24600 Mountain Ave #126 · Hemet, CA 92544

$42,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 393 Days on market

Manufactured home 55+ age-restricted Built 1985 Good condition $36/sqft · 66% below area $1/mo HOA ↓ 54% since listing

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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 +22.5/30.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +2.6/5.0
• Appreciation +2.5/10.0
• Schools +2.0/10.0
• Manufactured-home adj. -4.8

Listing remarks MLS

This charming 2-bedroom, 2-bathroom home is located in a vibrant 55+ mobile home park, offering the perfect blend of comfort and convenience. The spacious open living and dining area is enhanced by newer flooring throughout, creating a bright and inviting atmosphere. Enjoy stunning views of the San Jacinto Mountains right from your window. The community clubhouse features a sparkling swimming pool and a variety of social activities, providing plenty of opportunities to relax and connect with neighbors. This is the ideal place to embrace a carefree lifestyle in a welcoming community!

Key facts

• Newer flooring
• Community clubhouse
• Swimming pool

Tags

• OPEN LIVING AND DINING AREA
• NEWER FLOORING
• COMMUNITY CLUBHOUSE
• SWIMMING POOL
• SOCIAL ACTIVITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $42k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $927 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $42k).
• Recommended offer: $37k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.8% vs local median 4.4% 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+, amenities F, commute 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.
• Zoned schools: Mcsweeny Elementary (746 students, 90% FRL); Diamond Valley Middle (math 10% / reading 10%, grade F, #474 of 498 statewide, top 99%, 1,078 students, 91% FRL); West Valley High (math 18% / reading 40%, grade F, #770 of 1,170 statewide, top 66%, 1,898 students, 88% FRL) — zoned schools average 90% FRL vs 66% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 382 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $290 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 + 4.9% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 393 days — a 12% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $54k (56%) 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 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 393 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 3.67% ✓
• Cap rate: 32.78%
• Cash-on-cash: 94.59%
• DSCR: 5.21
• GRM: 2.3

CMA / ARV

• ARV (median comp): $122,512
• List price: $42,000
• Delta: -65.72%
• Verdict: UNDERPRICED
• Comps: 16 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 #58	0.21mi	2/2.0	1,152 (0%)	7mo	$125,000	$109	84
1536 S State St #159	0.17mi	2/2.0	1,248 (+8%)	0mo	$129,000	$103	78
1536 S State St #219	0.21mi	2/2.0	1,248 (+8%)	2mo	$135,000	$108	75
1536 State St #75	0.21mi	2/2.0	1,080 (-6%)	14mo	$52,500	$49	68
1700 S State St #76	0.09mi	3/2.0 (+1)	1,056 (-8%)	11mo	$50,000	$47	68
1536 S STATE St #14	0.28mi	2/2.0	1,080 (-6%)	12mo	$91,500	$85	66
1536 S State St #80	0.22mi	3/2.0 (+1)	1,232 (+7%)	12mo	$203,900	$166	63
1536 S State St #134	0.21mi	3/2.0 (+1)	1,058 (-8%)	10mo	$122,500	$116	63
1536 STATE #129	0.21mi	2/1.0	1,050 (-9%)	14mo	$53,000	$50	60
1455 S State St #111	0.49mi	2/2.0	1,040 (-10%)	4mo	$102,000	$98	58
725 W Thornton Ave #22	0.69mi	2/2.0	1,092 (-5%)	12mo	$43,000	$39	49
725 W Thornton Ave #14	0.69mi	2/2.0	1,248 (+8%)	12mo	$68,000	$54	44

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: 97.6%
• Equity multiple: 5.70×
• Total profit: $55,259
• Equity at exit: $6,262

10-year hold

• IRR: —
• Equity multiple: 12.65×
• Total profit: $137,050
• Equity at exit: $3,631

Cash invested: $11,760 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 23 active · 7 under contract
• Months of supply: 15.3 mo (7%/mo absorbed)
• Median asking: $130,000 ($108/sqft)
• Median days on market: 128 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -1.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92544

• Rents YoY: 4.9%
• Active inventory: 382
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,542 high
• Mortgage (P&I): −$220
• Tax est. 1.5%: −$52 /mo · $630/yr
• Insurance: −$18
• HOA: −$1
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $927

Break-even live

Break-even rent $369

Max offer price $42,000

Occupancy floor 35%

Sensitivity live

Price	-10% $956	-5% $941	+0% $927	+5% $912	+10% $898
Rent	-10% $805	-5% $866	+0% $927	+5% $988	+10% $1,049
Rate	-1.0pp $948	-0.5pp $938	base $927	+0.5pp $916	+1.0pp $905

