24600 Mountain Ave #138 · Hemet, CA 92544

$99,900

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 125 Days on market

Built 1987 $74/sqft · at area comps Est $88k · 13% over ↓ 20% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.7/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the desired Mountain View Estates an age qualified 55+ senior park. Beautiful views of the San Jacinto mountains & park like setting. Move in ready 1987 Canterbury MH manufactured by Golden West Homes 2 bedroom with a den could be a third bedroom, 2 bathrooms. Enter the front door to the large living room & dining room with a built-in lighted hutch. Kitchen has new refrigerator (INCLUDED) & new freestanding gas range & oven, breakfast bar & lots of built-in cabinetry and open to the family room. Large master bedroom with wardrobe closet. Master bathroom has a vanity sink & shower/tub combo. Guest bedroom has a wardrobe closet. Guest bathroom with vanity sink & shower/tub combo. Indoor laundry room & direct access to the full-length covered carport. One large storage shed improved and lots of extra storage. Home features many upgrades, newer carpeting, laminate wood flooring & plumbing. Mountain View Estates features a resort style pool & spa. The clubhouse features several amenities & recreational activities and has lots of social gatherings. Great location close to the clubhouse. Call today for your private showing!!

Key facts

• New refrigerator
• Move in ready
• Breakfast bar

Tags

• MOVE IN READY
• BUILT-IN LIGHTED HUTCH
• NEW REFRIGERATOR
• NEW FREESTANDING GAS RANGE
• BREAKFAST BAR
• LOTS OF BUILT-IN CABINETRY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

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 $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.3% 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 fast (+4.9%/yr); 323 active listings in the ZIP; 5 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 35% of the median local income ($74k/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 $691 of loan paydown is wiped out by about $3k 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 + 4.9% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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: 2.13% ✓
• Cap rate: 19.25%
• Cash-on-cash: 46.28%
• DSCR: 3.06
• GRM: 3.9

CMA / ARV

• ARV (median comp): $88,176
• List price: $99,900
• Delta: 13.30%
• 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
24600 Mountain Ave #63	0.00mi	2/2.0	1,344 (0%)	1mo	$39,000	$29	99
24600 Mountain Ave #66	0.00mi	2/2.0	1,344 (0%)	6mo	$129,900	$97	95
24600 Mountain Ave #20	0.00mi	2/2.0	1,440 (+7%)	3mo	$130,000	$90	86
881 N Lake St #204	0.26mi	2/2.0	1,344 (0%)	3mo	$75,000	$56	86
880 N Lake St #49	0.17mi	2/2.5	1,344 (0%)	7mo	$103,000	$77	84
24600 Mountain #58	0.00mi	2/2.0	1,440 (+7%)	5mo	$80,000	$56	84
880 Lake St N #81	0.22mi	2/2.0	1,344 (0%)	8mo	$98,000	$73	83
24600 Mountain Ave #97	0.00mi	2/2.0	1,440 (+7%)	6mo	$89,000	$62	83
24600 Mountain Ave #103	0.00mi	2/2.0	1,440 (+7%)	8mo	$90,000	$63	82
881 Lake Street Space 253	0.18mi	2/2.0	1,200 (-11%)	2mo	$80,000	$67	72
24770 Wendell Dr	0.50mi	2/2.0	1,440 (+7%)	1mo	$259,000	$180	64
43334 Ballew	0.73mi	2/2.0	1,440 (+7%)	2mo	$320,000	$222	52

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 · 4.9% rent growth · sell at horizon

5-year hold

• IRR: 45.6%
• Equity multiple: 3.03×
• Total profit: $56,651
• Equity at exit: $14,895

10-year hold

• IRR: 52.2%
• Equity multiple: 6.56×
• Total profit: $155,424
• Equity at exit: $8,638

Cash invested: $27,972 (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 92544

• Rents YoY: 4.9%
• Active inventory: 323
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,130 high
• Mortgage (P&I): −$524
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $1,079

Break-even live

Break-even rent $765

Max offer price $99,900

Occupancy floor 44%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1809 Rue Chenin Blanc San Jacinto, CA	3.0	2.0	1548	$2,500	$1.61	5d	1	0.51mi
1939 Hooper Dr San Jacinto, CA	2.0	2.0	1111	$1,950	$1.76	24d	1	0.72mi
43435 Nola St Hemet, CA	3.0	2.0	1500	$1,950	$1.30	24d	1	0.89mi
43170 Wall St Hemet, CA	2.0	2.0	1140	$1,895	$1.66	3d	1	0.98mi
43816 C St Hemet, CA	2.0	2.0	1040	$2,250	$2.16	24d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $99,900 Active 125 DOM
2. 2026-06-17
   days on market $99,900 Active 124 DOM
3. 2026-06-16
   days on market $99,900 Active 123 DOM
4. 2026-06-15
   days on market $99,900 Active 122 DOM
5. 2026-06-13
   days on market $99,900 Active 120 DOM
6. 2026-06-09
   days on market $99,900 Active 116 DOM
7. 2026-06-08
   days on market $99,900 Active 115 DOM
8. 2026-06-07
   days on market $99,900 Active 114 DOM
9. 2026-06-04
   days on market $99,900 Active 111 DOM
10. 2026-06-03
    days on market $99,900 Active 110 DOM
11. 2026-06-02
    days on market $99,900 Active 109 DOM
12. 2026-06-01
    days on market $99,900 Active 108 DOM
13. 2026-05-31
    days on market $99,900 Active 107 DOM
14. 2026-04-28
    price $99,900 1212-char remark

