530 Devonshire Ave #84 · Hemet, CA 92543

$111,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 73 Days on market

Built 1990 3,049 sqft lot $77/sqft · at area comps Est $117k · at est.

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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 +9.7/15.0
• 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

Fantastic turnkey home! Furnished, also can sell unfurnished, Move In Ready Step into this beautifully remodeled 2-bedroom, 2-bath manufactured home offering 1,440 sq. ft. of modern comfort and style. Built in 1990 and newly updated, this home features contemporary gray vinyl flooring, decorative accent walls, and a light, open layout perfect for comfortable living and entertaining. This gem is being sold fully furnished — including newly bought couches, beds, and stylish décor. The kitchen boasts updated appliances, and you'll enjoy the convenience of an in-home washer and dryer, all included. Reach out and get your own grapefruit from your shared tree. Every detail has been thoughtfully refreshed to create a welcoming, move-in-ready home. A rare find with this much value and charm — don’t miss your chance to own this available property that truly stands out!

Key facts

• Updated appliances
• Light open layout
• Remodeled home

Tags

• REMODELED HOME
• LIGHT OPEN LAYOUT
• UPDATED APPLIANCES
• IN HOME WASHER AND DRYER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $111k.

Deal economics

• At list price, monthly cash flow is $910 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $111k).
• Recommended offer: $104k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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).
• At $1,988/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 $767 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $14k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $89k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $104,340 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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: 1.79% ✓
• Cap rate: 16.13%
• Cash-on-cash: 35.13%
• DSCR: 2.56
• GRM: 4.7

CMA / ARV

• ARV (median comp): $116,650
• List price: $111,000
• Delta: -4.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
530 W Devonshire Ave #23	0.00mi	3/2.0 (+1)	1,538 (+7%)	2mo	$120,000	$78	82
1420 Cabrillo Dr	0.54mi	2/2.0	1,440 (0%)	1mo	$247,500	$172	74
1525 W Oakland Ave #62	0.58mi	2/2.0	1,440 (0%)	2mo	$40,000	$28	71
576 Palos Dr	0.46mi	2/2.0	1,344 (-7%)	0mo	$239,000	$178	67
1450 Carlotta	0.64mi	2/2.0	1,440 (0%)	4mo	$204,000	$142	67
1445-#88 W Florida	0.64mi	3/2.0 (+1)	1,440 (0%)	1mo	$124,000	$86	64
1645 Sonora	0.72mi	2/2.0	1,440 (0%)	4mo	$199,900	$139	63
542 Castille	0.70mi	2/2.0	1,392 (-3%)	2mo	$239,000	$172	60
332 N Lyon Ave #67	0.57mi	2/2.0	1,248 (-13%)	3mo	$49,500	$40	49
1525 W Oakland Ave #115	0.58mi	2/2.0	1,248 (-13%)	6mo	$46,000	$37	46
1580 Cabrillo Dr	0.64mi	2/2.0	1,640 (+14%)	4mo	$235,000	$143	44
526 Calhoun Pl	0.62mi	3/2.0 (+1)	1,264 (-12%)	4mo	$400,000	$316	42

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: 29.3%
• Equity multiple: 2.21×
• Total profit: $37,485
• Equity at exit: $16,550

10-year hold

• IRR: 36.0%
• Equity multiple: 4.13×
• Total profit: $97,320
• Equity at exit: $9,597

Cash invested: $31,080 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$582
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $910

Break-even live

Break-even rent $836

Max offer price $111,000

Occupancy floor 49%

Sensitivity live

Price	-10% $973	-5% $941	+0% $910	+5% $879	+10% $847
Rent	-10% $753	-5% $831	+0% $910	+5% $989	+10% $1,067
Rate	-1.0pp $966	-0.5pp $938	base $910	+0.5pp $881	+1.0pp $852

