725 W Thornton Ave #81 · Hemet, CA 92543

$75,900

2 bd · 1.0 ba · 784 sqft · Manufactured · 501 Days on market

Built 2015 Good condition $97/sqft · 16% below area Est $90k · 16% under ↓ 5% since listing

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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 +14.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This lovely two-bedroom, one-bath home offers a bright and inviting interior with ample storage space. The charming porch adds a touch of character to the front, making it the perfect spot to relax and enjoy the outdoors. Inside, the kitchen is equipped with new appliances, creating a modern and efficient cooking space. Located in the sought-after +55 senior community of London Spires, this home combines comfort and functionality for a relaxed lifestyle. Please note, this is a leased park home, with a space rent of $730/month.

Key facts

• Ample storage space
• Charming porch
• New appliances

Tags

• BRIGHT INTERIOR
• AMPLE STORAGE SPACE
• CHARMING PORCH
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $76k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $916 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.8% vs local median 4.8% 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+, amenities F, commute 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.
• Zoned schools: Mcsweeny Elementary (746 students, 90% FRL); Diamond Valley Middle (math 10% / reading 10%, grade F, #474 of 498 statewide, top 99%, 1,078 students, 91% FRL); West Valley High (math 18% / reading 40%, grade F, #770 of 1,170 statewide, top 66%, 1,898 students, 88% FRL) — zoned schools average 90% FRL vs 66% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 273 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 44% 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 $525 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 501 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,792 (12.0% below list)

Questions for the listing agent

1. It's been on market 501 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: 2.40% ✓
• Cap rate: 20.78%
• Cash-on-cash: 51.72%
• DSCR: 3.30
• GRM: 3.5

CMA / ARV

• ARV (median comp): $90,000
• List price: $75,900
• Delta: -15.67%
• 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
725 W THORNTON Ave W #25	0.07mi	2/2.0	880 (+12%)	2mo	$58,000	$66	71
1635 Santa Susana Dr	0.58mi	2/1.0	800 (+2%)	2mo	$135,000	$169	68
873 San Ignacio	0.58mi	2/2.0	800 (+2%)	1mo	$125,000	$156	64
1097 N state St #101	0.59mi	2/1.5	800 (+2%)	4mo	$94,000	$118	64
670 Santa Clara	0.59mi	1/1.0 (-1)	807 (+3%)	0mo	$90,000	$112	62
1536 S State St #29	0.55mi	2/2.0	800 (+2%)	6mo	$89,999	$112	62
725 W Thornton Ave #115	0.06mi	2/2.0	672 (-14%)	10mo	$40,000	$60	61
893 S Palm	0.55mi	2/1.0	720 (-8%)	3mo	$90,000	$125	58
1200 W Johnston	0.61mi	2/1.0	720 (-8%)	2mo	$87,000	$121	57
631 Santa Clara	0.62mi	1/1.0 (-1)	750 (-4%)	2mo	$118,000	$157	57
810 San Ynez Dr	0.74mi	2/2.0	800 (+2%)	3mo	$85,000	$106	56
851 San Rafael Dr	0.64mi	2/1.0	720 (-8%)	10mo	$145,000	$201	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: 48.2%
• Equity multiple: 3.06×
• Total profit: $43,821
• Equity at exit: $11,317

10-year hold

• IRR: 53.3%
• Equity multiple: 5.91×
• Total profit: $104,399
• Equity at exit: $6,562

Cash invested: $21,252 (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: 273
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,823 high
• Mortgage (P&I): −$398
• Tax est. 1.5%: −$95 /mo · $1,138/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $916

Break-even live

Break-even rent $664

Max offer price $75,900

Occupancy floor 45%

Sensitivity live

Price	-10% $968	-5% $942	+0% $916	+5% $890	+10% $864
Rent	-10% $772	-5% $844	+0% $916	+5% $988	+10% $1,060
Rate	-1.0pp $954	-0.5pp $935	base $916	+0.5pp $896	+1.0pp $876

