575 S Lyon #137 · Hemet, CA 92543

$49,900

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 66 Days on market

Built 1974 20 ac lot $52/sqft · 57% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Seller Says Bring All Reasonable Offers! Don’t miss this great opportunity to own a charming 2-bedroom, 2-bath manufactured home located in the desirable 55+ community of Golden Coach Manor. Offering approximately 960 sq. ft. of comfortable living space, this home features a functional and inviting layout with a spacious living and dining area—perfect for everyday living or hosting guests. The kitchen provides ample cabinet space and a practical design, while both bedrooms are nicely sized, offering comfort and privacy. Enjoy the convenience of indoor laundry and a covered outdoor area ideal for relaxing and enjoying the peaceful community setting. Golden Coach Manor is a well-maintained senior community offering amenities such as a clubhouse, pool, spa, and social activities, all conveniently located near shopping, dining, and medical facilities. Priced to sell and ready for its next owner—submit your offer today! Buyer to be approved by park.

Key facts

• 19.58 acre lot
• Community pool
• Built 1974

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 32.7% 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 (+1.8%/yr); 264 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 43% 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 $345 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 + 1.8% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.55% ✓
• Cap rate: 32.74%
• Cash-on-cash: 94.45%
• DSCR: 5.20
• GRM: 2.4

CMA / ARV

• ARV (median comp): $115,627
• List price: $49,900
• Delta: -56.84%
• 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
575 S Lyon #110	0.05mi	2/2.0	940 (-2%)	2mo	$52,500	$56	92
2205 Acacia #184	0.30mi	2/2.0	960 (0%)	5mo	$53,500	$56	82
270 San Mateo Cir	0.29mi	2/2.0	960 (0%)	6mo	$163,000	$170	81
845 S Lyon	0.32mi	2/2.0	960 (0%)	6mo	$89,000	$93	80
460 San Mateo Cir	0.24mi	2/1.0	940 (-2%)	3mo	$85,000	$90	79
431 San Mateo Cir	0.26mi	3/2.0 (+1)	1,040 (+8%)	3mo	$118,000	$113	67
190 Santa Lucia	0.36mi	2/2.0	1,040 (+8%)	4mo	$179,000	$172	66
220 San Carlos Dr	0.49mi	2/1.0	1,020 (+6%)	2mo	$127,000	$125	61
550 Santa Clara Cir	0.49mi	2/2.0	1,040 (+8%)	7mo	$165,000	$159	58
1445 W Florida Ave #85	0.63mi	2/2.0	1,040 (+8%)	2mo	$96,000	$92	55
995 Santa Teresa Way	0.51mi	3/2.0 (+1)	1,056 (+10%)	3mo	$185,000	$175	52
711 S Palm Ave	0.61mi	2/2.0	1,060 (+10%)	8mo	$127,000	$120	48

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: 93.9%
• Equity multiple: 5.28×
• Total profit: $59,774
• Equity at exit: $7,440

10-year hold

• IRR: 96.5%
• Equity multiple: 10.56×
• Total profit: $133,506
• Equity at exit: $4,314

Cash invested: $13,972 (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: 264
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$262
• Tax from tax record: −$15 /mo · $185/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $1,100

Break-even live

Break-even rent $377

Max offer price $49,900

Occupancy floor 33%

Sensitivity live

Price	-10% $1,128	-5% $1,114	+0% $1,100	+5% $1,086	+10% $1,071
Rent	-10% $960	-5% $1,030	+0% $1,100	+5% $1,170	+10% $1,239
Rate	-1.0pp $1,125	-0.5pp $1,112	base $1,100	+0.5pp $1,087	+1.0pp $1,074

