530 W Devonshire Ave #65 · Hemet, CA 92543

$110,500

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 74 Days on market

Built 1984 1,440 sqft lot $141/sqft · 74% above area Est $117k · 5% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.9/15.0
• 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

Welcome to this beautifully updated 1984 manufactured home located in the desirable 55+ community of Juniper Terrace in Hemet. Offering 1,440 sq. ft. of comfortable living space, this home has been thoughtfully upgraded and is move-in ready. Enjoy a modern touch with new stainless steel appliances, brand-new laminate flooring throughout, and freshly reglazed countertops, shower stall, bathtub, and vanity surfaces—giving the home a clean, refreshed feel. Additional improvements include a new hot water heater and an upgraded AC condenser with freon, providing comfort and efficiency year-round. Residents of Juniper Terrace benefit from a welcoming community atmosphere with access to a clubhouse, pool, and social amenities, perfect for an active and connected lifestyle—all at an affordable price. More pictures coming soon. Don’t miss this opportunity to own a well-maintained and upgraded home in a peaceful and friendly neighborhood.

Key facts

• 1,440 sq ft lot
• Built 1984
• Listed 74 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $104k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 41% 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 $764 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,870 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.52% ✓
• Cap rate: 12.36%
• Cash-on-cash: 21.68%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (median comp): $116,650
• List price: $110,500
• Delta: -5.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
530 W Devonshire Ave #37	0.00mi	2/2.0	840 (+7%)	1mo	$55,000	$65	83
430 N Palm Ave #103	0.16mi	2/1.0	832 (+6%)	2mo	$47,000	$56	81
332 N Lyon Ave #25	0.57mi	2/1.0	800 (+2%)	8mo	$30,000	$38	63
601 N Gilbert St	0.31mi	1/1.0 (-1)	720 (-8%)	8mo	$145,000	$201	60
332 N Lyon Ave #17	0.68mi	2/1.0	800 (+2%)	8mo	$26,000	$33	58
260 N Lyon Ave #120	0.58mi	2/1.0	800 (+2%)	16mo	$44,000	$55	56
260 N Lyon Ave #12	0.65mi	2/1.0	800 (+2%)	14mo	$75,000	$94	54
530 Devonshire #33	0.60mi	3/2.0 (+1)	800 (+2%)	11mo	$20,000	$25	50
332 N Lyon Ave #145	0.57mi	2/2.0	880 (+12%)	7mo	$28,600	$33	44
260 N Lyon Ave #6	0.65mi	2/1.0	900 (+15%)	16mo	$39,000	$43	32

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: 12.9%
• Equity multiple: 1.51×
• Total profit: $15,664
• Equity at exit: $16,476

10-year hold

• IRR: 20.8%
• Equity multiple: 2.66×
• Total profit: $51,334
• Equity at exit: $9,554

Cash invested: $30,940 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,674 high
• Mortgage (P&I): −$579
• Tax est. 1.5%: −$138 /mo · $1,658/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $559

