2205 W Acacia #200 · Hemet, CA 92545

$145,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 31 Days on market

Built 1971 Fair condition Est $124k · 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 +3.4/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly renovated this is a must see corner lot!!! 3 bedrooms/2 bathrooms 1,440 sqft of living space, home has New paint inside and out, All new luxury, laminate flooring and carpet , new bathrooms with shower and bath , new kitchen, counters, and appliances and ceiling fans throughout the home with a nice outside patio to sit and relax!! This family park, offers a clubhouse, pool and spa and playground, book your appointment today to see this beautiful home!

Key facts

• Plenty of storage
• Remodeled in 2024
• New flooring

Tags

• REMODELED IN 2024
• UPGRADED COUNTER TOPS
• GAS COOK TOP
• NEW FLOORING
• PLENTY OF STORAGE
• TWO STORAGE SHEDS

Property features AI

Finance

• Other: Manager approval required for tenancy; Pet policy: contact manager
• Financial info: Land lease of $959 per month (park)
• HOA & community: Park name: Villa Del Sol Mobile Home Estates; Community features include street lighting

Exterior

• Parking: Carport; Two covered parking spaces
• Utilities: Natural gas connected; Public/district water; Public sewer; Electricity connected; Cable connected
• Home design: Single-story mobile home; Mobile home remains on property; Mobile dimensions approximately 24 by 60
• Construction: Mobile construction
• Exterior features: Community pool; Corner lot; Level with street; Landscaped front and back yards; Rectangular lot shape; Near public transit; Yard; Two sheds

Interior

• Kitchen: Gas cooktop; Gas oven; Dishwasher; Laminate counters
• Bathrooms: One full bathroom; One 3/4 bathroom
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Open floor plan; Ceiling fan; Storage space; Entry level: 1 (ground level); Entry located at carport; 32-inch or wider interior doors; Grab bars in bathroom(s)
• Laundry & utility: Laundry inside the unit; Individual laundry room; Washer hookup; Gas dryer hookup; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $715 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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 (+3.7%/yr); 290 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).
• This rent runs 41% of the median local income ($64k/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 $1k 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 + 3.7% rent growth), your $41k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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: major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.50% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.15%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $123,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2205 W Acacia Ave #195	0.16mi	4/2.0 (+1)	1,440 (0%)	3mo	$204,900	$142	86
2205 acacia #62	0.13mi	2/2.0 (-1)	1,400 (-3%)	1mo	$73,000	$52	84
1445-#88 W Florida	0.48mi	3/2.0	1,440 (0%)	1mo	$124,000	$86	76
575 S Lyon Ave #34	0.38mi	2/2.0 (-1)	1,440 (0%)	1mo	$62,900	$44	76
2205 W Acacia Ave #6	0.16mi	3/2.0	1,250 (-13%)	2mo	$130,000	$104	69
1895 W Devonshire Ave #74	0.47mi	3/2.0	1,344 (-7%)	2mo	$80,000	$60	65
1895 W Devonshire #20	0.47mi	2/2.0 (-1)	1,344 (-7%)	1mo	$44,000	$33	61
1895 W Devonshire Ave #76	0.47mi	2/2.0 (-1)	1,344 (-7%)	4mo	$55,000	$41	59
853 SANTA TERESA Way	0.68mi	2/2.0 (-1)	1,368 (-5%)	2mo	$151,000	$110	53
180 Santa Paula	0.71mi	2/2.0 (-1)	1,368 (-5%)	2mo	$139,000	$102	52
1760 Santiago	0.54mi	2/2.0 (-1)	1,248 (-13%)	0mo	$118,000	$95	48
332 N Lyon Ave #67	0.70mi	2/2.0 (-1)	1,248 (-13%)	3mo	$49,500	$40	38

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 · 3.74% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.58×
• Total profit: $23,737
• Equity at exit: $21,620

10-year hold

• IRR: 23.8%
• Equity multiple: 3.12×
• Total profit: $86,274
• Equity at exit: $12,537

Cash invested: $40,600 (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 92545