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: $10,500
• Closing costs: $1,260
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Jade Dr Hemet, CA	3.0	2.0	1034	$2,150	$2.08	13d	1	0.66mi
640 Vista del Monte Hemet, CA	3.0	2.0	1480	$2,650	$1.79	93d	1	0.73mi
390 Magnolia Cir Hemet, CA	2.0	2.0	1038	$2,195	$2.11	40d	1	0.75mi
390 Magnolia Cir Hemet, CA	2.0	2.0	1038	$2,195	$2.11	42d	1	0.75mi
678 Monterey Pl Hemet, CA	2.0	2.0	1047	$1,995	$1.91	93d	1	0.88mi
1106 Turquoise St Hemet, CA	2.0	1.0	1140	$2,495	$2.19	32d	1	0.92mi
690 Montebello Pl Hemet, CA	2.0	2.0	1100	$2,000	$1.82	23d	1	0.92mi
576 Montecito Ave Unit C Hemet, CA	2.0	2.0	861	$1,850	$2.15	66d	1	0.98mi
1025 S Gilbert St Hemet, CA	1.0–2.0	1.0–2.0	890	$1,995	$2.24	7d	6	0.99mi
1005 S Gilbert St Hemet, CA	1.0–2.0	1.0–1.5	900	$1,825	$2.03	13d	3	1.04mi
860 Douglas Ct Hemet, CA	2.0	2.0	1114	$1,850	$1.66	67d	1	1.08mi
700 Johnston Ave Unit 708 Hemet, CA	2.0	1.0	1000	$1,600	$1.60	57d	1	1.09mi
853 Douglas Ct Hemet, CA	2.0	2.0	1148	$1,700	$1.48	22d	1	1.10mi
915 Malaga Pl Hemet, CA	2.0	2.0	1084	$2,000	$1.85	7d	1	1.13mi
1711 Pepper Tree Dr Hemet, CA	2.0	2.0	864	$1,675	$1.94	71d	1	1.22mi
893 S Palm Ave Hemet, CA	2.0	2.0	720	$1,375	$1.91	54d	1	1.24mi
716 Robert Dr Hemet, CA	3.0	2.0	1450	$2,300	$1.59	54d	1	1.26mi
750 Santa Clara Cir Hemet, CA	2.0	2.0	800	$1,400	$1.75	64d	1	1.28mi
735 S Gilbert St Hemet, CA	3.0	2.0	1202	$2,400	$2.00	23d	1	1.31mi
710 Whittier Ave Hemet, CA	3.0	2.0	1000	$2,475	$2.48	43d	1	1.33mi
733 S San Jacinto St Unit B Hemet, CA	2.0	1.0	1000	$1,500	$1.50	73d	1	1.33mi
640 San Jose Dr Hemet, CA	2.0	2.0	1100	$1,595	$1.45	23d	1	1.39mi
876 W Whittier Ave Unit 878 Hemet, CA	2.0	2.0	1127	$2,150	$1.91	73d	1	1.44mi
26454 S San Jacinto St Hemet, CA	3.0	1.0	800	$1,795	$2.24	52d	1	1.46mi
26452 S San Jacinto St Hemet, CA	3.0	1.0	800	$1,795	$2.24	52d	1	1.46mi
26450 San Jacinto St Hemet, CA	3.0	2.0	1250	$2,295	$1.84	52d	1	1.46mi
1287 Olive Tree Ln Unit D Hemet, CA	2.0	1.0	995	$1,599	$1.61	93d	1	1.48mi
1287 Olive Tree Ln Unit C Hemet, CA	2.0	1.0	995	$1,495	$1.50	73d	1	1.48mi
120 Santa Lucia Dr Hemet, CA	2.0	2.0	1197	$1,600	$1.34	93d	1	1.50mi

