1525 W Oakland Ave Spc 58 · Hemet, CA 92543

$47,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 40 Days on market

Built 1980 $35/sqft · 40% below area Est $79k · 40% under

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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 +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

Immaculate 2 bedroom, 2 bath senior mobile in Eden Roc boasts 6 month new roof, appliances including washer/dryer, refridgerator, beautiful berber carpet throughout, water softener, master bedroom with large easy access oval tub. Indoor laundry room, formal living/dining combo with built in hutch, cozy eat in kitchen has garden window (and comes with dinette set!)and is adjacent to family room with woodburning stove set on brick hearth. A must see for your clients!

Key facts

• Covered carport
• Bonus green room
• Established trees

Tags

• 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 ($15k/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 37.7% 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 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).
• At $1,910/mo this rent would consume 46% of the median local household income ($49k/yr) (locally 2144% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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 40 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: 4.06% ✓
• Cap rate: 37.73%
• Cash-on-cash: 112.26%
• DSCR: 6.00
• GRM: 2.1

CMA / ARV

• ARV (median comp): $78,768
• List price: $47,000
• Delta: -40.33%
• 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
542 Castille	0.17mi	2/2.0	1,392 (+4%)	2mo	$239,000	$172	84
1420 Cabrillo Dr	0.07mi	2/2.0	1,440 (+7%)	1mo	$247,500	$172	84
1525 W Oakland Ave #62	0.06mi	2/2.0	1,440 (+7%)	2mo	$40,000	$28	83
1895 W Devonshire #20	0.42mi	2/2.0	1,344 (0%)	1mo	$44,000	$33	80
332 N Lyon Ave #67	0.17mi	2/2.0	1,248 (-7%)	3mo	$49,500	$40	78
1895 W Devonshire Ave #76	0.42mi	2/2.0	1,344 (0%)	4mo	$55,000	$41	78
1895 W Devonshire Ave #74	0.42mi	3/2.0 (+1)	1,344 (0%)	2mo	$80,000	$60	74
1450 Carlotta	0.26mi	2/2.0	1,440 (+7%)	4mo	$204,000	$142	73
1380 Cabrillo	0.08mi	2/2.0	1,152 (-14%)	2mo	$260,000	$226	71
430 N Palm #102	0.39mi	2/1.5	1,200 (-11%)	2mo	$45,000	$38	60
1445-#88 W Florida	0.51mi	3/2.0 (+1)	1,440 (+7%)	1mo	$124,000	$86	58
530 W Devonshire Ave #23	0.53mi	3/2.0 (+1)	1,538 (+14%)	2mo	$120,000	$78	45

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: 6.20×
• Total profit: $68,443
• Equity at exit: $7,008

10-year hold

• IRR: —
• Equity multiple: 12.49×
• Total profit: $151,146
• 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: 2.1×

Monthly cashflow live

• Estimated rent: $1,910 high
• Mortgage (P&I): −$246
• Tax from tax record: −$12 /mo · $143/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $1,231

Break-even live

Break-even rent $352

Max offer price $47,000

Occupancy floor 31%

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	24d	1	0.08mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	43d	1	0.11mi
543 La Cresta Dr Hemet, CA	2.0	2.0	1544	$1,595	$1.03	43d	1	0.17mi
663 Mariposa Dr Hemet, CA	2.0	2.0	1440	$1,500	$1.04	24d	1	0.20mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	14d	1	0.28mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	43d	1	0.29mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	24d	1	0.29mi
627 Solano Dr Hemet, CA	2.0	2.0	882	$1,800	$2.04	18d	1	0.31mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	18d	1	0.34mi
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	43d	1	0.37mi
1700 Walden Ln Hemet, CA	3.0	2.0	1430	$2,670	$1.87	24d	1	0.46mi
828 Coramdeo Ct Hemet, CA	3.0	2.0	1543	$3,000	$1.94	43d	1	0.48mi
2014 Iris Way Hemet, CA	3.0	2.0	1192	$2,850	$2.39	43d	1	0.60mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,035	$2.27	1d	1	0.80mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,945	$2.75	1d	11	0.84mi
2208 El Grande St Hemet, CA	2.0	2.0	1327	$2,100	$1.58	18d	1	0.89mi
1850 Amberwood Dr Hemet, CA	2.0	2.0	1170	$1,561	$1.33	43d	1	0.89mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	5d	1	0.93mi
415 S Tahquitz Ave Hemet, CA	3.0	2.0	1766	$2,900	$1.64	18d	1	0.94mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	7d	1	0.95mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	12d	1	0.96mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	24d	1	0.96mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	24d	1	0.97mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	43d	1	0.97mi
363 S Gilbert St Hemet, CA	3.0	2.0	1200	$1,900	$1.58	4d	1	0.98mi
363 S Gilbert St Unit B Hemet, CA	3.0	2.0	1200	$1,900	$1.58	14d	1	0.98mi
811 Alondra Dr Hemet, CA	2.0	2.0	1166	$1,875	$1.61	5d	1	0.98mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	43d	1	0.99mi
424 W Mayberry Ave Unit 1 Hemet, CA	1.0	1.0	1664	$850	$0.51	7d	1	1.11mi
1241 Sandlewood Dr Hemet, CA	2.0	1.5	1504	$2,000	$1.33	43d	1	1.11mi
743 Via Linda Dr Hemet, CA	2.0	2.0	1206	$1,995	$1.65	5d	1	1.12mi
611 S Palm Ave Unit K Hemet, CA	2.0	2.0	1254	$1,895	$1.51	7d	1	1.12mi
529 E Latham Ave Hemet, CA	3.0	1.0	1226	$1,950	$1.59	20d	1	1.17mi
3030 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	892	$1,895	$2.12	1d	10	1.18mi
1521 W Westmont Ave Hemet, CA	2.0	2.0	1197	$2,000	$1.67	43d	1	1.18mi
876 W Whittier Ave Unit 878 Hemet, CA	2.0	2.0	1127	$2,150	$1.91	24d	1	1.23mi
3471 Dublin Ct Hemet, CA	3.0	2.0	1276	$2,895	$2.27	4d	1	1.29mi
101 San Mateo Cir Hemet, CA	2.0	2.0	1152	$1,725	$1.50	16d	1	1.31mi
683 Jonquil St Hemet, CA	3.0	2.0	1150	$2,448	$2.13	24d	1	1.34mi
120 Santa Lucia Dr Hemet, CA	2.0	2.0	1197	$1,600	$1.34	43d	1	1.34mi

