725 W Thornton Ave, Hemet, CA 92543 Ave #11 · Hemet, CA 92543

$129,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 408 Days on market

Built 2024 $90/sqft · 9% below area Est $111k · 17% over

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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 +2.9/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come experience this beautiful, brand-new home, featuring a bright and inviting open-concept floor plan with 2 spacious bedrooms and 2 well-appointed bathrooms. The kitchen boasts brand-new, top-of-the-line appliances, while the large primary bathroom offers a luxurious retreat. With abundant storage throughout, this home combines modern convenience with functional design. Perfectly positioned in the vibrant 55+ community of London Spires, this home offers easy access to the community center, complete with a sparkling swimming pool, dog park, and recreation center—ideal for relaxation and socializing with neighbors. Don’t miss the opportunity to make this exceptional home yours. Schedule your tour today and discover the perfect place to live! The home is on a leased park lot with a space rent of $730 per month.

Key facts

• Dog park
• Community center
• Swimming pool

Tags

• OPEN-CONCEPT FLOOR PLAN
• TOP-OF-THE-LINE APPLIANCES
• ABUNDANT STORAGE
• COMMUNITY CENTER
• SWIMMING POOL
• DOG PARK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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; 34 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 $1,996/mo this rent would consume 48% 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 $898 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 408 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $40k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 408 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: 1.54% ✓
• Cap rate: 12.57%
• Cash-on-cash: 22.41%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (median comp): $111,416
• List price: $129,900
• Delta: 16.59%
• 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
725 W Thornton Ave #109	0.02mi	2/2.0	1,440 (0%)	2mo	$23,900	$17	97
601 Bermuda	0.14mi	3/2.0 (+1)	1,440 (0%)	0mo	$300,000	$208	88
1117 San Marcos Dr	0.57mi	2/2.0	1,440 (0%)	5mo	$250,000	$174	69
1631 Bella Vis	0.72mi	2/2.0	1,440 (0%)	0mo	$147,115	$102	66
970 Vista Grande	0.61mi	2/2.0	1,488 (+3%)	2mo	$190,000	$128	64
1387 Bishop	0.73mi	2/2.0	1,440 (0%)	5mo	$176,000	$122	62
1116 Santa Maria	0.62mi	2/2.0	1,368 (-5%)	5mo	$155,000	$113	58
944 S Elk	0.71mi	2/2.0	1,368 (-5%)	3mo	$71,000	$52	56
1536 S State St #219	0.51mi	2/2.0	1,248 (-13%)	0mo	$135,000	$108	54
930 S Santa Victoria	0.74mi	3/2.0 (+1)	1,356 (-6%)	1mo	$140,000	$103	50
1020 Tierra Linda	0.51mi	2/2.0	1,640 (+14%)	5mo	$180,000	$110	49
1470 San Marcos	0.73mi	2/2.0	1,600 (+11%)	4mo	$221,000	$138	44

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: 13.8%
• Equity multiple: 1.54×
• Total profit: $19,778
• Equity at exit: $19,369

10-year hold

• IRR: 21.7%
• Equity multiple: 2.74×
• Total profit: $63,200
• Equity at exit: $11,231

Cash invested: $36,372 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,996 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $679

