2205 W Acacia Ave #149 · Hemet, CA 92545

$197,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 184 Days on market

Built 2025 $147/sqft · 73% above area Est $135k · 45% 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 +26.7/30.0
• DSCR +9.2/10.0
• 1% rule +6.0/10.0
• 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 MLS

More pics to come ! Welcome to this stunning, brand-new 2025 build located in a desirable gated, all-ages family park. This beautiful three-bedroom, two-bath home offers a spacious open floor plan perfect for modern living. The bright kitchen features a large island with ample storage, a farmhouse sink, and flows seamlessly into the living and dining areas. Ceiling fans throughout provide comfort year-round. The primary suite boasts double sinks, a walk-in closet, and a private retreat feel. Enjoy resort-style park amenities including a clubhouse, pool tables, swimming pool, and spa. Don’t miss the opportunity to own this gorgeous new home—schedule your showing today!

Key facts

• Double sinks
• Clubhouse
• Walk-in closet

Tags

• LARGE ISLAND
• FARMHOUSE SINK
• CEILING FANS
• DOUBLE SINKS
• WALK-IN CLOSET
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $197k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $197k).
• Recommended offer: $173k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 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 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 $1k of loan paydown is wiped out by about $6k 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 $55k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $21k; list at $197k implies a 838% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 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: 1.10% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.60%
• DSCR: 1.52
• GRM: 7.6

CMA / ARV

• ARV (median comp): $135,442
• List price: $197,000
• Delta: 45.45%
• 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
2205 W Acacia Ave #6	0.00mi	3/2.0	1,250 (-7%)	2mo	$130,000	$104	86
2205 acacia #62	0.03mi	2/2.0 (-1)	1,400 (+4%)	1mo	$73,000	$52	86
2205 W Acacia Ave #195	0.00mi	4/2.0 (+1)	1,440 (+7%)	3mo	$204,900	$142	81
1895 W Devonshire Ave #74	0.63mi	3/2.0	1,344 (0%)	2mo	$80,000	$60	69
575 S Lyon Ave #34	0.29mi	2/2.0 (-1)	1,440 (+7%)	1mo	$62,900	$44	68
1895 W Devonshire #20	0.63mi	2/2.0 (-1)	1,344 (0%)	1mo	$44,000	$33	65
853 SANTA TERESA Way	0.55mi	2/2.0 (-1)	1,368 (+2%)	2mo	$151,000	$110	65
1760 Santiago	0.43mi	2/2.0 (-1)	1,248 (-7%)	0mo	$118,000	$95	63
180 Santa Paula	0.63mi	2/2.0 (-1)	1,368 (+2%)	2mo	$139,000	$102	61
1445-#88 W Florida	0.61mi	3/2.0	1,440 (+7%)	1mo	$124,000	$86	59
1655 Vista Grande Dr	0.74mi	2/2.0 (-1)	1,440 (+7%)	1mo	$158,000	$110	47
942 Santa Elena	0.72mi	2/1.5 (-1)	1,503 (+12%)	0mo	$144,000	$96	39

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: 1.7%
• Equity multiple: 1.06×
• Total profit: $3,564
• Equity at exit: $29,373

10-year hold

• IRR: 11.9%
• Equity multiple: 1.96×
• Total profit: $53,226
• Equity at exit: $17,033

Cash invested: $55,160 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,159 high
• Mortgage (P&I): −$1,033
• Tax from tax record: −$57 /mo · $687/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $533

