1525 W Oakland Ave · Hemet, CA 92543

$47,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 37 Days on market

Built 1980 Est $72k · 35% under

---

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

Check out this nice 3 bedroom manufactured home in the gated senior 55+ community of Eden Roc North. Full length porch for you to enjoy your morning coffee or evening breezes. Living room is very welcoming at the front of the home next to one of the guest bedrooms. Kitchen opens up to the family room and next to the dining area with built-in hutch. Primary bedroom located at the rear with its private bathroom. The other guest bedroom has direct access into the guest bathroom by the inside laundry room. Shed & storage cabinets at the end of the carport. Located in an active community right across from the amenities that include clubhouse, pool, spa, exercise & billiards rooms, and many classes & social get togethers scheduled each month. You'll be close to shopping, restaurants & public transportation.

Key facts

• Covered carport
• Bonus green room
• Established trees

Tags

• IN-UNIT WASHER AND DRYER
• WIDE-OPEN FLOOR PLAN
• BONUS GREEN ROOM
• ESTABLISHED TREES
• LARGE STORAGE SHED
• COVERED CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $47k.

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 $47k).
• Recommended offer: $46k (3.0% below list) — sets the bar for market timing.
• Cap rate 35.5% 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 (+1.8%/yr); 264 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 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 $325 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,590 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 3.87% ✓
• Cap rate: 35.51%
• Cash-on-cash: 104.33%
• DSCR: 5.64
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $72,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1525 W Oakland Ave #115	0.00mi	2/2.0	1,248 (0%)	6mo	$46,000	$37	95
332 N Lyon Ave #67	0.12mi	2/2.0	1,248 (0%)	3mo	$49,500	$40	92
1380 Cabrillo	0.14mi	2/2.0	1,152 (-8%)	2mo	$260,000	$226	79
1895 W Devonshire #133	0.35mi	2/2.0	1,248 (0%)	7mo	$65,000	$52	78
542 Castille	0.16mi	2/2.0	1,392 (+12%)	2mo	$239,000	$172	72
1895 W Devonshire #20	0.35mi	2/2.0	1,344 (+8%)	1mo	$44,000	$33	70
430 N Palm #102	0.44mi	2/1.5	1,200 (-4%)	2mo	$45,000	$38	70
1895 W Devonshire Ave #76	0.35mi	2/2.0	1,344 (+8%)	4mo	$55,000	$41	68
1895 W Devonshire Ave #74	0.35mi	3/2.0 (+1)	1,344 (+8%)	2mo	$80,000	$60	64
1895 W Devonshire Ave #148	0.35mi	3/2.0 (+1)	1,344 (+8%)	7mo	$87,500	$65	60
1300 W Menlo #92	0.46mi	2/2.0	1,344 (+8%)	8mo	$94,000	$70	59
1300 W Menlo Ave #185	0.46mi	2/2.0	1,344 (+8%)	8mo	$77,500	$58	59

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: —
• Equity multiple: 5.79×
• Total profit: $63,023
• Equity at exit: $7,008

10-year hold

• IRR: —
• Equity multiple: 11.62×
• Total profit: $139,772
• Equity at exit: $4,064

Cash invested: $13,160 (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 92543

• Home prices YoY: -26.7%
• Rents YoY: 1.8%
• Active inventory: 264
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,820 high
• Mortgage (P&I): −$246
• Tax from tax record: −$27 /mo · $329/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $1,144

Break-even live

Break-even rent $371

Max offer price $47,000

Occupancy floor 32%

Sensitivity live

Price	-10% $1,171	-5% $1,157	+0% $1,144	+5% $1,131	+10% $1,118
Rent	-10% $1,000	-5% $1,072	+0% $1,144	+5% $1,216	+10% $1,288
Rate	-1.0pp $1,168	-0.5pp $1,156	base $1,144	+0.5pp $1,132	+1.0pp $1,120

