-kept and friendly London Spires community, residents enjoy amenities such as a clubhouse, pool, activities, and beautifully maintained grounds. Just minutes from shopping, dining, and medical facilities, this move-in ready home offers an ideal lifestyle for effortless living.

Key facts

• Covered front porch
• Open floor plan
• Low maintenance yard

Tags

• UPDATED MANUFACTURED HOME
• OPEN FLOOR PLAN
• REMODELED KITCHEN
• REFRESHED BATHROOM
• COVERED FRONT PORCH
• LOW MAINTENANCE YARD

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $865 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.2% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 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 $380 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $10k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $48,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 2.87% ✓
• Cap rate: 25.21%
• Cash-on-cash: 67.55%
• DSCR: 4.01
• GRM: 2.9

CMA / ARV

• ARV (median comp): $90,639
• List price: $54,900
• Delta: -39.43%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
725 W Thornton Ave #115	0.07mi	2/2.0 (+1)	672 (-7%)	10mo	$40,000	$60	72
893 S Palm	0.61mi	2/1.0 (+1)	720 (0%)	3mo	$90,000	$125	60
1200 W Johnston	0.68mi	2/1.0 (+1)	720 (0%)	1mo	$87,000	$121	58
631 Santa Clara	0.69mi	1/1.0	750 (+4%)	2mo	$118,000	$157	55
851 San Rafael Dr	0.68mi	2/1.0 (+1)	720 (0%)	10mo	$145,000	$201	51
1536 S State St #29	0.44mi	2/2.0 (+1)	800 (+11%)	6mo	$89,999	$112	50
1097 N state St #101	0.53mi	2/1.5 (+1)	800 (+11%)	4mo	$94,000	$118	46
873 San Ignacio	0.63mi	2/2.0 (+1)	800 (+11%)	1mo	$125,000	$156	46
670 Santa Clara	0.65mi	1/1.0	807 (+12%)	0mo	$90,000	$112	45
1635 Santa Susana Dr	0.68mi	2/1.0 (+1)	800 (+11%)	2mo	$135,000	$169	39
821 San Ramon	0.64mi	2/1.0 (+1)	624 (-13%)	6mo	$92,000	$147	34
590 Santa Clara Cir	0.70mi	2/1.0 (+1)	640 (-11%)	10mo	$120,000	$188	32

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: 65.5%
• Equity multiple: 3.88×
• Total profit: $44,300
• Equity at exit: $8,186

10-year hold

• IRR: 69.4%
• Equity multiple: 7.63×
• Total profit: $101,870
• Equity at exit: $4,747

Cash invested: $15,372 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,576 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $865

Break-even live

Break-even rent $480

Max offer price $54,900

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1150 S Palm Ave Hemet, CA	1.0	1.0	670	$1,534	$2.29	24d	1	0.26mi
1377 Provence Ct Hemet, CA	1.0	1.0	650	$1,900	$2.92	24d	1	0.33mi
1025 S Gilbert St Hemet, CA	1.0–2.0	1.0–2.0	890	$1,820	$2.04	2d	8	0.39mi
1000 S Gilbert St Hemet, CA	1.0–2.0	1.0	500	$1,170	$2.34	2d	4	0.44mi
893 S Palm Ave Hemet, CA	2.0	2.0	720	$1,375	$1.91	5d	1	0.59mi
113 E Kimball Ave Unit 2 Hemet, CA	2.0	1.0	500	$1,295	$2.59	44d	1	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $54,900 Active 156 DOM
2. 2026-06-17
   days on market $54,900 Active 155 DOM
3. 2026-06-16
   days on market $54,900 Active 154 DOM
4. 2026-06-15
   days on market $54,900 Active 153 DOM
5. 2026-06-13
   days on market $54,900 Active 151 DOM
6. 2026-06-09
   days on market $54,900 Active 147 DOM
7. 2026-06-08
   days on market $54,900 Active 146 DOM
8. 2026-06-07
   days on market $54,900 Active 145 DOM
9. 2026-06-04
   days on market $54,900 Active 142 DOM
10. 2026-06-03
    days on market $54,900 Active 141 DOM
11. 2026-06-02
    days on market $54,900 Active 140 DOM
12. 2026-06-01
    days on market $54,900 Active 139 DOM
13. 2026-05-31
    days on market $54,900 Active 138 DOM
14. 2026-04-13
    price $54,900 1182-char remark

