332 N LYON Ave #32 · Hemet, CA 92543

$18,500

1 bd · 1.0 ba · 800 sqft · Manufactured · 45 Days on market

Built 1975 $23/sqft · 57% below area ↓ 42% since listing

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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

Situated in a safe, peaceful, well-maintained senior gated community of EDEN ROC VILLAS, located in the heart of Hemet, walking distance to Commercial centers, where restaurants, shopping and Medical facilities are located. A 1/bedroom, 1/bath manufactured home, with spacious living, dining and kitchen area with open layout. It has AC unit plus centralized heater, a bathroom with tub and ample cabinetry and linen closet. Bedroom has wall-to-wall cabinetry and an evaporative cooler, an AC unit, lights with ceiling fans. It has a Patio from front entrance extending to the length of the property. It possesses a spacious lot around the property, can be developed into a beautiful garden, or a dr

Key facts

• 2 garage spots
• Community pool
• Built 1975

Property features AI

Finance

• Other: Assessments: buyer to verify; Exclusions: land
• Financial info: Monthly land lease of $850 (park-provided)
• HOA & community: Senior community; Park name: EDEN ROC VILLAS; Community features include biking and street lighting; Manager approval required; Pets allowed with breed restrictions

Exterior

• Parking: Attached garage; 2 garage spaces; 2 carport spaces (carport attached); Covered parking; Concrete driveway with direct garage access and front-entry garage; Private on-site parking (4 total spaces); Driveway level
• Security: Security lights; Gated community with automatic gate; Resident manager
• Utilities: Public/district water (water connected/available); Public sewer (sewer connected/available); Natural gas connected/available; Electricity connected/available; standard electric on property
• Home design: Mobile home (Skyline Hillcreed model); Single-story; Faces west; Patio home; Lot level/flat; irregular lot shape
• Construction: Aluminum and glass construction with drywall walls; Mobile width 12 ft and length 56 ft; Mobile home remains; One story; Repairs cosmetic
• Exterior features: Covered, screened and enclosed front and rear porch; stone patio; Awning; Rain gutters; Exterior lighting; TV antenna and satellite dish; Community heated tile pool; Storage building (shed); No landscaping; Back yard and yard; Park nearby; Walkstreet

Interior

• Kitchen: Gas cooktop; Built-in range; Electric oven; Double oven; Range/stove hood; Trash compactor; Corian counters; Pots & pan drawers; Water heater central (gas)
• Bedrooms: Main floor primary bedroom
• Flooring: Carpet
• Bathrooms: Full bath with soaking tub and shower-in-tub; Vanity area, linen closet/storage, exhaust fan, privacy toilet door, closet in bathroom
• Heating & cooling: Natural gas heating; Electric heating; Forced air / central furnace; Whole house fan; Wall/window cooling; Evaporative cooling
• Interior features: Ceiling fan; Open floor plan; Storage space; Formica counters; Double pane windows; Entry at 332 N Lyon Ave; One level
• Laundry & utility: Laundry located in carport

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $18k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $18k).
• Recommended offer: $18k (3.0% below list) — sets the bar for market timing.
• Cap rate 82.7% vs local median 4.8% 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: Fruitvale Elementary (805 students, 88% FRL); Rancho Viejo Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 975 students, 88% FRL); Hemet High (math 21% / reading 46%, grade F, #656 of 1,170 statewide, top 57%, 2,438 students, 82% FRL) — zoned schools average 86% FRL vs 66% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 273 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 40% 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 $128 of loan paydown is wiped out by about $555 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($18k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $17,945 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 8.82% ✓
• Cap rate: 82.71%
• Cash-on-cash: 272.90%
• DSCR: 13.14
• GRM: 0.9