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	5d	1	0.18mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	44d	1	0.25mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,035	$2.27	2d	1	0.38mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	8d	1	0.45mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	24d	1	0.47mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	44d	1	0.67mi
750 Santa Clara Cir Hemet, CA	2.0	2.0	800	$1,400	$1.75	15d	1	0.68mi
893 S Palm Ave Hemet, CA	2.0	2.0	720	$1,375	$1.91	5d	1	0.72mi
3030 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	892	$1,895	$2.12	2d	10	0.79mi
165 N Hamilton Ave Unit 3 Hemet, CA	1.0	1.0	768	$1,450	$1.89	5d	1	0.82mi
165 N Hamilton Ave Unit 4 Hemet, CA	1.0	1.0	768	$1,525	$1.99	22d	1	0.82mi
201 N Valley View Dr Hemet, CA	1.0	1.0	552	$1,500	$2.72	44d	1	0.83mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	14d	1	0.86mi
341 Calle Nogales Hemet, CA	2.0	1.0	827	$1,395	$1.69	44d	1	0.88mi
1150 S Palm Ave Hemet, CA	1.0	1.0	670	$1,534	$2.29	24d	1	0.96mi
1005 S Gilbert St Hemet, CA	2.0	1.5	975	$1,825	$1.87	24d	2	0.97mi
1887 Calle Amargosa Hemet, CA	2.0	1.0	827	$1,545	$1.87	24d	1	0.98mi
1025 S Gilbert St Hemet, CA	1.0–2.0	1.0–2.0	890	$2,320	$2.61	2d	8	0.99mi
2054 Avenida Olivos Hemet, CA	2.0	1.0	820	$1,500	$1.83	44d	1	1.02mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	44d	1	1.05mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	44d	1	1.06mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	24d	1	1.06mi
2120 San Bernardo Ave Hemet, CA	2.0	1.0	827	$2,100	$2.54	44d	1	1.06mi
2269 San Bernardo Ave Hemet, CA	2.0	1.0	827	$1,650	$2.00	44d	1	1.06mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,945	$2.75	2d	11	1.08mi
1000 S Gilbert St Hemet, CA	1.0–2.0	1.0	500	$1,470	$2.94	2d	4	1.09mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	24d	1	1.10mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	18d	1	1.11mi
1377 Provence Ct Hemet, CA	1.0	1.0	650	$1,900	$2.92	24d	1	1.11mi
528 San Marino St Hemet, CA	2.0	1.0	827	$1,900	$2.30	44d	1	1.18mi
627 Solano Dr Hemet, CA	2.0	2.0	882	$1,800	$2.04	19d	1	1.18mi
1711 Pepper Tree Dr Hemet, CA	2.0	2.0	864	$1,675	$1.94	22d	1	1.22mi
233 N Alessandro St Hemet, CA	1.0	1.0	690	$1,400	$2.03	44d	1	1.24mi
199 N Inez St Apt D Hemet, CA	1.0	1.0	650	$1,300	$2.00	8d	1	1.25mi
1933 Nuevo St Hemet, CA	2.0	1.0	827	$1,700	$2.06	24d	1	1.28mi
1931 Nuevo St Hemet, CA	2.0	1.0	820	$1,600	$1.95	44d	1	1.28mi
682 San Marino St Hemet, CA	2.0	1.0	827	$1,600	$1.93	44d	1	1.29mi
2488 San Padre Ct Hemet, CA	2.0	1.0	827	$1,599	$1.93	14d	1	1.32mi
2422 San Padre Ct Hemet, CA	2.0	1.0	827	$1,800	$2.18	24d	1	1.36mi
860 Douglas Ct Hemet, CA	2.0	2.0	1114	$1,850	$1.66	19d	1	1.36mi

Listing history 15 events

1. 2026-06-18
   days on market $49,900 Active 66 DOM
2. 2026-06-17
   days on market $49,900 Active 65 DOM
3. 2026-06-16
   days on market $49,900 Active 64 DOM
4. 2026-06-15
   days on market $49,900 Active 63 DOM
5. 2026-06-13
   days on market $49,900 Active 61 DOM
6. 2026-06-09
   days on market $49,900 Active 57 DOM
7. 2026-06-08
   days on market $49,900 Active 56 DOM
8. 2026-06-07
   days on market $49,900 Active 55 DOM
9. 2026-06-04
   days on market $49,900 Active 52 DOM
10. 2026-06-03
    days on market $49,900 Active 51 DOM
11. 2026-06-02
    days on market $49,900 Active 50 DOM
12. 2026-06-01
    days on market $49,900 Active 49 DOM
13. 2026-05-31
    days on market $49,900 Active 48 DOM
14. 2026-04-13
    listed $49,900 Active 976-char remark

    Show marketing remark (976 chars)

    Seller Says Bring All Reasonable Offers! Don’t miss this great opportunity to own a charming 2-bedroom, 2-bath manufactured home located in the desirable 55+ community of Golden Coach Manor. Offering approximately 960 sq. ft. of comfortable living space, this home features a functional and inviting layout with a spacious living and dining area—perfect for everyday living or hosting guests. The kitchen provides ample cabinet space and a practical design, while both bedrooms are nicely sized, offering comfort and privacy. Enjoy the convenience of indoor laundry and a covered outdoor area ideal for relaxing and enjoying the peaceful community setting. Golden Coach Manor is a well-maintained senior community offering amenities such as a clubhouse, pool, spa, and social activities, all conveniently located near shopping, dining, and medical facilities. Priced to sell and ready for its next owner—submit your offer today! Buyer to be approved by park.

15. 2026-04-12
    historical $49,900 976-char remark

    Show marketing remark (976 chars)

    Seller Says Bring All Reasonable Offers! Don’t miss this great opportunity to own a charming 2-bedroom, 2-bath manufactured home located in the desirable 55+ community of Golden Coach Manor. Offering approximately 960 sq. ft. of comfortable living space, this home features a functional and inviting layout with a spacious living and dining area—perfect for everyday living or hosting guests. The kitchen provides ample cabinet space and a practical design, while both bedrooms are nicely sized, offering comfort and privacy. Enjoy the convenience of indoor laundry and a covered outdoor area ideal for relaxing and enjoying the peaceful community setting. Golden Coach Manor is a well-maintained senior community offering amenities such as a clubhouse, pool, spa, and social activities, all conveniently located near shopping, dining, and medical facilities. Priced to sell and ready for its next owner—submit your offer today! Buyer to be approved by park.

ⓘ 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: $185 · $15/mo
• Projected year-2 tax: $379 · $32/mo
• Expected delta: +$194/yr (+$16/mo · 104.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 17 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: $21,230
• − Mortgage interest: −$2,795
• − Property taxes: −$185
• − Insurance: −$250
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$1,452
• Taxable income: $13,152
• Est. tax owed @ 24.0%: −$3,156
• After-tax cash flow: $10,040/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

+0.0% since first listed

2 events — show timeline

• 2026-04-13 Listed $49,900 CRMLS
• 2026-04-12 Coming Soon $49,900 CRMLS

Property tax history

+1.9%/yr

Latest (2025): $185 · +2.0% YoY. Source: county tax records.