• Home prices YoY: -24.6%
• Rents YoY: 3.7%
• Active inventory: 290
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,174 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $715

Break-even live

Break-even rent $1,268

Max offer price $145,000

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,475	$2.77	1d	1	0.04mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	7d	1	0.16mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	24d	1	0.18mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	5d	1	0.38mi
1850 Amberwood Dr Hemet, CA	2.0	2.0	1170	$1,561	$1.33	43d	1	0.38mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	43d	1	0.50mi
683 Jonquil St Hemet, CA	3.0	2.0	1150	$2,448	$2.13	24d	1	0.51mi
3030 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	892	$2,195	$2.46	1d	10	0.52mi
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	43d	1	0.61mi
1521 W Westmont Ave Hemet, CA	2.0	2.0	1197	$2,000	$1.67	43d	1	0.63mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	13d	1	0.69mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,945	$2.75	1d	11	0.70mi
1241 Sandlewood Dr Hemet, CA	2.0	1.5	1504	$2,000	$1.33	43d	1	0.71mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	43d	1	0.73mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	24d	1	0.73mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	18d	1	0.77mi
101 San Mateo Cir Hemet, CA	2.0	2.0	1152	$1,725	$1.50	16d	1	0.79mi
611 S Palm Ave Unit K Hemet, CA	2.0	2.0	1254	$1,895	$1.51	7d	1	0.80mi
120 Santa Lucia Dr Hemet, CA	2.0	2.0	1197	$1,600	$1.34	43d	1	0.80mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	43d	1	0.84mi
627 Solano Dr Hemet, CA	2.0	2.0	882	$1,800	$2.04	18d	1	0.86mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	43d	1	0.86mi
543 La Cresta Dr Hemet, CA	2.0	2.0	1544	$1,595	$1.03	43d	1	0.87mi
2971 Pembroke Ave Hemet, CA	3.0	2.0	1572	$3,000	$1.91	18d	1	0.88mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	24d	1	0.88mi
415 S Tahquitz Ave Hemet, CA	3.0	2.0	1766	$2,900	$1.64	18d	1	0.89mi
3080 Hampton Ave Hemet, CA	4.0	2.0	1552	$2,695	$1.74	7d	1	0.94mi
876 W Whittier Ave Unit 878 Hemet, CA	2.0	2.0	1127	$2,150	$1.91	24d	1	0.94mi
663 Mariposa Dr Hemet, CA	2.0	2.0	1440	$1,500	$1.04	24d	1	1.01mi
363 S Gilbert St Unit B Hemet, CA	3.0	2.0	1200	$1,900	$1.58	13d	1	1.03mi
363 S Gilbert St Hemet, CA	3.0	2.0	1200	$1,900	$1.58	4d	1	1.03mi
1700 Walden Ln Hemet, CA	3.0	2.0	1430	$2,670	$1.87	24d	1	1.13mi
3471 Dublin Ct Hemet, CA	3.0	2.0	1276	$2,895	$2.27	4d	1	1.14mi
1955 Silver Oak Way Hemet, CA	3.0	2.0	1318	$2,250	$1.71	43d	1	1.14mi
2014 Iris Way Hemet, CA	3.0	2.0	1192	$2,850	$2.39	43d	1	1.16mi
735 S Gilbert St Hemet, CA	3.0	2.0	1202	$2,400	$2.00	43d	1	1.16mi
3800 W Devonshire Ave Hemet, CA	3.0	1.0–2.0	816	$2,160	$2.65	1d	8	1.17mi
811 Alondra Dr Hemet, CA	2.0	2.0	1166	$1,875	$1.61	4d	1	1.21mi
743 Via Linda Dr Hemet, CA	2.0	2.0	1206	$1,995	$1.65	5d	1	1.22mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	12d	1	1.23mi