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: $27,750
• Closing costs: $3,330
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	45d	1	0.43mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	15d	1	0.45mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	25d	1	0.46mi
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	45d	1	0.51mi
663 Mariposa Dr Hemet, CA	2.0	2.0	1440	$1,500	$1.04	25d	1	0.59mi
529 E Latham Ave Hemet, CA	3.0	1.0	1226	$1,950	$1.59	21d	1	0.64mi
363 S Gilbert St Hemet, CA	3.0	2.0	1200	$1,900	$1.58	5d	1	0.67mi
363 S Gilbert St Unit B Hemet, CA	3.0	2.0	1200	$1,900	$1.58	15d	1	0.67mi
543 La Cresta Dr Hemet, CA	2.0	2.0	1544	$1,595	$1.03	45d	1	0.69mi
828 Coramdeo Ct Hemet, CA	3.0	2.0	1543	$3,000	$1.94	45d	1	0.70mi
415 S Tahquitz Ave Hemet, CA	3.0	2.0	1766	$2,900	$1.64	19d	1	0.71mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	45d	1	0.79mi
424 W Mayberry Ave Unit 1 Hemet, CA	1.0	1.0	1664	$850	$0.51	9d	1	0.80mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	45d	1	0.83mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	25d	1	0.83mi
910 E Campus Way Unit 910 Hemet, CA	2.0	1.0	940	$1,550	$1.65	45d	1	0.84mi
627 Solano Dr Hemet, CA	2.0	2.0	882	$1,800	$2.04	19d	1	0.84mi
930 Calhoun Pl Hemet, CA	3.0	1.0	960	$2,890	$3.01	25d	1	0.87mi
601 Corona St Hemet, CA	2.0	2.0	882	$1,700	$1.93	0d	1	0.88mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	19d	1	0.88mi
1700 Walden Ln Hemet, CA	3.0	2.0	1430	$2,670	$1.87	25d	1	0.91mi
1118 E Campus Way Hemet, CA	2.0	2.0	900	$2,200	$2.44	25d	1	0.95mi
1850 Amberwood Dr Hemet, CA	2.0	2.0	1170	$1,561	$1.33	45d	1	0.99mi
611 S Palm Ave Unit K Hemet, CA	2.0	2.0	1254	$1,895	$1.51	9d	1	1.00mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	45d	1	1.00mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	6d	1	1.03mi
1241 Sandlewood Dr Hemet, CA	2.0	1.5	1504	$2,000	$1.33	45d	1	1.05mi
876 W Whittier Ave Unit 878 Hemet, CA	2.0	2.0	1127	$2,150	$1.91	25d	1	1.06mi
2014 Iris Way Hemet, CA	3.0	2.0	1192	$2,850	$2.39	45d	1	1.08mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,035	$2.27	0d	1	1.08mi
735 S Gilbert St Hemet, CA	3.0	2.0	1202	$2,400	$2.00	45d	1	1.10mi
716 Robert Dr Hemet, CA	3.0	2.0	1450	$2,300	$1.59	6d	1	1.13mi
1110 Griffith Way Hemet, CA	3.0	2.0	1008	$2,300	$2.28	45d	1	1.13mi
150 S San Jacinto St Hemet, CA	1.0–2.0	1.0–2.0	834	$1,575	$1.89	25d	2	1.17mi
1521 W Westmont Ave Hemet, CA	2.0	2.0	1197	$2,000	$1.67	45d	1	1.19mi
101 San Mateo Cir Hemet, CA	2.0	2.0	1152	$1,790	$1.55	0d	1	1.27mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	9d	1	1.28mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	25d	1	1.30mi
120 Santa Lucia Dr Hemet, CA	2.0	2.0	1197	$1,600	$1.34	45d	1	1.31mi
853 Douglas Ct Hemet, CA	2.0	2.0	1148	$1,850	$1.61	5d	1	1.33mi

Listing history 22 events

1. 2026-06-21
   days on market $111,000 Active 73 DOM
2. 2026-06-18
   days on market $111,000 Active 70 DOM
3. 2026-06-17
   days on market $111,000 Active 69 DOM
4. 2026-06-16
   days on market $111,000 Active 68 DOM
5. 2026-06-15
   days on market $111,000 Active 67 DOM
6. 2026-06-13
   days on market $111,000 Active 65 DOM
7. 2026-06-09
   days on market $111,000 Active 61 DOM
8. 2026-06-08
   days on market $111,000 Active 60 DOM
9. 2026-06-07
   days on market $111,000 Active 59 DOM
10. 2026-06-04
    remarks 692-char remark
11. 2026-06-04
    days on market $111,000 Active 56 DOM
12. 2026-06-03
    days on market $111,000 Active 55 DOM
13. 2026-06-02
    days on market $111,000 Active 54 DOM
14. 2026-06-01
    days on market $111,000 Active 53 DOM
15. 2026-05-31
    days on market $111,000 Active 52 DOM
16. 2026-03-25
    listed $125,000 Active 897-char remark

    Show marketing remark (897 chars)

    Fantastic turnkey home! Furnished, also can sell unfurnished, Move In Ready Step into this beautifully remodeled 2-bedroom, 2-bath manufactured home offering 1,440 sq. ft. of modern comfort and style. Built in 1990 and newly updated, this home features contemporary gray vinyl flooring, decorative accent walls, and a light, open layout perfect for comfortable living and entertaining. This gem is being sold fully furnished — including newly bought couches, beds, and stylish décor. The kitchen boasts updated appliances, and you'll enjoy the convenience of an in-home washer and dryer, all included. Reach out and get your own grapefruit from your shared tree. Every detail has been thoughtfully refreshed to create a welcoming, move-in-ready home. A rare find with this much value and charm — don’t miss your chance to own this available property that truly stands out!

