575 S Lyon Ave #161 · Hemet, CA 92543

$39,000

2 bd · 2.0 ba · 672 sqft · Manufactured public records · 30 Days on market

Built 1973 1,000 sqft lot $625/mo HOA · 36% of rent

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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 +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

Resort-Style Amenities, Perfect 55+ Retreat! Welcome, charming single-wide manufactured home, thoughtfully designed for comfort and convenience. Step inside and find vinyl flooring that offers the beauty of hardwood with easy upkeep. Custom countertops add a touch of elegance to your daily routine, while 2 cozy bedrooms & a well-appointed bathroom provide a right amount of space. Stay comfortable all year with central cooling/heating, enjoy the 2-car carport for sheltered parking. The community is a standout, with on-site management and maintenance team. Amenities: Clubhouse & Banquet Hall, perfect for socials & family gatherings. Billiard & Card Room, keep active and engaged. Heated Pool & Spa, relax in comfort any season. Picnic Area, enjoy alfresco dining in a peaceful setting. Laundry Facility, added convenience just steps away. Dog Park, your furry best friend is welcome too! Experience the best of 55+ livingwhere home is cozy, amenities are abundant, and you feel taken care of.

Key facts

• 2 car carport
• Vinyl flooring
• Laundry facility

Tags

• VINYL FLOORING
• CUSTOM COUNTERTOPS
• CENTRAL COOLING HEATING
• 2 CAR CARPORT
• HEATED POOL
• LAUNDRY FACILITY

Property features AI

Finance

• Other: Sidewalks in the community; Lot estimated at 0-1 unit/acre
• HOA & community: Part of an association (senior community); Monthly association fee of $625; Association amenities include: pool, club house, card room, sauna, billiard room, banquet facilities, recreational/multipurpose room, picnic area, dog park

Exterior

• Utilities: Public sewer; District/Public water
• Home design: Manufactured house; Single-story; Entry at front door
• Construction: No ADU; Public records used for year built
• Exterior features: Association pool

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: Front door entry; Single-level home (one story); All bedrooms on the main floor
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $39k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $39k).
• Recommended offer: $38k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.5% 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; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 42% 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 $270 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 + 1.8% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,415 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 4.40% ✓
• Cap rate: 20.50%
• Cash-on-cash: 50.72%
• DSCR: 3.26
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $85,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
270 Santa Clara Cir	0.51mi	2/1.0	672 (0%)	9mo	$103,000	$153	65
281 Santa Clara Cir	0.51mi	2/1.0	684 (+2%)	13mo	$139,000	$203	58
1200 W Johnston	0.54mi	2/1.0	720 (+7%)	1mo	$87,000	$121	58
858 S Lyon Ave	0.36mi	2/1.0	720 (+7%)	12mo	$63,000	$88	57
590 Santa Clara Cir	0.52mi	2/1.0	640 (-5%)	10mo	$120,000	$188	56
893 S Palm	0.69mi	2/1.0	720 (+7%)	3mo	$90,000	$125	49
631 Santa Clara	0.54mi	1/1.0 (-1)	750 (+12%)	2mo	$118,000	$157	45
2750 W Acacia Ave Unit M15	0.71mi	1/1.0 (-1)	650 (-3%)	11mo	$44,000	$68	43
1630 W Johnston Ave	0.40mi	2/1.0	760 (+13%)	15mo	$65,000	$86	43
851 San Rafael Dr	0.71mi	2/1.0	720 (+7%)	10mo	$145,000	$201	43
151 Santa Lucia Dr	0.37mi	1/1.0 (-1)	588 (-12%)	14mo	$74,900	$127	41
1380 W Florida Ave #6	0.73mi	1/1.0 (-1)	572 (-15%)	7mo	$42,000	$73	26

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: 46.4%
• Equity multiple: 2.96×
• Total profit: $21,373
• Equity at exit: $5,815

10-year hold

• IRR: 51.3%
• Equity multiple: 5.55×
• Total profit: $49,665
• Equity at exit: $3,372

Cash invested: $10,920 (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: 1.9×

Monthly cashflow live

• Estimated rent: $1,717 high
• Mortgage (P&I): −$205
• Tax est. 1.5%: −$49 /mo · $585/yr
• Insurance: −$16
• HOA: −$625
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $462

Break-even live

Break-even rent $1,132

Max offer price $39,000

Occupancy floor 68%

Sensitivity live

Price	-10% $489	-5% $475	+0% $462	+5% $448	+10% $435
Rent	-10% $326	-5% $394	+0% $462	+5% $529	+10% $597
Rate	-1.0pp $481	-0.5pp $472	base $462	+0.5pp $451	+1.0pp $441