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: $18,975
• Closing costs: $2,277
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1377 Provence Ct Hemet, CA	1.0	1.0	650	$1,900	$2.92	26d	1	0.22mi
1150 S Palm Ave Hemet, CA	1.0	1.0	670	$1,534	$2.29	26d	1	0.23mi
1025 S Gilbert St Hemet, CA	1.0–2.0	1.0–2.0	890	$2,320	$2.61	4d	8	0.42mi
1000 S Gilbert St Hemet, CA	1.0–2.0	1.0	500	$1,470	$2.94	0d	3	0.50mi
1005 S Gilbert St Hemet, CA	2.0	1.5	975	$1,825	$1.87	26d	2	0.50mi
893 S Palm Ave Hemet, CA	2.0	2.0	720	$1,375	$1.91	7d	1	0.57mi
750 Santa Clara Cir Hemet, CA	2.0	2.0	800	$1,400	$1.75	17d	1	0.58mi
409 E Thornton Ave Hemet, CA	2.0	1.0	970	$1,925	$1.98	0d	1	0.60mi
1711 Pepper Tree Dr Hemet, CA	2.0	2.0	864	$1,675	$1.94	24d	1	0.62mi
390 Magnolia Cir Hemet, CA	2.0	2.0	1038	$2,400	$2.31	6d	1	0.72mi
390 Magnolia Cir Hemet, CA	2.0	2.0	1038	$2,400	$2.31	1d	1	0.72mi
1005 Lilac St Hemet, CA	2.0	1.0	894	$2,100	$2.35	0d	1	0.80mi
860 Douglas Ct Hemet, CA	2.0	2.0	1114	$1,850	$1.66	20d	1	0.91mi
576 Montecito Ave Unit C Hemet, CA	2.0	2.0	861	$1,850	$2.15	18d	1	0.92mi
678 Monterey Pl Hemet, CA	2.0	2.0	1047	$1,995	$1.91	45d	1	0.92mi
700 Johnston Ave Unit 708 Hemet, CA	2.0	1.0	1000	$1,600	$1.60	9d	1	1.05mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	45d	1	1.08mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	45d	1	1.11mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	7d	1	1.19mi
733 S San Jacinto St Unit B Hemet, CA	2.0	1.0	1000	$1,500	$1.50	26d	1	1.40mi

Listing history 16 events

1. 2026-06-21
   days on market $75,900 Active 501 DOM
2. 2026-06-18
   days on market $75,900 Active 498 DOM
3. 2026-06-17
   days on market $75,900 Active 497 DOM
4. 2026-06-16
   days on market $75,900 Active 496 DOM
5. 2026-06-15
   days on market $75,900 Active 495 DOM
6. 2026-06-13
   days on market $75,900 Active 493 DOM
7. 2026-06-09
   days on market $75,900 Active 489 DOM
8. 2026-06-08
   days on market $75,900 Active 488 DOM
9. 2026-06-07
   days on market $75,900 Active 487 DOM
10. 2026-06-04
    days on market $75,900 Active 484 DOM
11. 2026-06-03
    days on market $75,900 Active 483 DOM
12. 2026-06-02
    days on market $75,900 Active 482 DOM
13. 2026-06-01
    days on market $75,900 Active 481 DOM
14. 2026-05-31
    days on market $75,900 Active 480 DOM
15. 2026-04-07
    price $75,900 532-char remark

    Show marketing remark (532 chars)

    This lovely two-bedroom, one-bath home offers a bright and inviting interior with ample storage space. The charming porch adds a touch of character to the front, making it the perfect spot to relax and enjoy the outdoors. Inside, the kitchen is equipped with new appliances, creating a modern and efficient cooking space. Located in the sought-after +55 senior community of London Spires, this home combines comfort and functionality for a relaxed lifestyle. Please note, this is a leased park home, with a space rent of $730/month.

16. 2025-02-05
    listed $79,900 Active 532-char remark

    Show marketing remark (532 chars)

    This lovely two-bedroom, one-bath home offers a bright and inviting interior with ample storage space. The charming porch adds a touch of character to the front, making it the perfect spot to relax and enjoy the outdoors. Inside, the kitchen is equipped with new appliances, creating a modern and efficient cooking space. Located in the sought-after +55 senior community of London Spires, this home combines comfort and functionality for a relaxed lifestyle. Please note, this is a leased park home, with a space rent of $730/month.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 16 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: $21,881
• − Mortgage interest: −$4,252
• − Property taxes: −$1,138
• − Insurance: −$380
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − Depreciation: −$2,208
• Taxable income: $10,403
• Est. tax owed @ 24.0%: −$2,497
• After-tax cash flow: $8,495/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.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab

This two-bedroom, one-bath manufactured home in a sought-after senior community is in good condition with minimal repairs needed. It offers a bright and inviting interior with new appliances and a charming porch. The home is move-in ready and would benefit from some exterior painting and landscaping to further enhance its curb appeal and rental value.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and rental appeal
• Both Add a small front porch — Enhances curb appeal and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental appeal ↑
• Both Add a small front porch — Enhances curb appeal and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-5.0% since first listed

2 events — show timeline

• 2026-04-07 Price Changed $75,900 SDMLS
• 2025-02-05 Listed $79,900 SDMLS