1250 N Kirby St #9 · Hemet, CA 92545

$69,900

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

Built 1985 Est $94k · 26% under

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

Listing remarks

Motivated seller would like you to make an appointment to see this spacious 2 bedroom, 2 bath manufactured home w/ 1,344 sqft in the desired senior 55+ Foothills of Hemet park. Kitchen opens up to living/dining area w/ built-in hutch. Ceiling fans throughout. Inside laundry room has lots of cabinets for storage and gas/electric hookups. Within 7 years ago new energy efficient HVAC, water heater & faucets were installed. Interior & exterior have recently been painted. Home fumigated in June, and comes with a warranty from Orkin. Long carport with a 10'x10' shed w/ electric at the end. Unlike most homes in parks, this one has a large backyard. The park is clean, quiet, gated and j

Key facts

• Built in hutch
• New faucets
• New water heater

Tags

• BUILT IN HUTCH
• INSIDE LAUNDRY ROOM
• LOTS OF CABINETS FOR STORAGE
• NEW ENERGY EFFICIENT HVAC
• NEW WATER HEATER
• NEW FAUCETS

Property features AI

Finance

• Other: Rent includes pool; One shed on the property; Mobile dimensions approximately 24 ft by 56 ft; Directions: Enter park on Kirby, make a quick right following it as it turns left, home is on the right; Seller will remove current gas range and replace with another one; All curtains, drapes and rods are excluded
• Financial info: Land lease (park) monthly
• HOA & community: Senior community; Park name: Foothills of Hemet; Community features include gutters and curbs; Manager approval required; Pets: call for policy

Exterior

• Parking: Covered parking; Attached carport; Has parking
• Security: Gated community; Card/code access; Carbon monoxide detector; Smoke detector
• Utilities: Standard electric service; Natural gas connected; Public sewer; Water connected (district/public); Sewer connected; Electricity connected
• Home design: Single-story mobile home (model: Woodfield); Entry at front door; One entry level
• Construction: Pier jacks foundation; Mobile home remains; Updated/remodeled condition; Termite clearance
• Exterior features: Covered porch; Awning; Rain gutters; Covered patio; Pool access via association; Shed; Wood fencing; Located close to clubhouse; North-facing; Has a view

Interior

• Kitchen: Formica counters; Kitchen open to family room; Gas range; Range/stove hood; Dishwasher; Garbage disposal; Water heater unit
• Bedrooms: Primary bedroom; All bedrooms on one level
• Flooring: Tile; Vinyl; Carpet
• Bathrooms: Two full bathrooms; Bathtub; Shower in tub; Walk-in shower
• Heating & cooling: Central furnace heating; Central electric cooling; Evaporative cooling; Energy Star cooling
• Interior features: Ceiling fan; Mirrored closet doors; Blinds and window screens; Card/code access, carbon monoxide detector, smoke detector; Gated community; Association spa
• Laundry & utility: Inside laundry room; Individual laundry room; Gas and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 29.5% 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; 27 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 42% 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 $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 18 sale attempts since 19y 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: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 3.21% ✓
• Cap rate: 29.54%
• Cash-on-cash: 83.01%
• DSCR: 4.69
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $94,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1250 N Kirby St #181	0.00mi	3/2.0 (+1)	1,368 (+2%)	5mo	$85,000	$62	88
1250 N Kirby St #127	0.00mi	2/2.0	1,440 (+7%)	4mo	$46,500	$32	84
1250 N Kirby St #151	0.00mi	3/2.0 (+1)	1,404 (+4%)	5mo	$115,000	$82	84
1250 N Kirby #92	0.00mi	2/2.0	1,440 (+7%)	5mo	$99,900	$69	84
1250 N Kirby #194	0.00mi	3/2.0 (+1)	1,440 (+7%)	4mo	$89,000	$62	80
1250 N Kirby St #77	0.00mi	2/2.0	1,536 (+14%)	2mo	$91,500	$60	74
1150 N Kirby St #72	0.37mi	2/2.0	1,296 (-4%)	6mo	$110,000	$85	72
1250 N Kirby St #138	0.00mi	3/2.0 (+1)	1,200 (-11%)	6mo	$110,000	$92	72
1150 N Kirby #75	0.37mi	3/2.0 (+1)	1,248 (-7%)	0mo	$107,000	$86	66
1300 W Menlo #92	0.60mi	2/2.0	1,344 (0%)	8mo	$94,000	$70	65
1300 W Menlo Ave #126	0.61mi	2/2.0	1,440 (+7%)	6mo	$90,000	$63	54
1300 W Menlo Ave #167	0.60mi	3/2.0 (+1)	1,468 (+9%)	8mo	$113,500	$77	45

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: 84.1%
• Equity multiple: 4.91×
• Total profit: $76,588
• Equity at exit: $10,422

10-year hold

• IRR: 87.5%
• Equity multiple: 10.44×
• Total profit: $184,733
• Equity at exit: $6,044

Cash invested: $19,572 (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: 2.6×

Monthly cashflow live

• Estimated rent: $2,247 high
• Mortgage (P&I): −$367
• Tax from tax record: −$25 /mo · $302/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $1,354