17. 2024-02-14
    soldstatus $89,000 Closed Sale 813-char remark

    Show marketing remark (813 chars)

    55+ GATED, SCENIC, Community of JUNIPER TERRACE. This beautiful REMODEL has all NEW CUSTOM PAINT inside. NEW STAINLESS STEEL APPLIANCES including a DISHWASHER and REFRIGERATOR. CORNER LOT. NEW CUSTOM WOOD RAILINGS on the COVERED FRONT PATIO and DRIVEWAY STAIRS with NEW indoor/outdoor CARPETING. NEW LIGHTING FIXTURES and SWITCH PLATES throughout. NEW CUSTOM SEALED COUNTERTOPS, SHOWER and TUB SHOWER. New LAMINATE FLOORING and NEW CARPETING in the bedrooms. VAULTED CEILING. Built in CHINA CABINET. BREAKFAST BAR. CENTRAL HEATING & AIR CONDITIONING. BRAND NEW ROOF. NEW LANDSCAPING with ARTIFICIAL TURF, FLOWERS and DRIP SYSTEM. The Park is being upgraded and updated. The park offers Swimming Pool and Jacuzzi, Shuffleboard, Billiards, TV Room, Banquet Room , Kitchen and a laundry room. A must see home!!

18. 2024-01-21
    status Pending Sale 813-char remark

    Show marketing remark (813 chars)

    55+ GATED, SCENIC, Community of JUNIPER TERRACE. This beautiful REMODEL has all NEW CUSTOM PAINT inside. NEW STAINLESS STEEL APPLIANCES including a DISHWASHER and REFRIGERATOR. CORNER LOT. NEW CUSTOM WOOD RAILINGS on the COVERED FRONT PATIO and DRIVEWAY STAIRS with NEW indoor/outdoor CARPETING. NEW LIGHTING FIXTURES and SWITCH PLATES throughout. NEW CUSTOM SEALED COUNTERTOPS, SHOWER and TUB SHOWER. New LAMINATE FLOORING and NEW CARPETING in the bedrooms. VAULTED CEILING. Built in CHINA CABINET. BREAKFAST BAR. CENTRAL HEATING & AIR CONDITIONING. BRAND NEW ROOF. NEW LANDSCAPING with ARTIFICIAL TURF, FLOWERS and DRIP SYSTEM. The Park is being upgraded and updated. The park offers Swimming Pool and Jacuzzi, Shuffleboard, Billiards, TV Room, Banquet Room , Kitchen and a laundry room. A must see home!!

19. 2023-12-28
    status Active 813-char remark

    Show marketing remark (813 chars)

    55+ GATED, SCENIC, Community of JUNIPER TERRACE. This beautiful REMODEL has all NEW CUSTOM PAINT inside. NEW STAINLESS STEEL APPLIANCES including a DISHWASHER and REFRIGERATOR. CORNER LOT. NEW CUSTOM WOOD RAILINGS on the COVERED FRONT PATIO and DRIVEWAY STAIRS with NEW indoor/outdoor CARPETING. NEW LIGHTING FIXTURES and SWITCH PLATES throughout. NEW CUSTOM SEALED COUNTERTOPS, SHOWER and TUB SHOWER. New LAMINATE FLOORING and NEW CARPETING in the bedrooms. VAULTED CEILING. Built in CHINA CABINET. BREAKFAST BAR. CENTRAL HEATING & AIR CONDITIONING. BRAND NEW ROOF. NEW LANDSCAPING with ARTIFICIAL TURF, FLOWERS and DRIP SYSTEM. The Park is being upgraded and updated. The park offers Swimming Pool and Jacuzzi, Shuffleboard, Billiards, TV Room, Banquet Room , Kitchen and a laundry room. A must see home!!