CMA / ARV

• ARV (median comp): $43,179
• List price: $18,500
• Delta: -57.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
332 N Lyon Ave #25	0.00mi	2/1.0 (+1)	800 (0%)	8mo	$30,000	$38	88
332 N Lyon Ave #17	0.11mi	2/1.0 (+1)	800 (0%)	8mo	$26,000	$33	83
260 N Lyon Ave #120	0.13mi	2/1.0 (+1)	800 (0%)	16mo	$44,000	$55	76
260 N Lyon Ave #12	0.19mi	2/1.0 (+1)	800 (0%)	14mo	$75,000	$94	74
332 N Lyon Ave #16	0.36mi	2/1.0 (+1)	800 (0%)	6mo	$31,000	$39	73
1895 W Devonshire Ave #93	0.28mi	2/1.0 (+1)	800 (0%)	13mo	$35,000	$44	71
332 N Lyon Ave #145	0.00mi	2/2.0 (+1)	880 (+10%)	7mo	$28,600	$33	69
430 N Palm Ave #103	0.46mi	2/1.0 (+1)	832 (+4%)	2mo	$47,000	$56	65
260 N Lyon Ave #6	0.11mi	2/1.0 (+1)	900 (+12%)	16mo	$39,000	$43	56
530 W Devonshire Ave #37	0.57mi	2/2.0 (+1)	840 (+5%)	1mo	$55,000	$65	56
1895 W Devonshire Ave #135	0.39mi	2/1.0 (+1)	696 (-13%)	6mo	$26,000	$37	50
601 N Gilbert St	0.69mi	1/1.0	720 (-10%)	8mo	$145,000	$201	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 · 1.76% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 14.52×
• Total profit: $70,034
• Equity at exit: $2,758

10-year hold

• IRR: —
• Equity multiple: 29.88×
• Total profit: $149,605
• Equity at exit: $1,600

Cash invested: $5,180 (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: 273
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$97
• Tax from tax record: −$6 /mo · $76/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $1,178

Break-even live

Break-even rent $141

Max offer price $18,500

Occupancy floor 23%

Sensitivity live

Price	-10% $1,188	-5% $1,183	+0% $1,178	+5% $1,173	+10% $1,168
Rent	-10% $1,049	-5% $1,114	+0% $1,178	+5% $1,242	+10% $1,307
Rate	-1.0pp $1,187	-0.5pp $1,183	base $1,178	+0.5pp $1,173	+1.0pp $1,168

