1700 S STATE St #19 · Hemet, CA 92543

$144,900

3 bd · 2.0 ba · 1,080 sqft · Manufactured · 300 Days on market

Built 2023 Good condition $134/sqft · 57% above area ↓ 6% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCTION!! Located in the 55+ manufactured home community of Echo Hills Estates, This newer beautiful 2023 Skyline home has 3 bedrooms and 2 bathrooms at approximately 1080 square feet. Throughout the home there are room darkening shades that you can pull down for extra privacy and light blocking. This is a long covered patio with a storage shed. This home comes with stainless steel stove, dishwasher, and microwave with its large kitchen island. The beautiful spacious master bedroom has comfortable carpet and a walk-in closet with its large master bathroom with a walk in shower. This home has carpet and linoleum flooring, washer/dryer hook-ups in its individual laundry room, and a covered carport. The carport even has additional coverings with new shades to offer additional coverage for you and your vehicles. There is a nice gated area off of the front entry way. Echo Hills Estates offers a clubhouse, pool and RV storage. HURRY THIS HOME WON'T LAST! GREAT FOR FIRST-TIME HOME BUYERS! DON’T MISS OUT! TURN KEY & PRIDE OF OWNERSHIP. MOVE IN READY AND IS A MUST SEE!

Key facts

• Large kitchen island
• Walk-in closet
• Long covered patio

Tags

• LONG COVERED PATIO
• STORAGE SHED
• STAINLESS STEEL STOVE
• LARGE KITCHEN ISLAND
• WALK-IN CLOSET
• WALK IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $719 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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+, 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 (+1.8%/yr); 270 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $2,078/mo this rent would consume 50% of the median local household income ($49k/yr) (locally 2144% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 + 1.8% rent growth), your $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 300 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

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 $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 300 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.43% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.26%
• DSCR: 1.95
• GRM: 5.8

CMA / ARV

• ARV (median comp): $92,050
• List price: $144,900
• Delta: 57.41%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1700 S State St #76	0.17mi	3/2.0	1,056 (-2%)	10mo	$50,000	$47	80
1536 S State St #134	0.21mi	3/2.0	1,058 (-2%)	9mo	$122,500	$116	79
1536 State St #75	0.21mi	2/2.0 (-1)	1,080 (0%)	12mo	$52,500	$49	75
1536 S STATE St #14	0.25mi	2/2.0 (-1)	1,080 (0%)	11mo	$91,500	$85	74
1536 S State St #139	0.21mi	2/2.0 (-1)	1,100 (+2%)	14mo	$70,000	$64	71
1536 S State St #58	0.21mi	2/2.0 (-1)	1,152 (+7%)	6mo	$125,000	$109	69
1455 S State St #111	0.43mi	2/2.0 (-1)	1,040 (-4%)	3mo	$102,000	$98	66
1536 STATE #129	0.21mi	2/1.0 (-1)	1,050 (-3%)	13mo	$53,000	$50	66
1536 S State St #80	0.20mi	3/2.0	1,232 (+14%)	10mo	$203,900	$166	59
1536 S State St #92	0.21mi	2/2.0 (-1)	957 (-11%)	11mo	$65,000	$68	57
725 W Thornton Ave #22	0.62mi	2/2.0 (-1)	1,092 (+1%)	10mo	$43,000	$39	56
725 W Thornton Ave #97	0.62mi	2/2.0 (-1)	960 (-11%)	4mo	$25,200	$26	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: 12.4%
• Equity multiple: 1.49×
• Total profit: $19,730
• Equity at exit: $21,605

10-year hold

• IRR: 20.4%
• Equity multiple: 2.62×
• Total profit: $65,820
• Equity at exit: $12,528

Cash invested: $40,572 (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 92543

• Home prices YoY: -26.7%
• Rents YoY: 1.8%
• Active inventory: 270
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,078 high
• Mortgage (P&I): −$760
• Tax from tax record: −$102 /mo · $1,230/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $719

Break-even live

Break-even rent $1,168

Max offer price $144,900

Occupancy floor 60%

Sensitivity live

Price	-10% $801	-5% $760	+0% $719	+5% $678	+10% $637
Rent	-10% $555	-5% $637	+0% $719	+5% $801	+10% $883
Rate	-1.0pp $792	-0.5pp $756	base $719	+0.5pp $681	+1.0pp $643