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 61%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 E Thornton Ave Hemet, CA	2.0	1.0	970	$1,912	$1.97	2d	2	0.42mi
1025 S Gilbert St Hemet, CA	1.0–2.0	1.0–2.0	890	$2,320	$2.61	1d	8	0.46mi
1005 S Gilbert St Hemet, CA	2.0	1.5	975	$1,825	$1.87	24d	2	0.53mi
390 Magnolia Cir Hemet, CA	2.0	2.0	1038	$2,400	$2.31	4d	1	0.60mi
640 Vista del Monte Hemet, CA	3.0	2.0	1480	$2,650	$1.79	43d	1	0.71mi
678 Monterey Pl Hemet, CA	2.0	2.0	1047	$1,995	$1.91	43d	1	0.80mi
735 S Gilbert St Hemet, CA	3.0	2.0	1202	$2,400	$2.00	43d	1	0.83mi
853 Douglas Ct Hemet, CA	2.0	2.0	1148	$1,850	$1.61	4d	1	0.83mi
716 Robert Dr Hemet, CA	3.0	2.0	1450	$2,300	$1.59	5d	1	0.83mi
860 Douglas Ct Hemet, CA	2.0	2.0	1114	$1,850	$1.66	18d	1	0.84mi
120 Santa Lucia Dr Hemet, CA	2.0	2.0	1197	$1,600	$1.34	43d	1	0.89mi
876 W Whittier Ave Unit 878 Hemet, CA	2.0	2.0	1127	$2,150	$1.91	24d	1	0.90mi
101 San Mateo Cir Hemet, CA	2.0	2.0	1152	$1,725	$1.50	16d	1	0.91mi
700 Johnston Ave Unit 708 Hemet, CA	2.0	1.0	1000	$1,600	$1.60	7d	1	0.96mi
611 S Palm Ave Unit K Hemet, CA	2.0	2.0	1254	$1,895	$1.51	7d	1	1.02mi
1955 Silver Oak Way Hemet, CA	3.0	2.0	1318	$2,250	$1.71	43d	1	1.03mi
1241 Sandlewood Dr Hemet, CA	2.0	1.5	1504	$2,000	$1.33	43d	1	1.04mi
1521 W Westmont Ave Hemet, CA	2.0	2.0	1197	$2,000	$1.67	43d	1	1.06mi
424 W Mayberry Ave Unit 1 Hemet, CA	1.0	1.0	1664	$850	$0.51	7d	1	1.14mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	43d	1	1.16mi
415 S Tahquitz Ave Hemet, CA	3.0	2.0	1766	$2,900	$1.64	18d	1	1.23mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	43d	1	1.24mi
363 S Gilbert St Unit B Hemet, CA	3.0	2.0	1200	$1,900	$1.58	14d	1	1.26mi
363 S Gilbert St Hemet, CA	3.0	2.0	1200	$1,900	$1.58	4d	1	1.26mi
733 S San Jacinto St Unit B Hemet, CA	2.0	1.0	1000	$1,500	$1.50	24d	1	1.30mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	5d	1	1.33mi
1850 Amberwood Dr Hemet, CA	2.0	2.0	1170	$1,561	$1.33	43d	1	1.35mi
1354 Jasmine Way Hemet, CA	2.0	2.0	1440	$1,650	$1.15	43d	1	1.41mi
1287 Olive Tree Ln Unit D Hemet, CA	2.0	1.0	995	$1,599	$1.61	43d	1	1.41mi
1287 Olive Tree Ln Unit C Hemet, CA	2.0	1.0	995	$1,495	$1.50	24d	1	1.41mi
26450 San Jacinto St Hemet, CA	3.0	2.0	1250	$2,295	$1.84	3d	1	1.42mi
26416 S San Jacinto St Unit 26416 Hemet, CA	2.0	1.0	900	$1,675	$1.86	24d	1	1.46mi
2971 Peach Tree St Hemet, CA	3.0	2.0	1834	$2,395	$1.31	43d	1	1.48mi
683 Jonquil St Hemet, CA	3.0	2.0	1150	$2,448	$2.13	24d	1	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $129,900 Active 408 DOM
2. 2026-06-17
   days on market $129,900 Active 407 DOM
3. 2026-06-16
   days on market $129,900 Active 406 DOM
4. 2026-06-15
   days on market $129,900 Active 405 DOM
5. 2026-06-13
   days on market $129,900 Active 403 DOM
6. 2026-06-09
   days on market $129,900 Active 399 DOM
7. 2026-06-08
   days on market $129,900 Active 398 DOM
8. 2026-06-07
   days on market $129,900 Active 397 DOM
9. 2026-06-04
   days on market $129,900 Active 394 DOM
10. 2026-06-03
    days on market $129,900 Active 393 DOM
11. 2026-06-02
    days on market $129,900 Active 392 DOM
12. 2026-06-01
    days on market $129,900 Active 391 DOM
13. 2026-05-31
    days on market $129,900 Active 390 DOM
14. 2026-04-07
    price $129,900 834-char remark

