24600 Mountain Ave #92 · Hemet, CA 92544

$130,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 62 Days on market

Built 1988 $104/sqft · 43% above area Est $91k · 43% over

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Rent growth +3.7/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 2-bath manufactured home ideally located near the park entrance. The open kitchen features a breakfast bar and flows seamlessly into the living and dining areas. Enjoy beautiful mountain views from your private porch. Community amenities include a pool, spa, game room, dining area, and regular social events. Conveniently located near shopping, dining, and the Ramona Expressway. A great opportunity for affordable living in a well-kept 55+ community.

Key facts

• Private porch
• Community amenities
• Pool

Tags

• OPEN KITCHEN
• BREAKFAST BAR
• MOUNTAIN VIEWS
• PRIVATE PORCH
• COMMUNITY AMENITIES
• POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $741 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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 fast (+4.9%/yr); 323 active listings in the ZIP; 7 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 31% of the median local income ($74k/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 $899 of loan paydown is wiped out by about $4k 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 + 4.9% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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.
• Current owner paid $92k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.47% ✓
• Cap rate: 13.13%
• Cash-on-cash: 24.41%
• DSCR: 2.09
• GRM: 5.7

CMA / ARV

• ARV (median comp): $91,132
• List price: $130,000
• Delta: 42.65%
• 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
24600 Mountain Ave #63	0.00mi	2/2.0	1,344 (+8%)	1mo	$39,000	$29	86
881 Lake Street Space 253	0.18mi	2/2.0	1,200 (-4%)	2mo	$80,000	$67	83
24600 Mountain Ave #66	0.00mi	2/2.0	1,344 (+8%)	6mo	$129,900	$97	82
24600 Mountain Ave #30	0.00mi	2/2.0	1,344 (+8%)	11mo	$95,000	$71	78
881 N Lake St #204	0.26mi	2/2.0	1,344 (+8%)	3mo	$75,000	$56	73
880 N Lake St #49	0.17mi	2/2.5	1,344 (+8%)	7mo	$103,000	$77	72
880 N LAKE St #111	0.17mi	3/2.0 (+1)	1,188 (-5%)	10mo	$112,000	$94	70
880 Lake St N #81	0.22mi	2/2.0	1,344 (+8%)	8mo	$98,000	$73	70
24600 Mountain Ave #136	0.00mi	3/2.0 (+1)	1,152 (-8%)	14mo	$93,500	$81	70
881 N Lake St #357	0.26mi	2/1.0	1,100 (-12%)	0mo	$45,999	$42	64
881 N Lake St #317	0.30mi	2/2.0	1,344 (+8%)	17mo	$56,000	$42	59
24844 Wendell Dr	0.52mi	3/2.0 (+1)	1,380 (+11%)	14mo	$340,000	$246	42

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 · 4.9% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 1.82×
• Total profit: $29,760
• Equity at exit: $19,383

10-year hold

• IRR: 29.1%
• Equity multiple: 3.81×
• Total profit: $102,273
• Equity at exit: $11,240

Cash invested: $36,400 (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 92544

• Rents YoY: 4.9%
• Active inventory: 323
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,906 high
• Mortgage (P&I): −$682
• Tax from tax record: −$29 /mo · $353/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $741

Break-even live

Break-even rent $969

Max offer price $130,000

Occupancy floor 56%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1939 Hooper Dr San Jacinto, CA	2.0	2.0	1111	$1,950	$1.76	24d	1	0.72mi
43435 Nola St Hemet, CA	3.0	2.0	1500	$1,950	$1.30	24d	1	0.89mi
43170 Wall St Hemet, CA	2.0	2.0	1140	$1,895	$1.66	3d	1	0.98mi
25564 Sharp Dr Unit F Hemet, CA	1.0	1.0	832	$1,475	$1.77	44d	1	1.01mi
43611 Florida Ave Unit 10 Hemet, CA	2.0	2.0	850	$1,550	$1.82	44d	1	1.36mi
43816 C St Hemet, CA	2.0	2.0	1040	$2,250	$2.16	24d	1	1.47mi
43601 California 74 Unit 17 Hemet, CA	2.0	2.0	840	$1,400	$1.67	24d	1	1.49mi

