725 W Thornton Ave #61 · Hemet, CA 92543

$89,000

2 bd · 2.0 ba · 720 sqft · Manufactured public records · 498 Days on market

Built 2015 $124/sqft · 21% above area Est $76k · 16% over

---

Why this score? — see what drove the C+ 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
• 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
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this lovely two-bedroom, one-bath home in the charming 55+ community of London Spires. With a welcoming front porch and a well-maintained design, this home is the perfect blend of comfort and charm. The interior offers a cozy and functional layout, featuring inviting living spaces and comfortable bedrooms. In great shape and nestled in a peaceful setting, this home provides a wonderful opportunity to enjoy the beauty and convenience of community living. Low space rent of $730/month

Key facts

• 2 parking spots
• Community pool
• Built 2015

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $791 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 43% 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 $615 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 498 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago 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

• 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 498 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: 2.00% ✓
• Cap rate: 16.96%
• Cash-on-cash: 38.10%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

• ARV (median comp): $76,482
• List price: $89,000
• Delta: 16.37%
• Verdict: OVERPRICED
• Comps: 20 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	0.12mi	2/2.0	672 (-7%)	10mo	$40,000	$60	75
893 S Palm	0.65mi	2/1.0	720 (0%)	3mo	$90,000	$125	63
1200 W Johnston	0.73mi	2/1.0	720 (0%)	1mo	$87,000	$121	60
725 W Thornton Ave #76	0.17mi	2/1.5	800 (+11%)	14mo	$27,000	$34	60
1536 S State St #29	0.38mi	2/2.0	800 (+11%)	6mo	$89,999	$112	58
851 San Rafael Dr	0.71mi	2/1.0	720 (0%)	10mo	$145,000	$201	55
1097 N state St #101	0.52mi	2/1.5	800 (+11%)	4mo	$94,000	$118	52
873 San Ignacio	0.66mi	2/2.0	800 (+11%)	1mo	$125,000	$156	49
631 Santa Clara	0.74mi	1/1.0 (-1)	750 (+4%)	2mo	$118,000	$157	48
1635 Santa Susana Dr	0.74mi	2/1.0	800 (+11%)	2mo	$135,000	$169	41
670 Santa Clara	0.70mi	1/1.0 (-1)	807 (+12%)	0mo	$90,000	$112	38
821 San Ramon	0.67mi	2/1.0	624 (-13%)	6mo	$92,000	$147	37

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: 32.8%
• Equity multiple: 2.36×
• Total profit: $33,804
• Equity at exit: $13,270

10-year hold

• IRR: 39.1%
• Equity multiple: 4.44×
• Total profit: $85,653
• Equity at exit: $7,695

Cash invested: $24,920 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,780 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $791

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 51%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.35mi
1377 Provence Ct Hemet, CA	1.0	1.0	650	$1,900	$2.92	24d	1	0.38mi
1025 S Gilbert St Hemet, CA	1.0–2.0	1.0–2.0	890	$2,320	$2.61	2d	8	0.46mi
1000 S Gilbert St Hemet, CA	1.0–2.0	1.0	500	$1,470	$2.94	2d	4	0.48mi
893 S Palm Ave Hemet, CA	2.0	2.0	720	$1,375	$1.91	5d	1	0.67mi

Listing history 17 events

1. 2026-06-18
   days on market $89,000 Active 498 DOM
2. 2026-06-17
   days on market $89,000 Active 497 DOM
3. 2026-06-16
   days on market $89,000 Active 496 DOM
4. 2026-06-15
   days on market $89,000 Active 495 DOM
5. 2026-06-13
   days on market $89,000 Active 493 DOM
6. 2026-06-09
   days on market $89,000 Active 489 DOM
7. 2026-06-08
   days on market $89,000 Active 488 DOM
8. 2026-06-07
   days on market $89,000 Active 487 DOM
9. 2026-06-04
   days on market $89,000 Active 484 DOM
10. 2026-06-03
    days on market $89,000 Active 483 DOM
11. 2026-06-02
    days on market $89,000 Active 482 DOM
12. 2026-06-02
    remarks 593-char remark
13. 2026-06-01
    days on market $89,000 Active 481 DOM
14. 2026-05-31
    days on market $89,000 Active 480 DOM
15. 2025-02-05
    listed $89,000 Active 496-char remark

    Show marketing remark (496 chars)

    Step into this lovely two-bedroom, one-bath home in the charming 55+ community of London Spires. With a welcoming front porch and a well-maintained design, this home is the perfect blend of comfort and charm. The interior offers a cozy and functional layout, featuring inviting living spaces and comfortable bedrooms. In great shape and nestled in a peaceful setting, this home provides a wonderful opportunity to enjoy the beauty and convenience of community living. Low space rent of $730/month

16. 2005-03-02
    historical
17. 2005-01-20
    listed $22,500

ⓘ 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 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: $21,361
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$2,589
• Taxable income: $8,589
• Est. tax owed @ 24.0%: −$2,061
• After-tax cash flow: $7,433/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

+295.6% since first listed

3 events — show timeline

• 2025-02-05 Listed $89,000 SDMLS
• 2005-03-02 Listing Removed — CRMLS
• 2005-01-20 Listed $22,500 CRMLS

Property tax history

-14.5%/yr

Latest (2016): $35 · -2.8% YoY. Source: county tax records.