    Show marketing remark (834 chars)

    Come experience this beautiful, brand-new home, featuring a bright and inviting open-concept floor plan with 2 spacious bedrooms and 2 well-appointed bathrooms. The kitchen boasts brand-new, top-of-the-line appliances, while the large primary bathroom offers a luxurious retreat. With abundant storage throughout, this home combines modern convenience with functional design. Perfectly positioned in the vibrant 55+ community of London Spires, this home offers easy access to the community center, complete with a sparkling swimming pool, dog park, and recreation center—ideal for relaxation and socializing with neighbors. Don’t miss the opportunity to make this exceptional home yours. Schedule your tour today and discover the perfect place to live! The home is on a leased park lot with a space rent of $730 per month.

15. 2025-09-12
    price $134,900 834-char remark

    Show marketing remark (834 chars)

    Come experience this beautiful, brand-new home, featuring a bright and inviting open-concept floor plan with 2 spacious bedrooms and 2 well-appointed bathrooms. The kitchen boasts brand-new, top-of-the-line appliances, while the large primary bathroom offers a luxurious retreat. With abundant storage throughout, this home combines modern convenience with functional design. Perfectly positioned in the vibrant 55+ community of London Spires, this home offers easy access to the community center, complete with a sparkling swimming pool, dog park, and recreation center—ideal for relaxation and socializing with neighbors. Don’t miss the opportunity to make this exceptional home yours. Schedule your tour today and discover the perfect place to live! The home is on a leased park lot with a space rent of $730 per month.

16. 2025-05-07
    price $163,900 834-char remark

    Show marketing remark (834 chars)

    Come experience this beautiful, brand-new home, featuring a bright and inviting open-concept floor plan with 2 spacious bedrooms and 2 well-appointed bathrooms. The kitchen boasts brand-new, top-of-the-line appliances, while the large primary bathroom offers a luxurious retreat. With abundant storage throughout, this home combines modern convenience with functional design. Perfectly positioned in the vibrant 55+ community of London Spires, this home offers easy access to the community center, complete with a sparkling swimming pool, dog park, and recreation center—ideal for relaxation and socializing with neighbors. Don’t miss the opportunity to make this exceptional home yours. Schedule your tour today and discover the perfect place to live! The home is on a leased park lot with a space rent of $730 per month.

17. 2025-05-06
    listed $169,900 Active 834-char remark

    Show marketing remark (834 chars)

    Come experience this beautiful, brand-new home, featuring a bright and inviting open-concept floor plan with 2 spacious bedrooms and 2 well-appointed bathrooms. The kitchen boasts brand-new, top-of-the-line appliances, while the large primary bathroom offers a luxurious retreat. With abundant storage throughout, this home combines modern convenience with functional design. Perfectly positioned in the vibrant 55+ community of London Spires, this home offers easy access to the community center, complete with a sparkling swimming pool, dog park, and recreation center—ideal for relaxation and socializing with neighbors. Don’t miss the opportunity to make this exceptional home yours. Schedule your tour today and discover the perfect place to live! The home is on a leased park lot with a space rent of $730 per month.

18. 2010-01-05
    historical
19. 2009-09-19
    listed $23,000 Active

ⓘ 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 6/10 Major
• 🌡 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 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,953
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − Depreciation: −$3,779
• Taxable income: $6,467
• Est. tax owed @ 24.0%: −$1,552
• After-tax cash flow: $6,598/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

+464.8% since first listed

6 events — show timeline

• 2026-04-07 Price Changed $129,900 SDMLS
• 2025-09-12 Price Changed $134,900 SDMLS
• 2025-05-07 Price Changed $163,900 SDMLS
• 2025-05-06 Listed $169,900 SDMLS
• 2010-01-05 Listing Removed — CRMLS
• 2009-09-19 Listed $23,000 CRMLS

Property tax history

+3.0%/yr

Latest (2012): $110 · +3.5% YoY. Source: county tax records.