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 E Thornton Ave Hemet, CA	2.0	1.0	970	$1,912	$1.97	3d	2	0.40mi
390 Magnolia Cir Hemet, CA	2.0	2.0	1038	$2,400	$2.31	5d	1	0.77mi
390 Magnolia Cir Hemet, CA	2.0	2.0	1038	$2,400	$2.31	0d	1	0.77mi
640 Vista del Monte Hemet, CA	3.0	2.0	1480	$2,650	$1.79	44d	1	0.77mi
678 Monterey Pl Hemet, CA	2.0	2.0	1047	$1,995	$1.91	44d	1	0.92mi
1025 S Gilbert St Hemet, CA	1.0–2.0	1.0–2.0	890	$2,320	$2.61	3d	8	0.94mi
1005 S Gilbert St Hemet, CA	2.0	1.5	975	$1,825	$1.87	25d	2	0.99mi
576 Montecito Ave Unit C Hemet, CA	2.0	2.0	861	$1,850	$2.15	17d	1	1.00mi
860 Douglas Ct Hemet, CA	2.0	2.0	1114	$1,850	$1.66	19d	1	1.10mi
853 Douglas Ct Hemet, CA	2.0	2.0	1148	$1,850	$1.61	5d	1	1.10mi
1711 Pepper Tree Dr Hemet, CA	2.0	2.0	864	$1,675	$1.94	22d	1	1.11mi
700 Johnston Ave Unit 708 Hemet, CA	2.0	1.0	1000	$1,600	$1.60	8d	1	1.12mi
893 S Palm Ave Hemet, CA	2.0	2.0	720	$1,375	$1.91	6d	1	1.19mi
750 Santa Clara Cir Hemet, CA	2.0	2.0	800	$1,400	$1.75	16d	1	1.22mi
716 Robert Dr Hemet, CA	3.0	2.0	1450	$2,300	$1.59	6d	1	1.24mi
735 S Gilbert St Hemet, CA	3.0	2.0	1202	$2,400	$2.00	44d	1	1.28mi
733 S San Jacinto St Unit B Hemet, CA	2.0	1.0	1000	$1,500	$1.50	25d	1	1.38mi
876 W Whittier Ave Unit 878 Hemet, CA	2.0	2.0	1127	$2,150	$1.91	25d	1	1.40mi
120 Santa Lucia Dr Hemet, CA	2.0	2.0	1197	$1,600	$1.34	44d	1	1.42mi
101 San Mateo Cir Hemet, CA	2.0	2.0	1152	$1,790	$1.55	0d	1	1.44mi
1955 Silver Oak Way Hemet, CA	3.0	2.0	1318	$2,250	$1.71	44d	1	1.50mi

Listing history 14 events

1. 2026-06-16
   days on market $144,900 Active 300 DOM
2. 2026-06-15
   days on market $144,900 Active 299 DOM
3. 2026-06-13
   days on market $144,900 Active 297 DOM
4. 2026-06-09
   days on market $144,900 Active 293 DOM
5. 2026-06-08
   days on market $144,900 Active 292 DOM
6. 2026-06-07
   days on market $144,900 Active 291 DOM
7. 2026-06-04
   days on market $144,900 Active 288 DOM
8. 2026-06-03
   days on market $144,900 Active 287 DOM
9. 2026-06-02
   days on market $144,900 Active 286 DOM
10. 2026-06-01
    days on market $144,900 Active 285 DOM
11. 2026-05-31
    days on market $144,900 Active 284 DOM
12. 2026-01-27
    price $144,900 1096-char remark

    Show marketing remark (1096 chars)