Listing history 29 events

1. 2026-06-18
   days on market $130,000 Active 62 DOM
2. 2026-06-17
   days on market $130,000 Active 61 DOM
3. 2026-06-16
   days on market $130,000 Active 60 DOM
4. 2026-06-15
   days on market $130,000 Active 59 DOM
5. 2026-06-13
   days on market $130,000 Active 57 DOM
6. 2026-06-09
   days on market $130,000 Active 53 DOM
7. 2026-06-08
   days on market $130,000 Active 52 DOM
8. 2026-06-07
   days on market $130,000 Active 51 DOM
9. 2026-06-04
   days on market $130,000 Active 48 DOM
10. 2026-06-03
    days on market $130,000 Active 47 DOM
11. 2026-06-02
    days on market $130,000 Active 46 DOM
12. 2026-06-01
    days on market $130,000 Active 45 DOM
13. 2026-05-31
    days on market $130,000 Active 44 DOM
14. 2026-04-17
    listed $130,000 Active 472-char remark

    Show marketing remark (472 chars)

    Charming 2-bedroom, 2-bath manufactured home ideally located near the park entrance. The open kitchen features a breakfast bar and flows seamlessly into the living and dining areas. Enjoy beautiful mountain views from your private porch. Community amenities include a pool, spa, game room, dining area, and regular social events. Conveniently located near shopping, dining, and the Ramona Expressway. A great opportunity for affordable living in a well-kept 55+ community.

15. 2024-05-28
    soldstatus $92,000 Closed Sale 1171-char remark

    Show marketing remark (1171 chars)

    Located in the highly desirable Mountain View Mobile Park (55+) this home welcomes you with a brand new paint job, fresh carpets, and a new beginning! It has been immaculately maintained with a spacious kitchen including a ceiling fan, and refrigerator. The large master bedroom has a ceiling fan, big beautiful windows and an attached bathroom with a large soaking tub, shower, and sink. With plenty of storage! The second bedroom has a ceiling fan, large closet and extra storage space above. The second bathroom has a full shower and connects to the indoor laundry room with lots of storage, and direct access to the carport. Covered carport keeps your vehicles cool and includes a shed in the rear. The backyard has multiple fruit trees. The park itself is wonderfully maintained, matured landscaping, fountains, pond, community pool and spa, large clubhouse including a billiard room. With all off the social activities available to residents it's no wonder the homes here are so hard to come across. Located just South of Ramona Expressway the proximity to entertainment and shopping is ideal! Soboba Casino and the Soboba Springs Golf Course are just minutes away.

16. 2024-05-07
    status Pending Sale 1171-char remark

    Show marketing remark (1171 chars)

    Located in the highly desirable Mountain View Mobile Park (55+) this home welcomes you with a brand new paint job, fresh carpets, and a new beginning! It has been immaculately maintained with a spacious kitchen including a ceiling fan, and refrigerator. The large master bedroom has a ceiling fan, big beautiful windows and an attached bathroom with a large soaking tub, shower, and sink. With plenty of storage! The second bedroom has a ceiling fan, large closet and extra storage space above. The second bathroom has a full shower and connects to the indoor laundry room with lots of storage, and direct access to the carport. Covered carport keeps your vehicles cool and includes a shed in the rear. The backyard has multiple fruit trees. The park itself is wonderfully maintained, matured landscaping, fountains, pond, community pool and spa, large clubhouse including a billiard room. With all off the social activities available to residents it's no wonder the homes here are so hard to come across. Located just South of Ramona Expressway the proximity to entertainment and shopping is ideal! Soboba Casino and the Soboba Springs Golf Course are just minutes away.

