None · Hemet, CA 92545

$53,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 276 Days on market

Built 1976 $46/sqft · 7% above area Est $49k · 7% over

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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 +4.2/15.0
• 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 MLS

Welcome to A Move-In Ready, Newly Renovated Gem in a Gated 55+ Community of Sunburst MobileHome Park! This Beautifully Renovated Home has New Carpeting, HVAC, Modern Huge Glass Windows and Whole New Roof. Its Spacious Interior features Open Layout, a truly Turnkey ready for its new owner. The spacious interior features newly interior and exterior paint. The gorgeous kitchen has wood cabinetry & elegant countertops, double oven, stainless steel stove and dishwasher, new faucet and a garbage disposal, washer and dryer. Enjoy the morning breeze and a cup of coffee, or a cool evening in the large front patio. A generous 2-car covered carport with a storage shed behind. Sunburst Mobile Home Park offers a clean, quiet, and friendly senior community that is meticulously maintained. You'll love the Park amenities with the inviting lobby, library, spacious clubhouse, barbecue area, sparkling blue pool, jacuzzi and a billiard hall. The central location is just minutes away from the Hemet Valley Mall, Hemet Global Medical Center, Walgreen, Walmart Neighborhood Market, Target, Smart and Final, Grocery Outlet, Hemet DMV, the Social Security Office, Banks, Inn and Out, McDonalds, Starbucks, Asian Store and various restaurant you will enjoy!!!

Key facts

• Elegant countertops
• Open layout
• Huge glass windows

Tags

• HUGE GLASS WINDOWS
• OPEN LAYOUT
• WOOD CABINETRY
• ELEGANT COUNTERTOPS
• DOUBLE OVEN
• STAINLESS STEEL STOVE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $53k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $53k).
• Recommended offer: $47k (12.0% below list) — sets the bar for market timing.
• Cap rate 34.8% 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 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 37% 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 $366 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 276 days. Have you received any prior offers? Is the seller open to a 12% 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: 3.76% ✓
• Cap rate: 34.77%
• Cash-on-cash: 101.71%
• DSCR: 5.53
• GRM: 2.2

CMA / ARV

• ARV (median comp): $49,380
• List price: $53,000
• Delta: 7.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1895 W Devonshire Ave #27	0.00mi	2/2.0 (-1)	1,040 (-10%)	3mo	$45,000	$43	76
1895 W Devonshire #133	0.00mi	2/2.0 (-1)	1,248 (+8%)	7mo	$65,000	$52	76
1380 Cabrillo	0.50mi	2/2.0 (-1)	1,152 (0%)	2mo	$260,000	$226	70
332 N Lyon Ave #67	0.28mi	2/2.0 (-1)	1,248 (+8%)	3mo	$49,500	$40	65
1445 W Florida Ave #85	0.36mi	2/2.0 (-1)	1,040 (-10%)	2mo	$96,000	$92	61
1525 W Oakland Ave #115	0.35mi	2/2.0 (-1)	1,248 (+8%)	6mo	$46,000	$37	60
332 N Lyon #57	0.47mi	2/2.0 (-1)	1,040 (-10%)	1mo	$35,000	$34	56
2205 W Acacia Ave #6	0.63mi	3/2.0	1,250 (+8%)	2mo	$130,000	$104	55
430 N Palm #102	0.72mi	2/1.5 (-1)	1,200 (+4%)	2mo	$45,000	$38	51
601 N Kirby St #267	0.75mi	2/2.0 (-1)	1,248 (+8%)	3mo	$82,250	$66	44
601 N Kirby St Unit 161A	0.75mi	2/2.0 (-1)	1,248 (+8%)	8mo	$34,500	$28	40
2205 W Acacia Ave #15	0.63mi	3/2.0	1,322 (+15%)	8mo	$145,000	$110	40

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: —
• Equity multiple: 5.92×
• Total profit: $73,015
• Equity at exit: $7,902

10-year hold

• IRR: —
• Equity multiple: 12.65×
• Total profit: $172,951
• Equity at exit: $4,582

Cash invested: $14,840 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,991 high
• Mortgage (P&I): −$278
• Tax from tax record: −$15 /mo · $182/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $1,258

