575 S Lyon #146 · Hemet, CA 92543

$55,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 83 Days on market

Built 1976 $44/sqft · 48% below area Est $106k · 48% 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 +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

The property is located in the beautiful 55+ community of Golden Coach Manor in Hemet. It offers two bedrooms and two full baths, the master bath features a shower and sunken tub. The kitchen flows into the family room and living room and also includes a built in breakfast nook. The spacious living and dinning room features built-in China cabinets with a custom mirror and extra storage space. Both bedrooms have large closets with additional storage on the side, along with extra storage in the hallway. The property also includes an enclosed side porch/sunroom and two storage sheds, one of which can be used as a workshop. There's no need to use the community laundry, as the home offers it's own laundry room with washer and dryer included. Additional features include a newer HVAC system, two car covered parking with a patio. A security door and flood lighting. A small backyard allows for easy maintenance, and the low space rent of rent of $635.00 per month. The community also offers a heated pool and spa, a dog park, shuffleboard courts and a clubhouse with billiard and card room. This is the perfect home, offering both lifestyle and community all in one-make this your new home.

Key facts

• Enclosed side porch
• Laundry room
• Two storage sheds

Tags

• BUILT IN BREAKFAST NOOK
• ENCLOSED SIDE PORCH
• TWO STORAGE SHEDS
• LAUNDRY ROOM
• NEWER HVAC SYSTEM
• TWO CAR COVERED PARKING

🏷️ Possibly a rental listed for sale. The $55,000 price doesn't fit this home's estimated sale value (~$105,797) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 31.3% 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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $1,862/mo this rent would consume 45% 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 $380 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 + 1.8% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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: 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 $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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 1976 — 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: 3.39% ✓
• Cap rate: 31.28%
• Cash-on-cash: 89.22%
• DSCR: 4.97
• GRM: 2.5

CMA / ARV

• ARV (median comp): $105,797
• List price: $55,000
• Delta: -48.01%
• 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
1760 Santiago	0.16mi	2/2.0	1,248 (0%)	0mo	$118,000	$95	92
2205 W Acacia Ave #6	0.30mi	3/2.0 (+1)	1,250 (+0%)	2mo	$130,000	$104	79
770 S Lyon	0.24mi	2/2.0	1,152 (-8%)	3mo	$78,900	$68	73
853 SANTA TERESA Way	0.32mi	2/2.0	1,368 (+10%)	2mo	$151,000	$110	68
180 Santa Paula	0.34mi	2/2.0	1,368 (+10%)	2mo	$139,000	$102	66
1111 W Johnston Ave	0.60mi	2/2.0	1,200 (-4%)	0mo	$135,000	$113	65
2205 acacia #62	0.30mi	2/2.0	1,400 (+12%)	1mo	$73,000	$52	65
1730 San Marcos	0.50mi	2/2.0	1,344 (+8%)	3mo	$135,000	$100	61
1083 Via Del Mesa	0.73mi	2/2.0	1,200 (-4%)	3mo	$149,900	$125	57
944 S Elk	0.55mi	2/2.0	1,368 (+10%)	3mo	$71,000	$52	56
930 S Santa Victoria	0.52mi	3/2.0 (+1)	1,356 (+9%)	1mo	$140,000	$103	56
1167 Via Del Mesa	0.69mi	2/2.0	1,152 (-8%)	1mo	$135,000	$117	54

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: 88.5%
• Equity multiple: 5.01×
• Total profit: $61,714
• Equity at exit: $8,201

10-year hold

• IRR: 91.2%
• Equity multiple: 9.99×
• Total profit: $138,440
• Equity at exit: $4,755

Cash invested: $15,400 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,862 high
• Mortgage (P&I): −$288
• Tax from tax record: −$14 /mo · $173/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $1,145