Listing history 17 events

1. 2026-06-18
   days on market $145,000 Active 31 DOM
2. 2026-06-17
   days on market $145,000 Active 30 DOM
3. 2026-06-16
   days on market $145,000 Active 29 DOM
4. 2026-06-15
   days on market $145,000 Active 28 DOM
5. 2026-06-13
   days on market $145,000 Active 26 DOM
6. 2026-06-09
   days on market $145,000 Active 22 DOM
7. 2026-06-08
   days on market $145,000 Active 21 DOM
8. 2026-06-07
   days on market $145,000 Active 20 DOM
9. 2026-06-04
   days on market $145,000 Active 17 DOM
10. 2026-06-03
    days on market $145,000 Active 16 DOM
11. 2026-06-02
    days on market $145,000 Active 15 DOM
12. 2026-06-01
    days on market $145,000 Active 14 DOM
13. 2026-05-31
    days on market $145,000 Active 13 DOM
14. 2026-05-18
    listed $145,000 Active
15. 2024-02-06
    soldstatus $127,000 Closed Sale 461-char remark

    Show marketing remark (461 chars)

    Newly renovated this is a must see corner lot!!! 3 bedrooms/2 bathrooms 1,440 sqft of living space, home has New paint inside and out, All new luxury, laminate flooring and carpet , new bathrooms with shower and bath , new kitchen, counters, and appliances and ceiling fans throughout the home with a nice outside patio to sit and relax!! This family park, offers a clubhouse, pool and spa and playground, book your appointment today to see this beautiful home!

16. 2024-01-06
    status Pending Sale 461-char remark

    Show marketing remark (461 chars)

    Newly renovated this is a must see corner lot!!! 3 bedrooms/2 bathrooms 1,440 sqft of living space, home has New paint inside and out, All new luxury, laminate flooring and carpet , new bathrooms with shower and bath , new kitchen, counters, and appliances and ceiling fans throughout the home with a nice outside patio to sit and relax!! This family park, offers a clubhouse, pool and spa and playground, book your appointment today to see this beautiful home!

17. 2023-12-12
    listed $122,500 Active 461-char remark

    Show marketing remark (461 chars)

    Newly renovated this is a must see corner lot!!! 3 bedrooms/2 bathrooms 1,440 sqft of living space, home has New paint inside and out, All new luxury, laminate flooring and carpet , new bathrooms with shower and bath , new kitchen, counters, and appliances and ceiling fans throughout the home with a nice outside patio to sit and relax!! This family park, offers a clubhouse, pool and spa and playground, book your appointment today to see this beautiful home!

ⓘ 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 · 19 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: $26,089
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − Depreciation: −$4,218
• Taxable income: $6,675
• Est. tax owed @ 24.0%: −$1,602
• After-tax cash flow: $6,984/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.

Condition & rehab AI · 1 photo

Fair 45/100 Cosmetic rehab

This manufactured home requires minor cosmetic repairs and maintenance, with painting and landscaping being the highest-ROI updates to increase its resale and rental value.

Repairs flagged

• Minor Exterior siding — Weathered appearance
• Minor Interior walls — Paint appears faded

Value-add opportunities

• Both Painting interior and exterior — Enhances curb appeal and interior aesthetics
• Both Landscaping — Improves curb appeal and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance	Minor	$500–3,000
Interior walls · Paint appears faded	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting interior and exterior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 45,982
• Household income: $63,770
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 1813.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 46% White 35% Two or more races 17% Black 8% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Slovak 2% Lithuanian 2% Portuguese 1%
• Foreign-born: 19% · Canada, Vietnam, Jamaica
• Languages at home: 69% English-only · Spanish 27% Tagalog/Filipino 1% Other Indo-European 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: ▼ -116.25%
• Current HPI: 356.9414
• Rent YoY: ▲ 3.74%
• 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

+18.4% since first listed

4 events — show timeline

• 2026-05-18 Listed $145,000 CRMLS
• 2024-02-06 Sold (MLS) $127,000 CRMLS
• 2024-01-06 Pending — CRMLS
• 2023-12-12 Listed $122,500 CRMLS

Property tax history

+27.4%/yr

Latest (2025): $197 · +27.4% YoY. Source: county tax records.