HOA detail $1/mo · $12/yr

• Likely covers: pool

Listing history 50 events

1. 2026-08-08
   days on market $42,000 Active 393 DOM
2. 2026-08-06
   days on market $42,000 Active 391 DOM
3. 2026-08-05
   days on market $42,000 Active 390 DOM
4. 2026-08-04
   days on market $42,000 Active 389 DOM
5. 2026-08-03
   days on market $42,000 Active 388 DOM
6. 2026-07-31
   days on market $42,000 Active 385 DOM
7. 2026-07-30
   days on market $42,000 Active 384 DOM
8. 2026-07-30
   days on market $42,000 Active 383 DOM
9. 2026-07-28
   days on market $42,000 Active 382 DOM
10. 2026-07-26
    days on market $42,000 Active 380 DOM
11. 2026-07-24
    days on market $42,000 Active 378 DOM
12. 2026-07-23
    days on market $42,000 Active 377 DOM
13. 2026-07-22
    days on market $42,000 Active 376 DOM
14. 2026-07-21
    days on market $42,000 Active 375 DOM
15. 2026-07-20
    days on market $42,000 Active 374 DOM
16. 2026-07-18
    days on market $42,000 Active 372 DOM
17. 2026-07-18
    days on market $42,000 Active 371 DOM
18. 2026-07-16
    days on market $42,000 Active 370 DOM
19. 2026-07-15
    days on market $42,000 Active 369 DOM
20. 2026-07-14
    days on market $42,000 Active 368 DOM
21. 2026-07-13
    days on market $42,000 Active 367 DOM
22. 2026-07-13
    days on market $42,000 Active 366 DOM
23. 2026-07-11
    days on market $42,000 Active 365 DOM
24. 2026-07-10
    days on market $42,000 Active 364 DOM
25. 2026-07-09
    days on market $42,000 Active 363 DOM
26. 2026-07-08
    price $42,000 Active 361 DOM
27. 2026-07-07
    days on market $64,000 Active 361 DOM
28. 2026-07-06
    days on market $64,000 Active 360 DOM
29. 2026-07-06
    days on market $64,000 Active 359 DOM
30. 2026-07-05
    days on market $64,000 Active 358 DOM
31. 2026-07-03
    days on market $64,000 Active 357 DOM
32. 2026-07-02
    days on market $64,000 Active 356 DOM
33. 2026-07-01
    days on market $64,000 Active 355 DOM
34. 2026-06-30
    days on market $64,000 Active 354 DOM
35. 2026-06-29
    days on market $64,000 Active 353 DOM
36. 2026-06-28
    days on market $64,000 Active 352 DOM
37. 2026-06-27
    days on market $64,000 Active 351 DOM
38. 2026-06-26
    days on market $64,000 Active 350 DOM
39. 2026-06-24
    days on market $64,000 Active 348 DOM
40. 2026-06-22
    days on market $64,000 Active 346 DOM
41. 2026-06-21
    days on market $64,000 Active 345 DOM
42. 2026-06-18
    days on market $64,000 Active 342 DOM
43. 2026-06-17
    days on market $64,000 Active 341 DOM
44. 2026-06-16
    days on market $64,000 Active 340 DOM
45. 2026-06-15
    days on market $64,000 Active 339 DOM
46. 2026-06-13
    days on market $64,000 Active 337 DOM
47. 2026-06-09
    days on market $64,000 Active 333 DOM
48. 2026-06-08
    days on market $64,000 Active 332 DOM
49. 2026-06-07
    days on market $64,000 Active 331 DOM
50. 2026-06-04
    days on market $64,000 Active 328 DOM

ⓘ 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 7 d/yr ≥102°F today · 20 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: $18,504
• − Mortgage interest: −$2,353
• − Property taxes: −$630
• − Insurance: −$210
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − HOA: −$12
• − Depreciation: −$1,222
• Taxable income: $11,117
• Est. tax owed @ 24.0%: −$2,668
• After-tax cash flow: $8,455/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $5,760–$17,280 screening

This charming 2-bedroom, 2-bathroom home in a vibrant 55+ mobile home park is in good condition with minimal repairs needed. It offers a bright and inviting atmosphere with newer flooring and stunning views of the San Jacinto Mountains. The property is move-in ready with a good ROI for both resale and rental.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value ↑
• Both replace carpet — improves comfort and value ↑
• Both update kitchen cabinets — modernizes space and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Mcsweeny Elementary Middle Diamond Valley Middle F CA #474/498 Nat'l #13,307/14,009 High West Valley High F CA #770/1,170 Nat'l #11,621/17,239

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

D Composite livability gradescore 51/100

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 · 2,664,475 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: 11% of renters

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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%

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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%

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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

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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

-54.3% since first listed

16 events — show timeline

• 2026-05-20 Price Changed $64,000 CRMLS
• 2026-01-13 Price Changed $69,900 CRMLS
• 2025-11-25 Price Changed $75,000 CRMLS
• 2025-09-08 Price Changed $84,000 CRMLS
• 2025-08-09 Price Changed $89,000 CRMLS
• 2025-07-11 Listed $96,000 CRMLS
• 2015-04-30 Listing Removed — CRMLS
• 2015-02-06 Price Changed $28,900 CRMLS
• 2015-01-09 Price Changed $29,900 CRMLS
• 2014-10-02 Listed $32,900 CRMLS
• 2014-08-02 Listing Removed — CRMLS
• 2014-06-03 Price Changed $37,000 CRMLS
• 2014-04-02 Listed $39,000 CRMLS
• 2010-01-25 Listing Removed — CRMLS
• 2009-07-26 Price Changed $39,900 CRMLS
• 2009-07-20 Listed $139,900 CRMLS