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	25d	1	0.14mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	44d	1	0.16mi
1887 Calle Amargosa Hemet, CA	2.0	1.0	827	$1,545	$1.87	25d	1	0.20mi
663 Mariposa Dr Hemet, CA	2.0	2.0	1440	$1,500	$1.04	25d	1	0.21mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	44d	1	0.23mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	25d	1	0.24mi
627 Solano Dr Hemet, CA	2.0	2.0	882	$1,800	$2.04	19d	1	0.26mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	18d	1	0.29mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	14d	1	0.30mi
2054 Avenida Olivos Hemet, CA	2.0	1.0	820	$1,500	$1.83	44d	1	0.34mi
1931 Nuevo St Hemet, CA	2.0	1.0	820	$1,600	$1.95	44d	1	0.35mi
1933 Nuevo St Hemet, CA	2.0	1.0	827	$1,700	$2.06	25d	1	0.36mi
2120 San Bernardo Ave Hemet, CA	2.0	1.0	827	$2,100	$2.54	44d	1	0.38mi
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	44d	1	0.39mi
341 Calle Nogales Hemet, CA	2.0	1.0	827	$1,395	$1.69	44d	1	0.40mi
165 N Hamilton Ave Unit 3 Hemet, CA	1.0	1.0	768	$1,450	$1.89	6d	1	0.42mi
165 N Hamilton Ave Unit 4 Hemet, CA	1.0	1.0	768	$1,525	$1.99	22d	1	0.42mi
1700 Walden Ln Hemet, CA	3.0	2.0	1430	$2,670	$1.87	25d	1	0.44mi
528 San Marino St Hemet, CA	2.0	1.0	827	$1,900	$2.30	44d	1	0.45mi
2269 San Bernardo Ave Hemet, CA	2.0	1.0	827	$1,650	$2.00	44d	1	0.49mi
682 San Marino St Hemet, CA	2.0	1.0	827	$1,600	$1.93	44d	1	0.50mi
2014 Iris Way Hemet, CA	3.0	2.0	1192	$2,850	$2.39	44d	1	0.56mi
2488 San Padre Ct Hemet, CA	2.0	1.0	827	$1,599	$1.93	14d	1	0.62mi
2488 San Padre Ct Hemet, CA	2.0	1.0	827	$1,599	$1.93	0d	1	0.62mi
2422 San Padre Ct Hemet, CA	2.0	1.0	827	$1,800	$2.18	25d	1	0.65mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,035	$2.27	0d	1	0.77mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,945	$2.75	0d	10	0.78mi
2208 El Grande St Hemet, CA	2.0	2.0	1327	$2,000	$1.51	0d	1	0.85mi
2208 El Grande St Hemet, CA	2.0	2.0	1327	$2,100	$1.58	18d	1	0.85mi
1850 Amberwood Dr Hemet, CA	2.0	2.0	1170	$1,561	$1.33	44d	1	0.89mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	12d	1	0.91mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	25d	1	0.91mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	8d	1	0.92mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	6d	1	0.92mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	25d	1	0.93mi
811 Alondra Dr Hemet, CA	2.0	2.0	1166	$1,875	$1.61	5d	1	0.93mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	44d	1	0.97mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	44d	1	1.01mi
363 S Gilbert St Hemet, CA	3.0	2.0	1200	$1,900	$1.58	4d	1	1.01mi
363 S Gilbert St Unit B Hemet, CA	3.0	2.0	1200	$1,900	$1.58	14d	1	1.01mi

Listing history 24 events

1. 2026-06-18
   days on market $47,000 Active 37 DOM
2. 2026-06-17
   days on market $47,000 Active 36 DOM
3. 2026-06-16
   days on market $47,000 Active 35 DOM
4. 2026-06-15
   days on market $47,000 Active 34 DOM
5. 2026-06-13
   days on market $47,000 Active 32 DOM
6. 2026-06-09
   days on market $47,000 Active 28 DOM
7. 2026-06-08
   days on market $47,000 Active 27 DOM
8. 2026-06-07
   days on market $47,000 Active 26 DOM
9. 2026-06-04
   days on market $47,000 Active 23 DOM
10. 2026-06-03
    days on market $47,000 Active 22 DOM
11. 2026-06-02
    days on market $47,000 Active 21 DOM
12. 2026-06-01
    days on market $47,000 Active 20 DOM
13. 2026-05-31
    days on market $47,000 Active 19 DOM
14. 2026-05-12
    listed $47,000 Active 853-char remark
15. 2026-05-08
    listed $47,000 Active 855-char remark
16. 2026-01-09
    soldstatus $56,900 Closed Sale

    Show marketing remark (836 chars)

    Check out this nice 3 bedroom manufactured home in the gated senior 55+ community of Eden Roc North. Full length porch for you to enjoy your morning coffee or evening breezes. Living room is very welcoming at the front of the home next to one of the guest bedrooms. Kitchen opens up to the family room and next to the dining area with built-in hutch. Primary bedroom located at the rear with its private bathroom. The other guest bedroom has direct access into the guest bathroom by the inside laundry room. Shed & storage cabinets at the end of the carport. Located in an active community right across from the amenities that include clubhouse, pool, spa, exercise & billiards rooms, and many classes & social get togethers scheduled each month. You'll be close to shopping, restaurants & public transportation.