20. 2023-12-01
    historical Active Under Contract 813-char remark

    Show marketing remark (813 chars)

    55+ GATED, SCENIC, Community of JUNIPER TERRACE. This beautiful REMODEL has all NEW CUSTOM PAINT inside. NEW STAINLESS STEEL APPLIANCES including a DISHWASHER and REFRIGERATOR. CORNER LOT. NEW CUSTOM WOOD RAILINGS on the COVERED FRONT PATIO and DRIVEWAY STAIRS with NEW indoor/outdoor CARPETING. NEW LIGHTING FIXTURES and SWITCH PLATES throughout. NEW CUSTOM SEALED COUNTERTOPS, SHOWER and TUB SHOWER. New LAMINATE FLOORING and NEW CARPETING in the bedrooms. VAULTED CEILING. Built in CHINA CABINET. BREAKFAST BAR. CENTRAL HEATING & AIR CONDITIONING. BRAND NEW ROOF. NEW LANDSCAPING with ARTIFICIAL TURF, FLOWERS and DRIP SYSTEM. The Park is being upgraded and updated. The park offers Swimming Pool and Jacuzzi, Shuffleboard, Billiards, TV Room, Banquet Room , Kitchen and a laundry room. A must see home!!

21. 2023-11-07
    status Pending Sale 813-char remark

    Show marketing remark (813 chars)

    55+ GATED, SCENIC, Community of JUNIPER TERRACE. This beautiful REMODEL has all NEW CUSTOM PAINT inside. NEW STAINLESS STEEL APPLIANCES including a DISHWASHER and REFRIGERATOR. CORNER LOT. NEW CUSTOM WOOD RAILINGS on the COVERED FRONT PATIO and DRIVEWAY STAIRS with NEW indoor/outdoor CARPETING. NEW LIGHTING FIXTURES and SWITCH PLATES throughout. NEW CUSTOM SEALED COUNTERTOPS, SHOWER and TUB SHOWER. New LAMINATE FLOORING and NEW CARPETING in the bedrooms. VAULTED CEILING. Built in CHINA CABINET. BREAKFAST BAR. CENTRAL HEATING & AIR CONDITIONING. BRAND NEW ROOF. NEW LANDSCAPING with ARTIFICIAL TURF, FLOWERS and DRIP SYSTEM. The Park is being upgraded and updated. The park offers Swimming Pool and Jacuzzi, Shuffleboard, Billiards, TV Room, Banquet Room , Kitchen and a laundry room. A must see home!!

22. 2023-09-18
    listed $89,000 Active 813-char remark

    Show marketing remark (813 chars)

    55+ GATED, SCENIC, Community of JUNIPER TERRACE. This beautiful REMODEL has all NEW CUSTOM PAINT inside. NEW STAINLESS STEEL APPLIANCES including a DISHWASHER and REFRIGERATOR. CORNER LOT. NEW CUSTOM WOOD RAILINGS on the COVERED FRONT PATIO and DRIVEWAY STAIRS with NEW indoor/outdoor CARPETING. NEW LIGHTING FIXTURES and SWITCH PLATES throughout. NEW CUSTOM SEALED COUNTERTOPS, SHOWER and TUB SHOWER. New LAMINATE FLOORING and NEW CARPETING in the bedrooms. VAULTED CEILING. Built in CHINA CABINET. BREAKFAST BAR. CENTRAL HEATING & AIR CONDITIONING. BRAND NEW ROOF. NEW LANDSCAPING with ARTIFICIAL TURF, FLOWERS and DRIP SYSTEM. The Park is being upgraded and updated. The park offers Swimming Pool and Jacuzzi, Shuffleboard, Billiards, TV Room, Banquet Room , Kitchen and a laundry room. A must see home!!

ⓘ 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: $386 · $32/mo
• Projected year-2 tax: $844 · $70/mo
• Expected delta: +$457/yr (+$38/mo · 118.4%)

ⓘ 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 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: $23,856
• − Mortgage interest: −$6,218
• − Property taxes: −$386
• − Insurance: −$555
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$3,229
• Taxable income: $9,651
• Est. tax owed @ 24.0%: −$2,316
• After-tax cash flow: $8,604/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

+40.4% since first listed

7 events — show timeline

• 2026-03-25 Listed $125,000 CRMLS
• 2024-02-14 Sold (MLS) $89,000 CRMLS
• 2024-01-21 Pending — CRMLS
• 2023-12-28 Relisted — CRMLS
• 2023-12-01 Contingent — CRMLS
• 2023-11-07 Pending — CRMLS
• 2023-09-18 Listed $89,000 CRMLS

Property tax history

+3.6%/yr

Latest (2025): $386 · +29.2% YoY. Source: county tax records.