Break-even live

Break-even rent $399

Max offer price $53,000

Occupancy floor 32%

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
341 Calle Nogales Hemet, CA	2.0	1.0	827	$1,395	$1.69	43d	1	0.18mi
1887 Calle Amargosa Hemet, CA	2.0	1.0	827	$1,545	$1.87	24d	1	0.23mi
2054 Avenida Olivos Hemet, CA	2.0	1.0	820	$1,500	$1.83	43d	1	0.28mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	43d	1	0.30mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	24d	1	0.30mi
2120 San Bernardo Ave Hemet, CA	2.0	1.0	827	$2,100	$2.54	43d	1	0.33mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	17d	1	0.35mi
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	43d	1	0.36mi
2269 San Bernardo Ave Hemet, CA	2.0	1.0	827	$1,650	$2.00	43d	1	0.37mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	13d	1	0.37mi
627 Solano Dr Hemet, CA	2.0	2.0	882	$1,800	$2.04	18d	1	0.42mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,475	$2.77	1d	1	0.42mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	43d	1	0.44mi
528 San Marino St Hemet, CA	2.0	1.0	827	$1,900	$2.30	43d	1	0.45mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	24d	1	0.46mi
1933 Nuevo St Hemet, CA	2.0	1.0	827	$1,700	$2.06	24d	1	0.52mi
1931 Nuevo St Hemet, CA	2.0	1.0	820	$1,600	$1.95	43d	1	0.52mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	7d	1	0.56mi
682 San Marino St Hemet, CA	2.0	1.0	827	$1,600	$1.93	43d	1	0.56mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	24d	1	0.57mi
663 Mariposa Dr Hemet, CA	2.0	2.0	1440	$1,500	$1.04	24d	1	0.57mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,945	$2.75	1d	11	0.57mi
2488 San Padre Ct Hemet, CA	2.0	1.0	827	$1,599	$1.93	13d	1	0.62mi
1850 Amberwood Dr Hemet, CA	2.0	2.0	1170	$1,561	$1.33	43d	1	0.63mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	5d	1	0.65mi
2422 San Padre Ct Hemet, CA	2.0	1.0	827	$1,800	$2.18	24d	1	0.66mi
1700 Walden Ln Hemet, CA	3.0	2.0	1430	$2,670	$1.87	24d	1	0.70mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	43d	1	0.73mi
2014 Iris Way Hemet, CA	3.0	2.0	1192	$2,850	$2.39	43d	1	0.75mi
3030 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	892	$2,195	$2.46	1d	10	0.79mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	43d	1	0.92mi
1521 W Westmont Ave Hemet, CA	2.0	2.0	1197	$2,000	$1.67	43d	1	0.93mi
811 Alondra Dr Hemet, CA	2.0	2.0	1166	$1,875	$1.61	4d	1	0.93mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	11d	1	0.94mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	24d	1	0.94mi
683 Jonquil St Hemet, CA	3.0	2.0	1150	$2,448	$2.13	24d	1	0.96mi
611 S Palm Ave Unit K Hemet, CA	2.0	2.0	1254	$1,895	$1.51	7d	1	0.97mi
363 S Gilbert St Hemet, CA	3.0	2.0	1200	$1,900	$1.58	3d	1	1.00mi
363 S Gilbert St Unit B Hemet, CA	3.0	2.0	1200	$1,900	$1.58	13d	1	1.00mi
2208 El Grande St Hemet, CA	2.0	2.0	1327	$2,100	$1.58	17d	1	1.01mi

Listing history 22 events

1. 2026-06-18
   days on market $53,000 Active 276 DOM
2. 2026-06-17
   days on market $53,000 Active 275 DOM
3. 2026-06-16
   days on market $53,000 Active 274 DOM
4. 2026-06-15
   days on market $53,000 Active 273 DOM
5. 2026-06-13
   days on market $53,000 Active 271 DOM
6. 2026-06-09
   days on market $53,000 Active 267 DOM
7. 2026-06-08
   days on market $53,000 Active 266 DOM
8. 2026-06-07
   days on market $53,000 Active 265 DOM
9. 2026-06-04
   days on market $53,000 Active 262 DOM
10. 2026-06-03
    days on market $53,000 Active 261 DOM
11. 2026-06-02
    days on market $53,000 Active 260 DOM
12. 2026-06-01
    days on market $53,000 Active 259 DOM
13. 2026-05-31
    days on market $53,000 Active 258 DOM
14. 2025-09-15
    listed $53,000 Active 1254-char remark

    Show marketing remark (1254 chars)

    Welcome to A Move-In Ready, Newly Renovated Gem in a Gated 55+ Community of Sunburst MobileHome Park! This Beautifully Renovated Home has New Carpeting, HVAC, Modern Huge Glass Windows and Whole New Roof. Its Spacious Interior features Open Layout, a truly Turnkey ready for its new owner. The spacious interior features newly interior and exterior paint. The gorgeous kitchen has wood cabinetry & elegant countertops, double oven, stainless steel stove and dishwasher, new faucet and a garbage disposal, washer and dryer. Enjoy the morning breeze and a cup of coffee, or a cool evening in the large front patio. A generous 2-car covered carport with a storage shed behind. Sunburst Mobile Home Park offers a clean, quiet, and friendly senior community that is meticulously maintained. You'll love the Park amenities with the inviting lobby, library, spacious clubhouse, barbecue area, sparkling blue pool, jacuzzi and a billiard hall. The central location is just minutes away from the Hemet Valley Mall, Hemet Global Medical Center, Walgreen, Walmart Neighborhood Market, Target, Smart and Final, Grocery Outlet, Hemet DMV, the Social Security Office, Banks, Inn and Out, McDonalds, Starbucks, Asian Store and various restaurant you will enjoy!!!

15. 2025-06-23
    historical
16. 2025-06-05
    price $25,000
17. 2025-05-09
    status Active
18. 2025-05-07
    historical Active Under Contract
19. 2025-04-25
    price $29,000
20. 2025-04-07
    price $39,000
21. 2025-04-01
    price $44,999
22. 2025-03-13
    listed $49,000 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: $182 · $15/mo
• Projected year-2 tax: $403 · $34/mo
• Expected delta: +$221/yr (+$18/mo · 121.4%)

ⓘ 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 2/10 Low
• 🌡 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 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,894
• − Mortgage interest: −$2,969
• − Property taxes: −$182
• − Insurance: −$265
• − Repairs & maintenance: −$1,911
• − Management: −$1,911
• − Depreciation: −$1,542
• Taxable income: $15,113
• Est. tax owed @ 24.0%: −$3,627
• After-tax cash flow: $11,467/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): 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

+8.2% since first listed

9 events — show timeline

• 2025-09-15 Listed $53,000 CRMLS
• 2025-06-23 Listing Removed — CRMLS
• 2025-06-05 Price Changed $25,000 CRMLS
• 2025-05-09 Relisted — CRMLS
• 2025-05-07 Contingent — CRMLS
• 2025-04-25 Price Changed $29,000 CRMLS
• 2025-04-07 Price Changed $39,000 CRMLS
• 2025-04-01 Price Changed $44,999 CRMLS
• 2025-03-13 Listed $49,000 CRMLS

Property tax history

-1.2%/yr

Latest (2025): $182 · -10.9% YoY. Source: county tax records.