Listing history 22 events

1. 2026-06-18
   days on market $47,000 Active 40 DOM
2. 2026-06-17
   days on market $47,000 Active 39 DOM
3. 2026-06-16
   days on market $47,000 Active 38 DOM
4. 2026-06-15
   days on market $47,000 Active 37 DOM
5. 2026-06-13
   days on market $47,000 Active 35 DOM
6. 2026-06-09
   days on market $47,000 Active 31 DOM
7. 2026-06-08
   days on market $47,000 Active 30 DOM
8. 2026-06-07
   days on market $47,000 Active 29 DOM
9. 2026-06-04
   days on market $47,000 Active 26 DOM
10. 2026-06-03
    days on market $47,000 Active 25 DOM
11. 2026-06-02
    days on market $47,000 Active 24 DOM
12. 2026-06-01
    days on market $47,000 Active 23 DOM
13. 2026-05-31
    days on market $47,000 Active 22 DOM
14. 2026-05-07
    listed $47,000 Active 855-char remark
15. 2026-05-01
    historical
16. 2026-04-03
    price $48,900
17. 2026-03-18
    price $54,900
18. 2026-02-03
    price $55,900
19. 2025-12-08
    price $56,995
20. 2025-10-10
    listed $59,000 Active
21. 2004-11-02
    soldstatus $43,900

    Show marketing remark (469 chars)

    Immaculate 2 bedroom, 2 bath senior mobile in Eden Roc boasts 6 month new roof, appliances including washer/dryer, refridgerator, beautiful berber carpet throughout, water softener, master bedroom with large easy access oval tub. Indoor laundry room, formal living/dining combo with built in hutch, cozy eat in kitchen has garden window (and comes with dinette set!)and is adjacent to family room with woodburning stove set on brick hearth. A must see for your clients!

22. 2004-09-17
    listed $44,900

    Show marketing remark (469 chars)

    Immaculate 2 bedroom, 2 bath senior mobile in Eden Roc boasts 6 month new roof, appliances including washer/dryer, refridgerator, beautiful berber carpet throughout, water softener, master bedroom with large easy access oval tub. Indoor laundry room, formal living/dining combo with built in hutch, cozy eat in kitchen has garden window (and comes with dinette set!)and is adjacent to family room with woodburning stove set on brick hearth. A must see for your clients!

ⓘ 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: $143 · $12/mo
• Projected year-2 tax: $357 · $30/mo
• Expected delta: +$214/yr (+$18/mo · 150.1%)

ⓘ 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: $22,923
• − Mortgage interest: −$2,633
• − Property taxes: −$143
• − Insurance: −$235
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − Depreciation: −$1,367
• Taxable income: $14,878
• Est. tax owed @ 24.0%: −$3,571
• After-tax cash flow: $11,203/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

+4.7% since first listed

9 events — show timeline

• 2026-05-07 Listed $47,000 Fizber.com
• 2026-05-01 Listing Removed — CRMLS
• 2026-04-03 Price Changed $48,900 CRMLS
• 2026-03-18 Price Changed $54,900 CRMLS
• 2026-02-03 Price Changed $55,900 CRMLS
• 2025-12-08 Price Changed $56,995 CRMLS
• 2025-10-10 Listed $59,000 CRMLS
• 2004-11-02 Sold (MLS) $43,900 CRMLS
• 2004-09-17 Listed $44,900 CRMLS

Property tax history

-5.6%/yr

Latest (2025): $143 · +3.1% YoY. Source: county tax records.