    PRICE REDUCTION!! Located in the 55+ manufactured home community of Echo Hills Estates, This newer beautiful 2023 Skyline home has 3 bedrooms and 2 bathrooms at approximately 1080 square feet. Throughout the home there are room darkening shades that you can pull down for extra privacy and light blocking. This is a long covered patio with a storage shed. This home comes with stainless steel stove, dishwasher, and microwave with its large kitchen island. The beautiful spacious master bedroom has comfortable carpet and a walk-in closet with its large master bathroom with a walk in shower. This home has carpet and linoleum flooring, washer/dryer hook-ups in its individual laundry room, and a covered carport. The carport even has additional coverings with new shades to offer additional coverage for you and your vehicles. There is a nice gated area off of the front entry way. Echo Hills Estates offers a clubhouse, pool and RV storage. HURRY THIS HOME WON'T LAST! GREAT FOR FIRST-TIME HOME BUYERS! DON’T MISS OUT! TURN KEY & PRIDE OF OWNERSHIP. MOVE IN READY AND IS A MUST SEE!

13. 2025-10-09
    price $149,900 1096-char remark

    Show marketing remark (1096 chars)

    PRICE REDUCTION!! Located in the 55+ manufactured home community of Echo Hills Estates, This newer beautiful 2023 Skyline home has 3 bedrooms and 2 bathrooms at approximately 1080 square feet. Throughout the home there are room darkening shades that you can pull down for extra privacy and light blocking. This is a long covered patio with a storage shed. This home comes with stainless steel stove, dishwasher, and microwave with its large kitchen island. The beautiful spacious master bedroom has comfortable carpet and a walk-in closet with its large master bathroom with a walk in shower. This home has carpet and linoleum flooring, washer/dryer hook-ups in its individual laundry room, and a covered carport. The carport even has additional coverings with new shades to offer additional coverage for you and your vehicles. There is a nice gated area off of the front entry way. Echo Hills Estates offers a clubhouse, pool and RV storage. HURRY THIS HOME WON'T LAST! GREAT FOR FIRST-TIME HOME BUYERS! DON’T MISS OUT! TURN KEY & PRIDE OF OWNERSHIP. MOVE IN READY AND IS A MUST SEE!

14. 2025-08-20
    listed $154,900 Active 1096-char remark

    Show marketing remark (1096 chars)

    PRICE REDUCTION!! Located in the 55+ manufactured home community of Echo Hills Estates, This newer beautiful 2023 Skyline home has 3 bedrooms and 2 bathrooms at approximately 1080 square feet. Throughout the home there are room darkening shades that you can pull down for extra privacy and light blocking. This is a long covered patio with a storage shed. This home comes with stainless steel stove, dishwasher, and microwave with its large kitchen island. The beautiful spacious master bedroom has comfortable carpet and a walk-in closet with its large master bathroom with a walk in shower. This home has carpet and linoleum flooring, washer/dryer hook-ups in its individual laundry room, and a covered carport. The carport even has additional coverings with new shades to offer additional coverage for you and your vehicles. There is a nice gated area off of the front entry way. Echo Hills Estates offers a clubhouse, pool and RV storage. HURRY THIS HOME WON'T LAST! GREAT FOR FIRST-TIME HOME BUYERS! DON’T MISS OUT! TURN KEY & PRIDE OF OWNERSHIP. MOVE IN READY AND IS A MUST SEE!

ⓘ 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: $1,230 · $102/mo
• Projected year-2 tax: $1,230 · $102/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $24,936
• − Mortgage interest: −$8,117
• − Property taxes: −$1,230
• − Insurance: −$724
• − Repairs & maintenance: −$1,995
• − Management: −$1,995
• − Depreciation: −$4,215
• Taxable income: $6,660
• Est. tax owed @ 24.0%: −$1,598
• After-tax cash flow: $7,028/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 · 6 photos

Good 80/100 Cosmetic rehab

This 2023 manufactured home in Echo Hills Estates is in good condition with no major repairs needed. Fresh paint and cleaning gutters would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior walls — Fresh paint enhances curb appeal and can increase both resale and rental value.
• Both Clean gutters — Clean gutters improve drainage and prevent water damage, which can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Fresh paint enhances curb appeal and can increase both resale and rental value. ↑
• Both Clean gutters — Clean gutters improve drainage and prevent water damage, which can increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-6.5% since first listed

3 events — show timeline

• 2026-01-27 Price Changed $144,900 CRMLS
• 2025-10-09 Price Changed $149,900 CRMLS
• 2025-08-20 Listed $154,900 CRMLS