17. 2024-04-23
    price $95,000 1171-char remark

    Show marketing remark (1171 chars)

    Located in the highly desirable Mountain View Mobile Park (55+) this home welcomes you with a brand new paint job, fresh carpets, and a new beginning! It has been immaculately maintained with a spacious kitchen including a ceiling fan, and refrigerator. The large master bedroom has a ceiling fan, big beautiful windows and an attached bathroom with a large soaking tub, shower, and sink. With plenty of storage! The second bedroom has a ceiling fan, large closet and extra storage space above. The second bathroom has a full shower and connects to the indoor laundry room with lots of storage, and direct access to the carport. Covered carport keeps your vehicles cool and includes a shed in the rear. The backyard has multiple fruit trees. The park itself is wonderfully maintained, matured landscaping, fountains, pond, community pool and spa, large clubhouse including a billiard room. With all off the social activities available to residents it's no wonder the homes here are so hard to come across. Located just South of Ramona Expressway the proximity to entertainment and shopping is ideal! Soboba Casino and the Soboba Springs Golf Course are just minutes away.

18. 2024-01-29
    price $97,000 1171-char remark

    Show marketing remark (1171 chars)

    Located in the highly desirable Mountain View Mobile Park (55+) this home welcomes you with a brand new paint job, fresh carpets, and a new beginning! It has been immaculately maintained with a spacious kitchen including a ceiling fan, and refrigerator. The large master bedroom has a ceiling fan, big beautiful windows and an attached bathroom with a large soaking tub, shower, and sink. With plenty of storage! The second bedroom has a ceiling fan, large closet and extra storage space above. The second bathroom has a full shower and connects to the indoor laundry room with lots of storage, and direct access to the carport. Covered carport keeps your vehicles cool and includes a shed in the rear. The backyard has multiple fruit trees. The park itself is wonderfully maintained, matured landscaping, fountains, pond, community pool and spa, large clubhouse including a billiard room. With all off the social activities available to residents it's no wonder the homes here are so hard to come across. Located just South of Ramona Expressway the proximity to entertainment and shopping is ideal! Soboba Casino and the Soboba Springs Golf Course are just minutes away.

19. 2023-10-04
    price $105,000 1171-char remark

    Show marketing remark (1171 chars)

    Located in the highly desirable Mountain View Mobile Park (55+) this home welcomes you with a brand new paint job, fresh carpets, and a new beginning! It has been immaculately maintained with a spacious kitchen including a ceiling fan, and refrigerator. The large master bedroom has a ceiling fan, big beautiful windows and an attached bathroom with a large soaking tub, shower, and sink. With plenty of storage! The second bedroom has a ceiling fan, large closet and extra storage space above. The second bathroom has a full shower and connects to the indoor laundry room with lots of storage, and direct access to the carport. Covered carport keeps your vehicles cool and includes a shed in the rear. The backyard has multiple fruit trees. The park itself is wonderfully maintained, matured landscaping, fountains, pond, community pool and spa, large clubhouse including a billiard room. With all off the social activities available to residents it's no wonder the homes here are so hard to come across. Located just South of Ramona Expressway the proximity to entertainment and shopping is ideal! Soboba Casino and the Soboba Springs Golf Course are just minutes away.

20. 2023-08-16
    listed $115,000 Active 1171-char remark

    Show marketing remark (1171 chars)

    Located in the highly desirable Mountain View Mobile Park (55+) this home welcomes you with a brand new paint job, fresh carpets, and a new beginning! It has been immaculately maintained with a spacious kitchen including a ceiling fan, and refrigerator. The large master bedroom has a ceiling fan, big beautiful windows and an attached bathroom with a large soaking tub, shower, and sink. With plenty of storage! The second bedroom has a ceiling fan, large closet and extra storage space above. The second bathroom has a full shower and connects to the indoor laundry room with lots of storage, and direct access to the carport. Covered carport keeps your vehicles cool and includes a shed in the rear. The backyard has multiple fruit trees. The park itself is wonderfully maintained, matured landscaping, fountains, pond, community pool and spa, large clubhouse including a billiard room. With all off the social activities available to residents it's no wonder the homes here are so hard to come across. Located just South of Ramona Expressway the proximity to entertainment and shopping is ideal! Soboba Casino and the Soboba Springs Golf Course are just minutes away.