    Show marketing remark (1212 chars)

    Welcome to the desired Mountain View Estates an age qualified 55+ senior park. Beautiful views of the San Jacinto mountains & park like setting. Move in ready 1987 Canterbury MH manufactured by Golden West Homes 2 bedroom with a den could be a third bedroom, 2 bathrooms. Enter the front door to the large living room & dining room with a built-in lighted hutch. Kitchen has new refrigerator (INCLUDED) & new freestanding gas range & oven, breakfast bar & lots of built-in cabinetry and open to the family room. Large master bedroom with wardrobe closet. Master bathroom has a vanity sink & shower/tub combo. Guest bedroom has a wardrobe closet. Guest bathroom with vanity sink & shower/tub combo. Indoor laundry room & direct access to the full-length covered carport. One large storage shed improved and lots of extra storage. Home features many upgrades, newer carpeting, laminate wood flooring & plumbing. Mountain View Estates features a resort style pool & spa. The clubhouse features several amenities & recreational activities and has lots of social gatherings. Great location close to the clubhouse. Call today for your private showing!!

15. 2026-04-02
    price $119,900 1212-char remark

    Show marketing remark (1212 chars)

    Welcome to the desired Mountain View Estates an age qualified 55+ senior park. Beautiful views of the San Jacinto mountains & park like setting. Move in ready 1987 Canterbury MH manufactured by Golden West Homes 2 bedroom with a den could be a third bedroom, 2 bathrooms. Enter the front door to the large living room & dining room with a built-in lighted hutch. Kitchen has new refrigerator (INCLUDED) & new freestanding gas range & oven, breakfast bar & lots of built-in cabinetry and open to the family room. Large master bedroom with wardrobe closet. Master bathroom has a vanity sink & shower/tub combo. Guest bedroom has a wardrobe closet. Guest bathroom with vanity sink & shower/tub combo. Indoor laundry room & direct access to the full-length covered carport. One large storage shed improved and lots of extra storage. Home features many upgrades, newer carpeting, laminate wood flooring & plumbing. Mountain View Estates features a resort style pool & spa. The clubhouse features several amenities & recreational activities and has lots of social gatherings. Great location close to the clubhouse. Call today for your private showing!!

16. 2026-02-13
    listed $125,000 Active 1212-char remark

    Show marketing remark (1212 chars)

    Welcome to the desired Mountain View Estates an age qualified 55+ senior park. Beautiful views of the San Jacinto mountains & park like setting. Move in ready 1987 Canterbury MH manufactured by Golden West Homes 2 bedroom with a den could be a third bedroom, 2 bathrooms. Enter the front door to the large living room & dining room with a built-in lighted hutch. Kitchen has new refrigerator (INCLUDED) & new freestanding gas range & oven, breakfast bar & lots of built-in cabinetry and open to the family room. Large master bedroom with wardrobe closet. Master bathroom has a vanity sink & shower/tub combo. Guest bedroom has a wardrobe closet. Guest bathroom with vanity sink & shower/tub combo. Indoor laundry room & direct access to the full-length covered carport. One large storage shed improved and lots of extra storage. Home features many upgrades, newer carpeting, laminate wood flooring & plumbing. Mountain View Estates features a resort style pool & spa. The clubhouse features several amenities & recreational activities and has lots of social gatherings. Great location close to the clubhouse. Call today for your private showing!!

ⓘ 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: $464 · $39/mo
• Projected year-2 tax: $759 · $63/mo
• Expected delta: +$295/yr (+$25/mo · 63.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,564
• − Mortgage interest: −$5,596
• − Property taxes: −$464
• − Insurance: −$500
• − Repairs & maintenance: −$2,045
• − Management: −$2,045
• − Depreciation: −$2,906
• Taxable income: $12,008
• Est. tax owed @ 24.0%: −$2,882
• After-tax cash flow: $10,064/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

• County: Riverside County · 2,287,001 people
• City population: 137,670
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 51,751
• Household income: $73,596
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1518.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 49% White 40% Two or more races 18% Black 5% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 43% Puerto Rican 1%
• Common ancestry: Slovak 2% Italian 2% Portuguese 2%
• Foreign-born: 15% · Canada, China
• Languages at home: 70% English-only · Spanish 27% Other Asian/Pacific 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: ▼ -219.06%
• Current HPI: 391.972
• Rent YoY: ▲ 4.90%
• 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

-20.1% since first listed

3 events — show timeline

• 2026-04-28 Price Changed $99,900 CRMLS
• 2026-04-02 Price Changed $119,900 CRMLS
• 2026-02-13 Listed $125,000 CRMLS

Property tax history

-0.4%/yr

Latest (2025): $464 · +5.9% YoY. Source: county tax records.