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,035	$2.27	0d	1	0.38mi
1074 W Johnston Ave Hemet, CA	2.0	1.0	460	$1,500	$3.26	0d	1	0.64mi
893 S Palm Ave Hemet, CA	2.0	2.0	720	$1,375	$1.91	5d	1	0.72mi
3030 W Acacia Ave Hemet, CA	1.0–2.0	1.0–2.0	807	$1,785	$2.21	0d	8	0.79mi
201 N Valley View Dr Hemet, CA	1.0	1.0	552	$1,500	$2.72	44d	1	0.83mi
1150 S Palm Ave Hemet, CA	1.0	1.0	670	$1,534	$2.29	25d	1	0.96mi
1025 S Gilbert St Hemet, CA	1.0–2.0	1.0–2.0	890	$2,320	$2.61	2d	8	0.99mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,945	$2.75	0d	10	1.08mi
1000 S Gilbert St Hemet, CA	1.0–2.0	1.0	500	$1,470	$2.94	2d	4	1.09mi
1377 Provence Ct Hemet, CA	1.0	1.0	650	$1,900	$2.92	25d	1	1.11mi
113 E Kimball Ave Unit 2 Hemet, CA	2.0	1.0	500	$1,295	$2.59	44d	1	1.23mi
233 N Alessandro St Hemet, CA	1.0	1.0	690	$1,400	$2.03	44d	1	1.24mi
199 N Inez St Apt D Hemet, CA	1.0	1.0	650	$1,300	$2.00	8d	1	1.25mi
199 N Inez St Apt D Hemet, CA	1.0	1.0	650	$1,300	$2.00	0d	1	1.25mi
3800 W Devonshire Ave Hemet, CA	3.0	1.0–2.0	816	$2,172	$2.66	0d	8	1.50mi

HOA detail

• Monthly dues: $625 · $7,500/yr
• Likely covers: pool

Listing history 15 events

1. 2026-06-18
   days on market $39,000 Active 30 DOM
2. 2026-06-17
   days on market $39,000 Active 29 DOM
3. 2026-06-16
   days on market $39,000 Active 28 DOM
4. 2026-06-15
   days on market $39,000 Active 27 DOM
5. 2026-06-13
   days on market $39,000 Active 25 DOM
6. 2026-06-09
   days on market $39,000 Active 21 DOM
7. 2026-06-08
   days on market $39,000 Active 20 DOM
8. 2026-06-07
   days on market $39,000 Active 19 DOM
9. 2026-06-04
   days on market $39,000 Active 16 DOM
10. 2026-06-03
    days on market $39,000 Active 15 DOM
11. 2026-06-02
    days on market $39,000 Active 14 DOM
12. 2026-06-01
    days on market $39,000 Active 13 DOM
13. 2026-05-31
    days on market $39,000 Active 12 DOM
14. 2026-05-19
    listed $39,000 Active
15. 2026-05-18
    listed $39,000 Active 1028-char remark

    Show marketing remark (1028 chars)

    Resort-Style Amenities, Perfect 55+ Retreat! Welcome, charming single-wide manufactured home, thoughtfully designed for comfort and convenience. Step inside and find vinyl flooring that offers the beauty of hardwood with easy upkeep. Custom countertops add a touch of elegance to your daily routine, while 2 cozy bedrooms & a well-appointed bathroom provide a right amount of space. Stay comfortable all year with central cooling/heating, enjoy the 2-car carport for sheltered parking. The community is a standout, with on-site management and maintenance team. Amenities: Clubhouse & Banquet Hall, perfect for socials & family gatherings. Billiard & Card Room, keep active and engaged. Heated Pool & Spa, relax in comfort any season. Picnic Area, enjoy alfresco dining in a peaceful setting. Laundry Facility, added convenience just steps away. Dog Park, your furry best friend is welcome too! Experience the best of 55+ livingwhere home is cozy, amenities are abundant, and you feel taken care of.

ⓘ 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 6/10 Major
• 🌡 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 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,599
• − Mortgage interest: −$2,185
• − Property taxes: −$585
• − Insurance: −$195
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − HOA: −$7,500
• − Depreciation: −$1,135
• Taxable income: $5,704
• Est. tax owed @ 24.0%: −$1,369
• After-tax cash flow: $4,170/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

+0.0% since first listed

2 events — show timeline

• 2026-05-19 Listed $39,000 CRMLS
• 2026-05-18 Listed $39,000 GEMLS

Property tax history

+3.2%/yr

Latest (2025): $31 · -30.2% YoY. Source: county tax records.