Break-even live

Break-even rent $1,484

Max offer price $197,000

Occupancy floor 70%

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	7d	1	0.20mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	24d	1	0.21mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,475	$2.77	1d	1	0.24mi
683 Jonquil St Hemet, CA	3.0	2.0	1150	$2,448	$2.13	24d	1	0.30mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	5d	1	0.36mi
1850 Amberwood Dr Hemet, CA	2.0	2.0	1170	$1,561	$1.33	43d	1	0.39mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	43d	1	0.48mi
3030 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	892	$2,195	$2.46	1d	10	0.52mi
1521 W Westmont Ave Hemet, CA	2.0	2.0	1197	$2,000	$1.67	43d	1	0.54mi
1241 Sandlewood Dr Hemet, CA	2.0	1.5	1504	$2,000	$1.33	43d	1	0.67mi
2971 Pembroke Ave Hemet, CA	3.0	2.0	1572	$3,000	$1.91	18d	1	0.68mi
101 San Mateo Cir Hemet, CA	2.0	2.0	1152	$1,725	$1.50	16d	1	0.68mi
120 Santa Lucia Dr Hemet, CA	2.0	2.0	1197	$1,600	$1.34	43d	1	0.69mi
3080 Hampton Ave Hemet, CA	4.0	2.0	1552	$2,695	$1.74	7d	1	0.75mi
611 S Palm Ave Unit K Hemet, CA	2.0	2.0	1254	$1,895	$1.51	7d	1	0.78mi
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	43d	1	0.78mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,945	$2.75	1d	11	0.86mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	14d	1	0.88mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	43d	1	0.89mi
876 W Whittier Ave Unit 878 Hemet, CA	2.0	2.0	1127	$2,150	$1.91	24d	1	0.91mi
1955 Silver Oak Way Hemet, CA	3.0	2.0	1318	$2,250	$1.71	43d	1	0.94mi
415 S Tahquitz Ave Hemet, CA	3.0	2.0	1766	$2,900	$1.64	18d	1	0.94mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	43d	1	0.95mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	24d	1	0.95mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	18d	1	0.98mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	43d	1	1.04mi
627 Solano Dr Hemet, CA	2.0	2.0	882	$1,800	$2.04	18d	1	1.07mi
363 S Gilbert St Hemet, CA	3.0	2.0	1200	$1,900	$1.58	4d	1	1.08mi
363 S Gilbert St Unit B Hemet, CA	3.0	2.0	1200	$1,900	$1.58	14d	1	1.08mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	24d	1	1.08mi
543 La Cresta Dr Hemet, CA	2.0	2.0	1544	$1,595	$1.03	43d	1	1.09mi
735 S Gilbert St Hemet, CA	3.0	2.0	1202	$2,400	$2.00	43d	1	1.14mi
1354 Jasmine Way Hemet, CA	2.0	2.0	1440	$1,650	$1.15	43d	1	1.19mi
663 Mariposa Dr Hemet, CA	2.0	2.0	1440	$1,500	$1.04	24d	1	1.22mi
3800 W Devonshire Ave Hemet, CA	3.0	1.0–2.0	816	$2,160	$2.65	1d	8	1.23mi
1005 S Gilbert St Hemet, CA	2.0	1.5	975	$1,825	$1.87	24d	2	1.24mi
716 Robert Dr Hemet, CA	3.0	2.0	1450	$2,300	$1.59	5d	1	1.25mi
1025 S Gilbert St Hemet, CA	1.0–2.0	1.0–2.0	890	$2,320	$2.61	2d	8	1.26mi
3471 Dublin Ct Hemet, CA	3.0	2.0	1276	$2,895	$2.27	4d	1	1.26mi
795 Cameo Ave Hemet, CA	4.0	2.0	1600	$2,900	$1.81	15d	1	1.34mi

Listing history 24 events

1. 2026-06-18
   days on market $197,000 Active 184 DOM
2. 2026-06-17
   days on market $197,000 Active 183 DOM
3. 2026-06-16
   days on market $197,000 Active 182 DOM
4. 2026-06-15
   days on market $197,000 Active 181 DOM
5. 2026-06-13
   days on market $197,000 Active 179 DOM
6. 2026-06-09
   days on market $197,000 Active 175 DOM
7. 2026-06-08
   days on market $197,000 Active 174 DOM
8. 2026-06-07
   days on market $197,000 Active 173 DOM
9. 2026-06-04
   days on market $197,000 Active 170 DOM
10. 2026-06-03
    days on market $197,000 Active 169 DOM
11. 2026-06-02
    days on market $197,000 Active 168 DOM
12. 2026-06-01
    days on market $197,000 Active 167 DOM
13. 2026-05-31
    days on market $197,000 Active 166 DOM
14. 2025-12-16
    listed $197,000 Active 690-char remark