Break-even live

Break-even rent $412

Max offer price $55,000

Occupancy floor 34%

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: $13,750
• Closing costs: $1,650
• 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
1850 Amberwood Dr Hemet, CA	2.0	2.0	1170	$1,561	$1.33	43d	1	0.21mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	43d	1	0.25mi
1521 W Westmont Ave Hemet, CA	2.0	2.0	1197	$2,000	$1.67	43d	1	0.27mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,035	$2.27	1d	1	0.38mi
683 Jonquil St Hemet, CA	3.0	2.0	1150	$2,448	$2.13	24d	1	0.39mi
101 San Mateo Cir Hemet, CA	2.0	2.0	1152	$1,725	$1.50	16d	1	0.42mi
120 Santa Lucia Dr Hemet, CA	2.0	2.0	1197	$1,600	$1.34	43d	1	0.43mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	7d	1	0.45mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	24d	1	0.47mi
611 S Palm Ave Unit K Hemet, CA	2.0	2.0	1254	$1,895	$1.51	7d	1	0.53mi
876 W Whittier Ave Unit 878 Hemet, CA	2.0	2.0	1127	$2,150	$1.91	24d	1	0.65mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	43d	1	0.67mi
750 Santa Clara Cir Hemet, CA	2.0	2.0	800	$1,400	$1.75	14d	1	0.68mi
893 S Palm Ave Hemet, CA	2.0	2.0	720	$1,375	$1.91	4d	1	0.72mi
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	43d	1	0.75mi
3030 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	892	$1,895	$2.12	1d	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	21d	1	0.82mi
1955 Silver Oak Way Hemet, CA	3.0	2.0	1318	$2,250	$1.71	43d	1	0.82mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	13d	1	0.86mi
735 S Gilbert St Hemet, CA	3.0	2.0	1202	$2,400	$2.00	43d	1	0.88mi
363 S Gilbert St Hemet, CA	3.0	2.0	1200	$1,900	$1.58	4d	1	0.88mi
363 S Gilbert St Unit B Hemet, CA	3.0	2.0	1200	$1,900	$1.58	13d	1	0.88mi
341 Calle Nogales Hemet, CA	2.0	1.0	827	$1,395	$1.69	43d	1	0.88mi
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	1d	8	0.99mi
716 Robert Dr Hemet, CA	3.0	2.0	1450	$2,300	$1.59	5d	1	1.00mi
2054 Avenida Olivos Hemet, CA	2.0	1.0	820	$1,500	$1.83	43d	1	1.02mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	43d	1	1.05mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	43d	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	43d	1	1.06mi
2269 San Bernardo Ave Hemet, CA	2.0	1.0	827	$1,650	$2.00	43d	1	1.06mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,945	$2.75	1d	11	1.08mi
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
1354 Jasmine Way Hemet, CA	2.0	2.0	1440	$1,650	$1.15	43d	1	1.16mi
528 San Marino St Hemet, CA	2.0	1.0	827	$1,900	$2.30	43d	1	1.18mi

Listing history 12 events

1. 2026-06-09
   days on market $55,000 Active 83 DOM
2. 2026-06-08
   days on market $55,000 Active 82 DOM
3. 2026-06-07
   days on market $55,000 Active 81 DOM
4. 2026-06-04
   days on market $55,000 Active 78 DOM
5. 2026-06-03
   days on market $55,000 Active 77 DOM
6. 2026-06-02
   days on market $55,000 Active 76 DOM
7. 2026-06-01
   days on market $55,000 Active 75 DOM
8. 2026-05-31
   days on market $55,000 Active 74 DOM
9. 2026-03-18
   listed $55,000 Active 1194-char remark

   Show marketing remark (1194 chars)

   The property is located in the beautiful 55+ community of Golden Coach Manor in Hemet. It offers two bedrooms and two full baths, the master bath features a shower and sunken tub. The kitchen flows into the family room and living room and also includes a built in breakfast nook. The spacious living and dinning room features built-in China cabinets with a custom mirror and extra storage space. Both bedrooms have large closets with additional storage on the side, along with extra storage in the hallway. The property also includes an enclosed side porch/sunroom and two storage sheds, one of which can be used as a workshop. There's no need to use the community laundry, as the home offers it's own laundry room with washer and dryer included. Additional features include a newer HVAC system, two car covered parking with a patio. A security door and flood lighting. A small backyard allows for easy maintenance, and the low space rent of rent of $635.00 per month. The community also offers a heated pool and spa, a dog park, shuffleboard courts and a clubhouse with billiard and card room. This is the perfect home, offering both lifestyle and community all in one-make this your new home.

10. 2010-05-01
    historical
11. 2010-03-24
    price $25,500
12. 2009-11-25
    listed $39,950 Active

ⓘ 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: $173 · $14/mo
• Projected year-2 tax: $418 · $35/mo
• Expected delta: +$245/yr (+$20/mo · 141.3%)

ⓘ 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: $22,341
• − Mortgage interest: −$3,081
• − Property taxes: −$173
• − Insurance: −$275
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$1,600
• Taxable income: $13,638
• Est. tax owed @ 24.0%: −$3,273
• After-tax cash flow: $10,467/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

+37.7% since first listed

4 events — show timeline

• 2026-03-18 Listed $55,000 CRMLS
• 2010-05-01 Listing Removed — CRMLS
• 2010-03-24 Price Changed $25,500 CRMLS
• 2009-11-25 Listed $39,950 CRMLS

Property tax history

-3.1%/yr

Latest (2025): $173 · +7.4% YoY. Source: county tax records.