17. 2025-12-09
    status Pending Sale

    Show marketing remark (836 chars)

    Check out this nice 3 bedroom manufactured home in the gated senior 55+ community of Eden Roc North. Full length porch for you to enjoy your morning coffee or evening breezes. Living room is very welcoming at the front of the home next to one of the guest bedrooms. Kitchen opens up to the family room and next to the dining area with built-in hutch. Primary bedroom located at the rear with its private bathroom. The other guest bedroom has direct access into the guest bathroom by the inside laundry room. Shed & storage cabinets at the end of the carport. Located in an active community right across from the amenities that include clubhouse, pool, spa, exercise & billiards rooms, and many classes & social get togethers scheduled each month. You'll be close to shopping, restaurants & public transportation.

18. 2025-10-20
    price $58,900

    Show marketing remark (836 chars)

    Check out this nice 3 bedroom manufactured home in the gated senior 55+ community of Eden Roc North. Full length porch for you to enjoy your morning coffee or evening breezes. Living room is very welcoming at the front of the home next to one of the guest bedrooms. Kitchen opens up to the family room and next to the dining area with built-in hutch. Primary bedroom located at the rear with its private bathroom. The other guest bedroom has direct access into the guest bathroom by the inside laundry room. Shed & storage cabinets at the end of the carport. Located in an active community right across from the amenities that include clubhouse, pool, spa, exercise & billiards rooms, and many classes & social get togethers scheduled each month. You'll be close to shopping, restaurants & public transportation.

19. 2025-10-01
    listed $59,900 Active

    Show marketing remark (836 chars)

    Check out this nice 3 bedroom manufactured home in the gated senior 55+ community of Eden Roc North. Full length porch for you to enjoy your morning coffee or evening breezes. Living room is very welcoming at the front of the home next to one of the guest bedrooms. Kitchen opens up to the family room and next to the dining area with built-in hutch. Primary bedroom located at the rear with its private bathroom. The other guest bedroom has direct access into the guest bathroom by the inside laundry room. Shed & storage cabinets at the end of the carport. Located in an active community right across from the amenities that include clubhouse, pool, spa, exercise & billiards rooms, and many classes & social get togethers scheduled each month. You'll be close to shopping, restaurants & public transportation.

20. 2025-10-01
    historical $59,900

    Show marketing remark (836 chars)

    Check out this nice 3 bedroom manufactured home in the gated senior 55+ community of Eden Roc North. Full length porch for you to enjoy your morning coffee or evening breezes. Living room is very welcoming at the front of the home next to one of the guest bedrooms. Kitchen opens up to the family room and next to the dining area with built-in hutch. Primary bedroom located at the rear with its private bathroom. The other guest bedroom has direct access into the guest bathroom by the inside laundry room. Shed & storage cabinets at the end of the carport. Located in an active community right across from the amenities that include clubhouse, pool, spa, exercise & billiards rooms, and many classes & social get togethers scheduled each month. You'll be close to shopping, restaurants & public transportation.

21. 2016-02-09
    historical
22. 2015-08-18
    status Active
23. 2015-08-10
    status Pending Sale
24. 2015-02-11
    listed $9,900 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: $329 · $27/mo
• Projected year-2 tax: $357 · $30/mo
• Expected delta: +$29/yr (+$2/mo · 8.7%)

ⓘ 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 1/10 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: $21,837
• − Mortgage interest: −$2,633
• − Property taxes: −$329
• − Insurance: −$235
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − Depreciation: −$1,367
• Taxable income: $13,780
• Est. tax owed @ 24.0%: −$3,307
• After-tax cash flow: $10,423/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

+374.7% since first listed

10 events — show timeline

• 2026-05-12 Listed $47,000 FSBO.com
• 2026-01-09 Sold (MLS) $56,900 CRMLS
• 2025-12-09 Pending — CRMLS
• 2025-10-20 Price Changed $58,900 CRMLS
• 2025-10-01 Listed $59,900 CRMLS
• 2025-10-01 Coming Soon $59,900 CRMLS
• 2016-02-09 Listing Removed — CRMLS
• 2015-08-18 Relisted — CRMLS
• 2015-08-10 Pending — CRMLS
• 2015-02-11 Listed $9,900 CRMLS

Property tax history

+1.6%/yr

Latest (2025): $329 · +40.7% YoY. Source: county tax records.