    Show marketing remark (1182 chars)

    Welcome to this beautifully updated manufactured home located in the desirable London Spires senior 55+ community. This cozy 2-bedroom, 1.5 bathroom home combines modern upgrades with low-maintenance living—perfect for those seeking comfort and convenience. Step inside to an inviting open floor plan featuring fresh interior paint, new flooring, and abundant natural light. The kitchen has been tastefully remodeled with stylish countertops, updated cabinetry, and newer appliances, making meal prep a breeze. The bathroom has also been refreshed with contemporary fixtures and finishes. Both bedrooms offer generous closet space and peaceful retreats at the end of the day. Outside, enjoy a covered front porch—ideal for relaxing mornings or evening sunsets—and a low-maintenance yard with space for potted plants or seating. Covered parking adds extra convenience. Located in the well-kept and friendly London Spires community, residents enjoy amenities such as a clubhouse, pool, activities, and beautifully maintained grounds. Just minutes from shopping, dining, and medical facilities, this move-in ready home offers an ideal lifestyle for effortless living.

15. 2026-02-27
    price $59,900 1182-char remark

    Show marketing remark (1182 chars)

    Welcome to this beautifully updated manufactured home located in the desirable London Spires senior 55+ community. This cozy 2-bedroom, 1.5 bathroom home combines modern upgrades with low-maintenance living—perfect for those seeking comfort and convenience. Step inside to an inviting open floor plan featuring fresh interior paint, new flooring, and abundant natural light. The kitchen has been tastefully remodeled with stylish countertops, updated cabinetry, and newer appliances, making meal prep a breeze. The bathroom has also been refreshed with contemporary fixtures and finishes. Both bedrooms offer generous closet space and peaceful retreats at the end of the day. Outside, enjoy a covered front porch—ideal for relaxing mornings or evening sunsets—and a low-maintenance yard with space for potted plants or seating. Covered parking adds extra convenience. Located in the well-kept and friendly London Spires community, residents enjoy amenities such as a clubhouse, pool, activities, and beautifully maintained grounds. Just minutes from shopping, dining, and medical facilities, this move-in ready home offers an ideal lifestyle for effortless living.

16. 2026-01-13
    listed $64,999 Active 1182-char remark

    Show marketing remark (1182 chars)

    Welcome to this beautifully updated manufactured home located in the desirable London Spires senior 55+ community. This cozy 2-bedroom, 1.5 bathroom home combines modern upgrades with low-maintenance living—perfect for those seeking comfort and convenience. Step inside to an inviting open floor plan featuring fresh interior paint, new flooring, and abundant natural light. The kitchen has been tastefully remodeled with stylish countertops, updated cabinetry, and newer appliances, making meal prep a breeze. The bathroom has also been refreshed with contemporary fixtures and finishes. Both bedrooms offer generous closet space and peaceful retreats at the end of the day. Outside, enjoy a covered front porch—ideal for relaxing mornings or evening sunsets—and a low-maintenance yard with space for potted plants or seating. Covered parking adds extra convenience. Located in the well-kept and friendly London Spires community, residents enjoy amenities such as a clubhouse, pool, activities, and beautifully maintained grounds. Just minutes from shopping, dining, and medical facilities, this move-in ready home offers an ideal lifestyle for effortless living.

17. 2025-12-10
    historical
18. 2025-11-06
    listed $64,999 Active
19. 2005-12-02
    historical
20. 2005-09-15
    listed $16,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $18,908
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$1,597
• Taxable income: $10,112
• Est. tax owed @ 24.0%: −$2,427
• After-tax cash flow: $7,957/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

+232.7% since first listed

7 events — show timeline

• 2026-04-13 Price Changed $54,900 CRMLS
• 2026-02-27 Price Changed $59,900 CRMLS
• 2026-01-13 Listed $64,999 CRMLS
• 2025-12-10 Listing Removed — CRMLS
• 2025-11-06 Listed $64,999 CRMLS
• 2005-12-02 Listing Removed — CRMLS
• 2005-09-15 Listed $16,500 CRMLS

Property tax history

-4.0%/yr

Latest (2025): $36 · +6.7% YoY. Source: county tax records.