1525 W Oakland #27 · Hemet, CA 92543

$39,999

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 37 Days on market

Built 1983 $35/sqft · 20% below area Est $50k · 20% under ↓ 11% 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Beautifully maintained 2-bedroom, 2-bath mobile home located in the desirable 55+ Eden Roc Villas community in Hemet. This charming home features an open floorplan with high ceilings that create a bright and spacious feel throughout the living and dining areas. The well-designed layout offers comfortable living with plenty of natural light and great flow. Residents of Eden Roc Villas enjoy wonderful community amenities including a pool, clubhouse, and frequent social activities that make it easy to stay active and connected. Conveniently located near shopping, dining, and local services, this home offers affordable, low-maintenance living in a welcoming active adult community.

Key facts

• Community pool
• Built 1983
• Listed 36 days

Property features AI

Finance

• Other: Living area from assessor's data; Park name: Eden Roc Villas
• Financial info: Land lease (monthly); rent includes water and trash
• HOA & community: Senior community; Manager approval required

Exterior

• Parking: Located in Eden Roc Villas park
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; 52 by 12 mobile dimensions; Facing/entry at street door
• Construction: Year built per public records
• Exterior features: Community pool; Sidewalks; Lot is level with the street; Mobile home remains on site; Model: Palm Springs

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling; Central furnace heat
• Interior features: One-level home with entry at door; Community spa
• Laundry & utility: Interior laundry in a dedicated room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $40k.

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 $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 41.8% 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+, 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); 270 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $276 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

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 $38,799 (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: 4.52% ✓
• Cap rate: 41.80%
• Cash-on-cash: 126.80%
• DSCR: 6.64
• GRM: 1.8

CMA / ARV

• ARV (median comp): $50,303
• List price: $39,999
• Delta: -20.48%
• 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
1380 Cabrillo	0.14mi	2/2.0	1,152 (0%)	2mo	$260,000	$226	92
1525 W Oakland Ave #115	0.00mi	2/2.0	1,248 (+8%)	6mo	$46,000	$37	81
332 N Lyon Ave #67	0.12mi	2/2.0	1,248 (+8%)	3mo	$49,500	$40	78
260 N Lyon Ave #42	0.21mi	3/2.0 (+1)	1,150 (-0%)	11mo	$100,000	$87	76
332 N Lyon #57	0.25mi	2/2.0	1,040 (-10%)	1mo	$35,000	$34	71
430 N Palm #102	0.44mi	2/1.5	1,200 (+4%)	2mo	$45,000	$38	69
1895 W Devonshire Ave #27	0.35mi	2/2.0	1,040 (-10%)	3mo	$45,000	$43	65
1895 W Devonshire #133	0.35mi	2/2.0	1,248 (+8%)	7mo	$65,000	$52	64
1570 San Vicente Dr	0.22mi	2/2.0	1,296 (+12%)	9mo	$90,000	$69	61
1445 W Florida Ave #85	0.47mi	2/2.0	1,040 (-10%)	2mo	$96,000	$92	60
622 Arlington Way	0.57mi	2/2.0	1,000 (-13%)	0mo	$45,000	$45	51
530 W Devonshire Ave #36	0.58mi	2/3.0	1,056 (-8%)	8mo	$45,000	$43	49

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: 6.95×
• Total profit: $66,673
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 14.06×
• Total profit: $146,226
• Equity at exit: $3,458

Cash invested: $11,200 (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: 270
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,810 high
• Mortgage (P&I): −$210
• Tax from tax record: −$20 /mo · $236/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $1,183

Break-even live

Break-even rent $311

Max offer price $39,999

Occupancy floor 30%

Sensitivity live

Price	-10% $1,206	-5% $1,195	+0% $1,183	+5% $1,172	+10% $1,161
Rent	-10% $1,041	-5% $1,112	+0% $1,183	+5% $1,255	+10% $1,326
Rate	-1.0pp $1,204	-0.5pp $1,194	base $1,183	+0.5pp $1,173	+1.0pp $1,163