Break-even live

Break-even rent $967

Max offer price $110,500

Occupancy floor 62%

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: $27,625
• Closing costs: $3,315
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
233 N Alessandro St Hemet, CA	1.0	1.0	690	$1,400	$2.03	44d	1	0.20mi
199 N Inez St Apt D Hemet, CA	1.0	1.0	650	$1,300	$2.00	8d	1	0.30mi
165 N Hamilton Ave Unit 4 Hemet, CA	1.0	1.0	768	$1,525	$1.99	22d	1	0.41mi
165 N Hamilton Ave Unit 3 Hemet, CA	1.0	1.0	768	$1,450	$1.89	5d	1	0.41mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	44d	1	0.43mi
201 N Valley View Dr Hemet, CA	1.0	1.0	552	$1,500	$2.72	44d	1	0.43mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	14d	1	0.45mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	24d	1	0.46mi
426 N Buena Vista St Hemet, CA	2.0	1.0	680	$1,550	$2.28	4d	1	0.58mi
426 N Buena Vista St Apt 1 Hemet, CA	2.0	1.0	680	$1,550	$2.28	8d	1	0.58mi
560 E Oakland Ave Apt P Hemet, CA	1.0	1.0	550	$1,325	$2.41	17d	1	0.63mi
526 Greystone Ln Apt 3 Hemet, CA	2.0	1.0	700	$1,650	$2.36	44d	1	0.65mi
526 Greystone Ln Hemet, CA	2.0	1.0	700	$1,600	$2.29	44d	1	0.65mi
526 Greystone Ln Hemet, CA	2.0	1.0	700	$1,600	$2.29	18d	1	0.65mi
646 Greystone Ln Apt 2 Hemet, CA	3.0	1.0	750	$1,500	$2.00	44d	1	0.72mi
1887 Calle Amargosa Hemet, CA	2.0	1.0	827	$1,545	$1.87	24d	1	0.78mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	44d	1	0.79mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	44d	1	0.83mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	24d	1	0.83mi
210 N Santa Fe St Hemet, CA	1.0	1.0	600	$1,300	$2.17	4d	1	0.84mi
811 E Menlo Ave Apt 12 Hemet, CA	1.0	1.0	550	$1,300	$2.36	24d	1	0.84mi
811 E Menlo Ave Unit 02 Hemet, CA	1.0	1.0	550	$1,300	$2.36	44d	1	0.84mi
910 E Campus Way Unit 910 Hemet, CA	2.0	1.0	940	$1,550	$1.65	44d	1	0.84mi
627 Solano Dr Hemet, CA	2.0	2.0	882	$1,800	$2.04	18d	1	0.84mi
930 Calhoun Pl Hemet, CA	3.0	1.0	960	$2,890	$3.01	24d	1	0.87mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	18d	1	0.88mi
1931 Nuevo St Hemet, CA	2.0	1.0	820	$1,600	$1.95	44d	1	0.91mi
1933 Nuevo St Hemet, CA	2.0	1.0	827	$1,700	$2.06	24d	1	0.92mi
2054 Avenida Olivos Hemet, CA	2.0	1.0	820	$1,500	$1.83	44d	1	0.92mi
341 Calle Nogales Hemet, CA	2.0	1.0	827	$1,395	$1.69	44d	1	0.94mi
1118 E Campus Way Hemet, CA	2.0	2.0	900	$2,200	$2.44	24d	1	0.95mi
2120 San Bernardo Ave Hemet, CA	2.0	1.0	827	$2,100	$2.54	44d	1	0.97mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	44d	1	1.00mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	5d	1	1.03mi
528 San Marino St Hemet, CA	2.0	1.0	827	$1,900	$2.30	44d	1	1.04mi
2269 San Bernardo Ave Hemet, CA	2.0	1.0	827	$1,650	$2.00	44d	1	1.07mi
682 San Marino St Hemet, CA	2.0	1.0	827	$1,600	$1.93	44d	1	1.08mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,035	$2.27	2d	1	1.08mi
1376 E Date St Unit 5 Hemet, CA	2.0	1.0	650	$1,500	$2.31	17d	1	1.11mi
1110 Griffith Way Hemet, CA	3.0	2.0	1008	$2,300	$2.28	44d	1	1.13mi

Listing history 16 events

1. 2026-06-18
   days on market $110,500 Active 74 DOM
2. 2026-06-17
   days on market $110,500 Active 73 DOM
3. 2026-06-16
   days on market $110,500 Active 72 DOM
4. 2026-06-15
   days on market $110,500 Active 71 DOM
5. 2026-06-13
   days on market $110,500 Active 69 DOM
6. 2026-06-09
   days on market $110,500 Active 65 DOM
7. 2026-06-08
   days on market $110,500 Active 64 DOM
8. 2026-06-07
   days on market $110,500 Active 63 DOM
9. 2026-06-04
   days on market $110,500 Active 60 DOM
10. 2026-06-03
    days on market $110,500 Active 59 DOM
11. 2026-06-02
    days on market $110,500 Active 58 DOM
12. 2026-06-01
    days on market $110,500 Active 57 DOM
13. 2026-05-31
    days on market $110,500 Active 56 DOM
14. 2026-04-05
    listed $110,500 Active 960-char remark

    Show marketing remark (960 chars)

    Welcome to this beautifully updated 1984 manufactured home located in the desirable 55+ community of Juniper Terrace in Hemet. Offering 1,440 sq. ft. of comfortable living space, this home has been thoughtfully upgraded and is move-in ready. Enjoy a modern touch with new stainless steel appliances, brand-new laminate flooring throughout, and freshly reglazed countertops, shower stall, bathtub, and vanity surfaces—giving the home a clean, refreshed feel. Additional improvements include a new hot water heater and an upgraded AC condenser with freon, providing comfort and efficiency year-round. Residents of Juniper Terrace benefit from a welcoming community atmosphere with access to a clubhouse, pool, and social amenities, perfect for an active and connected lifestyle—all at an affordable price. More pictures coming soon. Don’t miss this opportunity to own a well-maintained and upgraded home in a peaceful and friendly neighborhood.

15. 2009-02-10
    historical
16. 2008-02-27
    listed $18,000

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 19 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: $20,092
• − Mortgage interest: −$6,190
• − Property taxes: −$1,658
• − Insurance: −$552
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − Depreciation: −$3,215
• Taxable income: $5,263
• Est. tax owed @ 24.0%: −$1,263
• After-tax cash flow: $5,446/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

+513.9% since first listed

3 events — show timeline

• 2026-04-05 Listed $110,500 CRMLS
• 2009-02-10 Listing Removed — CRMLS
• 2008-02-27 Listed $18,000 CRMLS

Property tax history

+3.7%/yr

Latest (2014): $179 · -0.0% YoY. Source: county tax records.