1150 N Kirby St #63 · Hemet, CA 92545

$120,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 36 Days on market

Built 1977 $89/sqft · 25% above area Est $96k · 25% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.4/5.0
• 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

GREAT OPPORTUNITY! Welcome to this move-in ready home located in the desirable Californian Mobile Home Park. Perfect as a starter home, this property offers comfort, space, and affordability in a welcoming all-ages community where pets are welcome. Pride of ownership is evident throughout the home, which also includes a versatile bonus room for added living space. Step inside to a spacious living room and a functional kitchen featuring plenty of cabinet storage. The home offers 3 bedrooms and 2 bathrooms, including a private primary suite thoughtfully situated on the opposite side of the home for added privacy. Enjoy relaxing or entertaining on the large covered porch deck. The property als

Key facts

• Extra large shed
• Pools and jacuzzi
• Well sizeable yard

Tags

• LARGE COVERED PORCH DECK
• WELL SIZEABLE YARD
• EXTRA LARGE SHED
• PARK AND BARBECUE AREA
• POOLS AND JACUZZI
• GAME ROOM WITH BILLIARDS

Property features AI

Finance

• Other: Located in a park setting (Californian Mobile Home Park); Park feature: park/green space
• Financial info: Land lease of $975 per month; Water included in rent
• HOA & community: Park community amenities; Manager approval required for occupancy; Pets allowed with breed restrictions

Exterior

• Parking: Located in Californian Mobile Home Park
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home (Skyline model); Entry level: 1
• Construction: Mobile home remains on-site; Mobile dimensions approximately 12 ft by 56 ft; Year built reported from assessor
• Exterior features: Community pool; Back yard

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating
• Interior features: One-level home; Street/carport entry; Community spa
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $909 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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 (+3.7%/yr); 290 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 41% of the median local income ($64k/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 $830 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 + 3.7% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1977 — 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. 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: 1.83% ✓
• Cap rate: 15.38%
• Cash-on-cash: 32.45%
• DSCR: 2.44
• GRM: 4.5

CMA / ARV

• ARV (median comp): $95,700
• List price: $120,000
• Delta: 25.39%
• 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
1150 N Kirby St #72	0.07mi	2/2.0	1,296 (-4%)	6mo	$110,000	$85	86
1150 N Kirby #75	0.07mi	3/2.0 (+1)	1,248 (-7%)	0mo	$107,000	$86	80
1250 N Kirby St #181	0.41mi	3/2.0 (+1)	1,368 (+2%)	5mo	$85,000	$62	69
1250 N Kirby St #127	0.41mi	2/2.0	1,440 (+7%)	4mo	$46,500	$32	65
1250 N Kirby St #151	0.41mi	3/2.0 (+1)	1,404 (+4%)	5mo	$115,000	$82	64
1250 N Kirby #92	0.41mi	2/2.0	1,440 (+7%)	5mo	$99,900	$69	64
1250 N Kirby #194	0.41mi	3/2.0 (+1)	1,440 (+7%)	4mo	$89,000	$62	61
1300 W Menlo #92	0.74mi	2/2.0	1,344 (0%)	8mo	$94,000	$70	59
1300 W Menlo Ave #185	0.74mi	2/2.0	1,344 (0%)	8mo	$77,500	$58	58
1250 N Kirby St #77	0.41mi	2/2.0	1,536 (+14%)	2mo	$91,500	$60	55
1250 N Kirby St #138	0.41mi	3/2.0 (+1)	1,200 (-11%)	6mo	$110,000	$92	53
1300 W Menlo Ave #167	0.74mi	3/2.0 (+1)	1,468 (+9%)	8mo	$113,500	$77	38

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 · 3.74% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 2.19×
• Total profit: $40,113
• Equity at exit: $17,892

10-year hold

• IRR: 36.2%
• Equity multiple: 4.47×
• Total profit: $116,460
• Equity at exit: $10,375

Cash invested: $33,600 (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 92545

• Home prices YoY: -24.6%
• Rents YoY: 3.7%
• Active inventory: 290
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,200 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $909