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: $4,625
• Closing costs: $555
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	45d	1	0.17mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	15d	1	0.19mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	26d	1	0.20mi
1887 Calle Amargosa Hemet, CA	2.0	1.0	827	$1,545	$1.87	26d	1	0.21mi
201 N Valley View Dr Hemet, CA	1.0	1.0	552	$1,500	$2.72	45d	1	0.25mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	45d	1	0.28mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	26d	1	0.28mi
165 N Hamilton Ave Unit 4 Hemet, CA	1.0	1.0	768	$1,525	$1.99	23d	1	0.31mi
165 N Hamilton Ave Unit 3 Hemet, CA	1.0	1.0	768	$1,450	$1.89	7d	1	0.31mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	19d	1	0.35mi
2054 Avenida Olivos Hemet, CA	2.0	1.0	820	$1,500	$1.83	45d	1	0.36mi
627 Solano Dr Hemet, CA	2.0	2.0	882	$1,800	$2.04	20d	1	0.36mi
601 Corona St Hemet, CA	2.0	2.0	882	$1,700	$1.93	0d	1	0.37mi
341 Calle Nogales Hemet, CA	2.0	1.0	827	$1,395	$1.69	45d	1	0.37mi
2120 San Bernardo Ave Hemet, CA	2.0	1.0	827	$2,100	$2.54	45d	1	0.41mi
1931 Nuevo St Hemet, CA	2.0	1.0	820	$1,600	$1.95	45d	1	0.46mi
1933 Nuevo St Hemet, CA	2.0	1.0	827	$1,700	$2.06	26d	1	0.46mi
2269 San Bernardo Ave Hemet, CA	2.0	1.0	827	$1,650	$2.00	45d	1	0.50mi
528 San Marino St Hemet, CA	2.0	1.0	827	$1,900	$2.30	45d	1	0.50mi
682 San Marino St Hemet, CA	2.0	1.0	827	$1,600	$1.93	45d	1	0.58mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$1,595	$1.78	0d	1	0.65mi
2488 San Padre Ct Hemet, CA	2.0	1.0	827	$1,599	$1.93	1d	1	0.69mi
2488 San Padre Ct Hemet, CA	2.0	1.0	827	$1,599	$1.93	15d	1	0.69mi
2422 San Padre Ct Hemet, CA	2.0	1.0	827	$1,800	$2.18	26d	1	0.72mi
233 N Alessandro St Hemet, CA	1.0	1.0	690	$1,400	$2.03	45d	1	0.75mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,575	$2.23	0d	10	0.78mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	7d	1	0.78mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	9d	1	0.81mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	26d	1	0.82mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	45d	1	0.83mi
199 N Inez St Apt D Hemet, CA	1.0	1.0	650	$1,300	$2.00	1d	1	0.83mi
199 N Inez St Apt D Hemet, CA	1.0	1.0	650	$1,300	$2.00	9d	1	0.83mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	45d	1	0.89mi
3030 W Acacia Ave Hemet, CA	1.0–2.0	1.0–2.0	807	$1,585	$1.96	0d	8	1.06mi
426 N Buena Vista St Apt 1 Hemet, CA	2.0	1.0	680	$1,550	$2.28	9d	1	1.15mi
426 N Buena Vista St Hemet, CA	2.0	1.0	680	$1,550	$2.28	5d	1	1.15mi
560 E Oakland Ave Apt P Hemet, CA	1.0	1.0	550	$1,325	$2.41	18d	1	1.19mi
526 Greystone Ln Hemet, CA	2.0	1.0	700	$1,600	$2.29	19d	1	1.20mi
526 Greystone Ln Apt 3 Hemet, CA	2.0	1.0	700	$1,650	$2.36	45d	1	1.20mi
526 Greystone Ln Hemet, CA	2.0	1.0	700	$1,600	$2.29	45d	1	1.20mi

Listing history 15 events

1. 2026-06-21
   days on market $18,500 Active 45 DOM
2. 2026-06-18
   days on market $18,500 Active 42 DOM
3. 2026-06-17
   days on market $18,500 Active 41 DOM
4. 2026-06-16
   days on market $18,500 Active 40 DOM
5. 2026-06-15
   days on market $18,500 Active 39 DOM
6. 2026-06-13
   days on market $18,500 Active 37 DOM
7. 2026-06-09
   days on market $18,500 Active 33 DOM
8. 2026-06-08
   days on market $18,500 Active 32 DOM
9. 2026-06-07
   days on market $18,500 Active 31 DOM
10. 2026-06-04
    days on market $18,500 Active 28 DOM
11. 2026-06-03
    days on market $18,500 Active 27 DOM
12. 2026-06-02
    pricedays on market $18,500 Active 26 DOM
13. 2026-06-01
    days on market $32,000 Active 25 DOM
14. 2026-05-31
    days on market $32,000 Active 24 DOM
15. 2026-05-07
    listed $32,000 Active 1226-char remark

ⓘ 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: $76 · $6/mo
• Projected year-2 tax: $141 · $12/mo
• Expected delta: +$64/yr (+$5/mo · 84.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,581
• − Mortgage interest: −$1,036
• − Property taxes: −$76
• − Insurance: −$92
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$538
• Taxable income: $14,705
• Est. tax owed @ 24.0%: −$3,529
• After-tax cash flow: $10,607/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

-42.2% since first listed

2 events — show timeline

• 2026-06-02 Price Changed $18,500 CRMLS
• 2026-05-07 Listed $32,000 CRMLS

Property tax history

+1.7%/yr

Latest (2025): $76 · +2.0% YoY. Source: county tax records.