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: $10,000
• Closing costs: $1,200
• 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	45d	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	45d	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	19d	1	0.29mi
601 Corona St Hemet, CA	2.0	2.0	882	$1,700	$1.93	0d	1	0.29mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	15d	1	0.30mi
2054 Avenida Olivos Hemet, CA	2.0	1.0	820	$1,500	$1.83	45d	1	0.34mi
1931 Nuevo St Hemet, CA	2.0	1.0	820	$1,600	$1.95	45d	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	45d	1	0.38mi
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	45d	1	0.39mi
341 Calle Nogales Hemet, CA	2.0	1.0	827	$1,395	$1.69	45d	1	0.40mi
165 N Hamilton Ave Unit 4 Hemet, CA	1.0	1.0	768	$1,525	$1.99	23d	1	0.42mi
165 N Hamilton Ave Unit 3 Hemet, CA	1.0	1.0	768	$1,450	$1.89	6d	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	45d	1	0.45mi
2269 San Bernardo Ave Hemet, CA	2.0	1.0	827	$1,650	$2.00	45d	1	0.49mi
682 San Marino St Hemet, CA	2.0	1.0	827	$1,600	$1.93	45d	1	0.50mi
2014 Iris Way Hemet, CA	3.0	2.0	1192	$2,850	$2.39	45d	1	0.56mi
2488 San Padre Ct Hemet, CA	2.0	1.0	827	$1,599	$1.93	0d	1	0.62mi
2488 San Padre Ct Hemet, CA	2.0	1.0	827	$1,599	$1.93	15d	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	19d	1	0.85mi
1850 Amberwood Dr Hemet, CA	2.0	2.0	1170	$1,561	$1.33	45d	1	0.89mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	25d	1	0.91mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	13d	1	0.91mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	9d	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	6d	1	0.93mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	45d	1	0.97mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	45d	1	1.01mi
363 S Gilbert St Hemet, CA	3.0	2.0	1200	$1,900	$1.58	5d	1	1.01mi

Listing history 16 events

1. 2026-06-21
   days on market $39,999 Active 37 DOM
2. 2026-06-18
   days on market $39,999 Active 34 DOM
3. 2026-06-17
   days on market $39,999 Active 33 DOM
4. 2026-06-16
   days on market $39,999 Active 32 DOM
5. 2026-06-15
   days on market $39,999 Active 31 DOM
6. 2026-06-13
   days on market $39,999 Active 29 DOM
7. 2026-06-09
   pricedays on market $39,999 Active 25 DOM
8. 2026-06-08
   days on market $45,000 Active 24 DOM
9. 2026-06-07
   days on market $45,000 Active 23 DOM
10. 2026-06-04
    days on market $45,000 Active 20 DOM
11. 2026-06-03
    days on market $45,000 Active 19 DOM
12. 2026-06-02
    days on market $45,000 Active 18 DOM
13. 2026-06-01
    days on market $45,000 Active 17 DOM
14. 2026-05-31
    days on market $45,000 Active 16 DOM
15. 2026-05-15
    listed $45,000 Active 685-char remark
16. 2026-05-15
    historical $45,000 685-char remark

ⓘ 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: $236 · $20/mo
• Projected year-2 tax: $304 · $25/mo
• Expected delta: +$68/yr (+$6/mo · 29.0%)

ⓘ 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: $21,714
• − Mortgage interest: −$2,241
• − Property taxes: −$236
• − Insurance: −$200
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$1,164
• Taxable income: $14,400
• Est. tax owed @ 24.0%: −$3,456
• After-tax cash flow: $10,746/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

-11.1% since first listed

3 events — show timeline

• 2026-06-09 Price Changed $39,999 CRMLS
• 2026-05-15 Listed $45,000 CRMLS
• 2026-05-15 Coming Soon $45,000 CRMLS

Property tax history

-1.2%/yr

Latest (2025): $236 · +6.8% YoY. Source: county tax records.