Break-even live

Break-even rent $533

Max offer price $69,900

Occupancy floor 35%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 27 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	0.47mi
1844 Paradise Way San Jacinto, CA	3.0	2.0	1540	$3,000	$1.95	43d	1	0.57mi
2014 Iris Way Hemet, CA	3.0	2.0	1192	$2,850	$2.39	43d	1	0.59mi
1700 Walden Ln Hemet, CA	3.0	2.0	1430	$2,670	$1.87	24d	1	0.62mi
1967 Connor Ln San Jacinto, CA	3.0	2.5	1708	$2,950	$1.73	7d	1	0.67mi
828 Coramdeo Ct Hemet, CA	3.0	2.0	1543	$3,000	$1.94	43d	1	0.69mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	24d	1	0.81mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	11d	1	0.81mi
1245 Millie Dr Hemet, CA	3.0	2.0	1392	$2,850	$2.05	7d	1	0.84mi
811 Alondra Dr Hemet, CA	2.0	2.0	1166	$1,875	$1.61	4d	1	0.87mi
663 Mariposa Dr Hemet, CA	2.0	2.0	1440	$1,500	$1.04	24d	1	0.88mi
627 Solano Dr Hemet, CA	2.0	2.0	882	$1,800	$2.04	18d	1	0.89mi
543 La Cresta Dr Hemet, CA	2.0	2.0	1544	$1,595	$1.03	43d	1	0.92mi
1559 Park Meadows Dr San Jacinto, CA	3.0	2.0	1644	$2,675	$1.63	43d	1	0.92mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	17d	1	0.97mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	24d	1	1.01mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	43d	1	1.01mi
743 Via Linda Dr Hemet, CA	2.0	2.0	1206	$1,995	$1.65	5d	1	1.05mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	24d	1	1.07mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	43d	1	1.14mi
1106 Don Carlos Ct San Jacinto, CA	3.0	2.0	1389	$2,999	$2.16	43d	1	1.20mi
1410 Cottonwood Ave San Jacinto, CA	2.0	1.5	1257	$2,300	$1.83	43d	1	1.27mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,945	$2.75	1d	11	1.28mi
1066 Birch Ln San Jacinto, CA	3.0	2.0	1785	$2,600	$1.46	4d	1	1.30mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	13d	1	1.33mi
3471 Dublin Ct Hemet, CA	3.0	2.0	1276	$2,895	$2.27	3d	1	1.41mi
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	43d	1	1.43mi

Listing history 3 events

1. 2026-06-18
   days on market $69,900 Active 2 DOM
2. 2026-06-16
   remarks 691-char remark
3. 2026-06-16
   listed $69,900 Active 1 DOM

ⓘ 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: $302 · $25/mo
• Projected year-2 tax: $531 · $44/mo
• Expected delta: +$230/yr (+$19/mo · 76.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 19 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: $26,959
• − Mortgage interest: −$3,915
• − Property taxes: −$302
• − Insurance: −$350
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − Depreciation: −$2,033
• Taxable income: $16,045
• Est. tax owed @ 24.0%: −$3,851
• After-tax cash flow: $12,397/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

+0.6% since first listed

50 events — show timeline

• 2026-06-16 Listed $69,900 CRMLS
• 2026-06-15 Coming Soon $69,900 CRMLS
• 2025-02-07 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-02-06 Listing Removed — CRMLS
• 2025-01-26 Price Changed $79,900 CRMLS
• 2025-01-26 Price Changed $86,900 CRMLS
• 2024-07-25 Price Changed $88,900 CRMLS
• 2024-06-26 Listed $90,000 CRMLS
• 2024-06-26 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-06-13 Listing Removed — CRMLS
• 2024-05-20 Price Changed $84,900 CRMLS
• 2024-05-13 Price Changed $85,900 CRMLS
• 2024-04-12 Price Changed $89,900 CRMLS
• 2024-03-20 Listed $95,000 CRMLS
• 2024-02-12 Listing Removed — CRMLS
• 2024-01-31 Price Changed $75,000 CRMLS
• 2024-01-14 Price Changed $79,717 CRMLS
• 2023-10-31 Price Changed $81,000 CRMLS
• 2023-08-22 Price Changed $83,500 CRMLS
• 2023-07-16 Price Changed $85,500 CRMLS
• 2023-07-07 Price Changed $87,900 CRMLS
• 2023-06-30 Listed $89,000 CRMLS
• 2022-11-30 Price Changed $88,000 CRMLS
• 2022-10-14 Relisted — CRMLS
• 2022-09-09 Relisted — CRMLS
• 2022-06-18 Listed $89,000 CRMLS
• 2013-08-21 Delisted — CRMLS
• 2013-07-08 Relisted — CRMLS
• 2013-06-07 Delisted — CRMLS
• 2013-06-06 Relisted — CRMLS
• 2013-06-05 Delisted — CRMLS
• 2013-06-01 Relisted — CRMLS
• 2013-05-31 Delisted — CRMLS
• 2013-01-16 Listed $15,500 CRMLS
• 2013-01-15 Listing Removed — CRMLS
• 2012-08-15 Listed $15,500 CRMLS
• 2012-01-17 Listing Removed — CRMLS
• 2011-09-30 Price Changed $22,900 CRMLS
• 2011-06-11 Price Changed $25,000 CRMLS
• 2011-03-23 Price Changed $27,000 CRMLS
• 2011-01-30 Price Changed $37,000 CRMLS
• 2010-09-08 Listed $47,000 CRMLS
• 2010-09-01 Listing Removed — CRMLS
• 2010-03-22 Relisted — CRMLS
• 2010-03-19 Listing Removed — CRMLS
• 2010-02-04 Listed $49,900 CRMLS
• 2008-01-01 Listing Removed — CRMLS
• 2007-11-01 Listing Removed — CRMLS
• 2007-07-19 Listed $69,500 CRMLS
• 2007-05-04 Listed $69,500 CRMLS

Property tax history

-0.2%/yr

Latest (2025): $302 · +6.4% YoY. Source: county tax records.