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 54%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2208 El Grande St Hemet, CA	2.0	2.0	1327	$2,100	$1.58	17d	1	0.22mi
1245 Millie Dr Hemet, CA	3.0	2.0	1392	$2,850	$2.05	7d	1	0.43mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	11d	1	0.46mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	24d	1	0.46mi
2014 Iris Way Hemet, CA	3.0	2.0	1192	$2,850	$2.39	43d	1	0.50mi
811 Alondra Dr Hemet, CA	2.0	2.0	1166	$1,875	$1.61	4d	1	0.51mi
1967 Connor Ln San Jacinto, CA	3.0	2.5	1708	$2,950	$1.73	7d	1	0.54mi
1844 Paradise Way San Jacinto, CA	3.0	2.0	1540	$3,000	$1.95	43d	1	0.54mi
1700 Walden Ln Hemet, CA	3.0	2.0	1430	$2,670	$1.87	24d	1	0.65mi
743 Via Linda Dr Hemet, CA	2.0	2.0	1206	$1,995	$1.65	5d	1	0.66mi
627 Solano Dr Hemet, CA	2.0	2.0	882	$1,800	$2.04	18d	1	0.83mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	17d	1	0.88mi
828 Coramdeo Ct Hemet, CA	3.0	2.0	1543	$3,000	$1.94	43d	1	0.89mi
543 La Cresta Dr Hemet, CA	2.0	2.0	1544	$1,595	$1.03	43d	1	0.93mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	24d	1	0.94mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	43d	1	0.94mi
663 Mariposa Dr Hemet, CA	2.0	2.0	1440	$1,500	$1.04	24d	1	0.97mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,945	$2.75	1d	11	1.02mi
3471 Dublin Ct Hemet, CA	3.0	2.0	1276	$2,895	$2.27	3d	1	1.03mi
1559 Park Meadows Dr San Jacinto, CA	3.0	2.0	1644	$2,675	$1.63	43d	1	1.12mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	24d	1	1.14mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	43d	1	1.20mi
3800 W Devonshire Ave Hemet, CA	3.0	1.0–2.0	816	$2,055	$2.52	1d	8	1.35mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	13d	1	1.36mi
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	43d	1	1.44mi

Listing history 14 events

1. 2026-06-18
   days on market $120,000 Active 36 DOM
2. 2026-06-17
   days on market $120,000 Active 35 DOM
3. 2026-06-16
   days on market $120,000 Active 34 DOM
4. 2026-06-15
   days on market $120,000 Active 33 DOM
5. 2026-06-13
   days on market $120,000 Active 31 DOM
6. 2026-06-09
   days on market $120,000 Active 27 DOM
7. 2026-06-08
   days on market $120,000 Active 26 DOM
8. 2026-06-07
   days on market $120,000 Active 25 DOM
9. 2026-06-04
   days on market $120,000 Active 22 DOM
10. 2026-06-03
    days on market $120,000 Active 21 DOM
11. 2026-06-02
    days on market $120,000 Active 20 DOM
12. 2026-06-01
    days on market $120,000 Active 19 DOM
13. 2026-05-31
    days on market $120,000 Active 18 DOM
14. 2026-05-13
    listed $120,000 Active 1237-char remark

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥104°F today · 17 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: $26,400
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$3,491
• Taxable income: $9,563
• Est. tax owed @ 24.0%: −$2,295
• After-tax cash flow: $8,609/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): 45,982
• Household income: $63,770
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 1813.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 46% White 35% Two or more races 17% Black 8% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Slovak 2% Lithuanian 2% Portuguese 1%
• Foreign-born: 19% · Canada, Vietnam, Jamaica
• Languages at home: 69% English-only · Spanish 27% Tagalog/Filipino 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: ▼ -116.25%
• Current HPI: 356.9414
• Rent YoY: ▲ 3.74%
• 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

1 event — show timeline

• 2026-05-13 Listed $120,000 CRMLS

Property tax history

-4.7%/yr

Latest (2025): $204 · -4.8% YoY. Source: county tax records.