    Show marketing remark (690 chars)

    More pics to come ! Welcome to this stunning, brand-new 2025 build located in a desirable gated, all-ages family park. This beautiful three-bedroom, two-bath home offers a spacious open floor plan perfect for modern living. The bright kitchen features a large island with ample storage, a farmhouse sink, and flows seamlessly into the living and dining areas. Ceiling fans throughout provide comfort year-round. The primary suite boasts double sinks, a walk-in closet, and a private retreat feel. Enjoy resort-style park amenities including a clubhouse, pool tables, swimming pool, and spa. Don’t miss the opportunity to own this gorgeous new home—schedule your showing today!

15. 2009-10-29
    soldstatus $21,000 Closed 188-char remark

    Show marketing remark (188 chars)

    Charming light and bright 2005 home! 3 bedroom, 2 bathroom, large living room, kitchen, and master bedroom, formal dinning room, inside laundry, ADA accessible. -Disability Access:None (N)

16. 2009-10-25
    status Pending 188-char remark

    Show marketing remark (188 chars)

    Charming light and bright 2005 home! 3 bedroom, 2 bathroom, large living room, kitchen, and master bedroom, formal dinning room, inside laundry, ADA accessible. -Disability Access:None (N)

17. 2009-10-17
    status Pending Sale 188-char remark

    Show marketing remark (188 chars)

    Charming light and bright 2005 home! 3 bedroom, 2 bathroom, large living room, kitchen, and master bedroom, formal dinning room, inside laundry, ADA accessible. -Disability Access:None (N)

18. 2009-09-19
    listed $27,500 Active 188-char remark

    Show marketing remark (188 chars)

    Charming light and bright 2005 home! 3 bedroom, 2 bathroom, large living room, kitchen, and master bedroom, formal dinning room, inside laundry, ADA accessible. -Disability Access:None (N)

19. 2007-12-11
    soldstatus $60,000
20. 2007-11-28
    soldstatus $60,000 Closed
21. 2007-11-19
    historical
22. 2007-11-01
    historical
23. 2007-09-17
    listed $69,000
24. 2007-09-12
    listed $69,000

ⓘ 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: $687 · $57/mo
• Projected year-2 tax: $1,497 · $125/mo
• Expected delta: +$810/yr (+$68/mo · 117.9%)

ⓘ 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 · 19 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: $25,906
• − Mortgage interest: −$11,035
• − Property taxes: −$687
• − Insurance: −$985
• − Repairs & maintenance: −$2,072
• − Management: −$2,072
• − Depreciation: −$5,731
• Taxable income: $3,323
• Est. tax owed @ 24.0%: −$798
• After-tax cash flow: $5,599/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

+185.5% since first listed

11 events — show timeline

• 2025-12-16 Listed $197,000 CRMLS
• 2009-10-29 Sold (MLS) $21,000 CRMLS
• 2009-10-25 Pending — CRMLS
• 2009-10-17 Pending — CRMLS
• 2009-09-19 Listed $27,500 CRMLS
• 2007-12-11 Sold (MLS) $60,000 CRMLS
• 2007-11-28 Sold (MLS) $60,000 CRMLS
• 2007-11-19 Listing Removed — CRMLS
• 2007-11-01 Listing Removed — CRMLS
• 2007-09-17 Listed $69,000 CRMLS
• 2007-09-12 Listed $69,000 CRMLS

Property tax history

-16.7%/yr

Latest (2010): $687 · -12.8% YoY. Source: county tax records.