21. 2023-08-16
    historical $115,000 1171-char remark

    Show marketing remark (1171 chars)

    Located in the highly desirable Mountain View Mobile Park (55+) this home welcomes you with a brand new paint job, fresh carpets, and a new beginning! It has been immaculately maintained with a spacious kitchen including a ceiling fan, and refrigerator. The large master bedroom has a ceiling fan, big beautiful windows and an attached bathroom with a large soaking tub, shower, and sink. With plenty of storage! The second bedroom has a ceiling fan, large closet and extra storage space above. The second bathroom has a full shower and connects to the indoor laundry room with lots of storage, and direct access to the carport. Covered carport keeps your vehicles cool and includes a shed in the rear. The backyard has multiple fruit trees. The park itself is wonderfully maintained, matured landscaping, fountains, pond, community pool and spa, large clubhouse including a billiard room. With all off the social activities available to residents it's no wonder the homes here are so hard to come across. Located just South of Ramona Expressway the proximity to entertainment and shopping is ideal! Soboba Casino and the Soboba Springs Golf Course are just minutes away.

22. 2007-02-25
    historical
23. 2006-08-24
    listed $55,000
24. 2006-08-16
    historical
25. 2006-08-09
    historical
26. 2006-08-07
    listed $66,000
27. 2006-07-27
    listed $66,000
28. 2006-06-29
    soldstatus $34,600
29. 2006-03-31
    listed $45,000

ⓘ 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: $353 · $29/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$635/yr (+$53/mo · 180.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,874
• − Mortgage interest: −$7,282
• − Property taxes: −$353
• − Insurance: −$650
• − Repairs & maintenance: −$1,830
• − Management: −$1,830
• − Depreciation: −$3,782
• Taxable income: $7,147
• Est. tax owed @ 24.0%: −$1,715
• After-tax cash flow: $7,171/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

• County: Riverside County · 2,287,001 people
• City population: 137,670
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 51,751
• Household income: $73,596
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1518.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 49% White 40% Two or more races 18% Black 5% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 43% Puerto Rican 1%
• Common ancestry: Slovak 2% Italian 2% Portuguese 2%
• Foreign-born: 15% · Canada, China
• Languages at home: 70% English-only · Spanish 27% Other Asian/Pacific 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: ▼ -219.06%
• Current HPI: 391.972
• Rent YoY: ▲ 4.90%
• 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

+188.9% since first listed

16 events — show timeline

• 2026-04-17 Listed $130,000 CRMLS
• 2024-05-28 Sold (MLS) $92,000 CRMLS
• 2024-05-07 Pending — CRMLS
• 2024-04-23 Price Changed $95,000 CRMLS
• 2024-01-29 Price Changed $97,000 CRMLS
• 2023-10-04 Price Changed $105,000 CRMLS
• 2023-08-16 Listed $115,000 CRMLS
• 2023-08-16 Coming Soon $115,000 CRMLS
• 2007-02-25 Listing Removed — CRMLS
• 2006-08-24 Listed $55,000 CRMLS
• 2006-08-16 Listing Removed — CRMLS
• 2006-08-09 Listing Removed — CRMLS
• 2006-08-07 Listed $66,000 CRMLS
• 2006-07-27 Listed $66,000 CRMLS
• 2006-06-29 Sold (MLS) $34,600 CRMLS
• 2006-03-31 Listed $45,000 CRMLS

Property tax history

-0.9%/yr

Latest (2025): $353 · +25.8% YoY. Source: county tax records.