575 S Lyon Ave #51 · Hemet, CA 92545

$67,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 42 Days on market

Built 1973 Good condition 2,500 sqft lot $54/sqft · 37% below area Est $106k · 37% under ↓ 11% since listing

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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
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

* * This home is move in ready. .. It's been meticulously cared for inside and out * * Low Space Rent, Save, Save, Save $$$ * * Located in the Golden Coach Manor 55+ Senior Park * * Newer laminate flooring throughout (NO CARPET here) * * Central Air Conditioning & Heat; the system has just been serviced and fully functional * * The interior walls, ceilings and cabinets look like new * * Owner recently installed a new dish washer, exhaust hood and stove * * Indoor Laundry Area * * * * New Water Heater * * The roof has been cared for throughout the years and it was recently recoated with 2 layers of white roof coat * * Master Cool Evaporative Water Cool

Key facts

• 2,500 sq ft lot
• Community pool
• Built 1973

Property features AI

Finance

• Other: Lot features include front yard, garden and back yard
• HOA & community: Senior community; Manager approval required; Suburban neighborhood; Park: Golden Coach Manor; Land lease: $635 monthly

Exterior

• Parking: Carport and additional parking spaces
• Security: Carbon monoxide and smoke detectors
• Utilities: District/public water; Public sewer; Natural gas connected; Electricity connected
• Home design: One story; Mobile home (24' x 52') — mobile home remains; Wheelchair accessible; Private road frontage; Subdivision: Golden Coach Manor
• Construction: Metal roof; Lap siding; Aluminum skirt; Year built (builder provided)
• Exterior features: Rain gutters; Exterior lighting; Covered concrete patio; Community pool

Interior

• Kitchen: Gas range; Gas oven
• Bedrooms: Primary bedroom
• Flooring: Laminated flooring
• Bathrooms: 2 full bathrooms with bathtub and shower (shower in tub)
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: Ceiling fan; Carbon monoxide and smoke detectors; Community spa
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $67k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $67k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.9% 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 25d 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 36% 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 $463 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

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 $64,990 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.84% ✓
• Cap rate: 24.91%
• Cash-on-cash: 66.47%
• DSCR: 3.96
• GRM: 2.9

CMA / ARV

• ARV (median comp): $105,797
• List price: $67,000
• Delta: -36.67%
• 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
1760 Santiago	0.16mi	2/2.0	1,248 (0%)	0mo	$118,000	$95	92
2205 W Acacia Ave #6	0.29mi	3/2.0 (+1)	1,250 (+0%)	2mo	$130,000	$104	79
770 S Lyon	0.24mi	2/2.0	1,152 (-8%)	3mo	$78,900	$68	73
853 SANTA TERESA Way	0.32mi	2/2.0	1,368 (+10%)	2mo	$151,000	$110	68
180 Santa Paula	0.34mi	2/2.0	1,368 (+10%)	2mo	$139,000	$102	66
1111 W Johnston Ave	0.60mi	2/2.0	1,200 (-4%)	0mo	$135,000	$113	65
2205 acacia #62	0.30mi	2/2.0	1,400 (+12%)	1mo	$73,000	$52	65
1730 San Marcos	0.50mi	2/2.0	1,344 (+8%)	3mo	$135,000	$100	62
1083 Via Del Mesa	0.73mi	2/2.0	1,200 (-4%)	3mo	$149,900	$125	57
944 S Elk	0.55mi	2/2.0	1,368 (+10%)	3mo	$71,000	$52	56
930 S Santa Victoria	0.52mi	3/2.0 (+1)	1,356 (+9%)	1mo	$140,000	$103	56
1167 Via Del Mesa	0.69mi	2/2.0	1,152 (-8%)	1mo	$135,000	$117	54

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: 66.6%
• Equity multiple: 4.03×
• Total profit: $56,784
• Equity at exit: $9,990

10-year hold

• IRR: 71.1%
• Equity multiple: 8.50×
• Total profit: $140,730
• Equity at exit: $5,793

Cash invested: $18,760 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,902 high
• Mortgage (P&I): −$351
• Tax est. 1.5%: −$84 /mo · $1,005/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $1,039

Break-even live

Break-even rent $586

Max offer price $67,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,085	-5% $1,062	+0% $1,039	+5% $1,016	+10% $993
Rent	-10% $889	-5% $964	+0% $1,039	+5% $1,114	+10% $1,189
Rate	-1.0pp $1,073	-0.5pp $1,056	base $1,039	+0.5pp $1,022	+1.0pp $1,004

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	6d	1	0.18mi
1850 Amberwood Dr Hemet, CA	2.0	2.0	1170	$1,561	$1.33	44d	1	0.21mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	44d	1	0.25mi
1521 W Westmont Ave Hemet, CA	2.0	2.0	1197	$2,000	$1.67	44d	1	0.27mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,035	$2.27	0d	1	0.38mi
683 Jonquil St Hemet, CA	3.0	2.0	1150	$2,448	$2.13	25d	1	0.39mi
101 San Mateo Cir Hemet, CA	2.0	2.0	1152	$1,790	$1.55	0d	1	0.42mi
120 Santa Lucia Dr Hemet, CA	2.0	2.0	1197	$1,600	$1.34	44d	1	0.43mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	8d	1	0.45mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	25d	1	0.47mi
611 S Palm Ave Unit K Hemet, CA	2.0	2.0	1254	$1,895	$1.51	8d	1	0.53mi
876 W Whittier Ave Unit 878 Hemet, CA	2.0	2.0	1127	$2,150	$1.91	25d	1	0.65mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	44d	1	0.67mi
750 Santa Clara Cir Hemet, CA	2.0	2.0	800	$1,400	$1.75	15d	1	0.68mi
893 S Palm Ave Hemet, CA	2.0	2.0	720	$1,375	$1.91	5d	1	0.72mi
1096 Burton St Hemet, CA	3.0	2.5	1477	$2,595	$1.76	0d	1	0.74mi
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	44d	1	0.75mi
3030 W Acacia Ave Hemet, CA	1.0–2.0	1.0–2.0	807	$1,785	$2.21	0d	8	0.79mi
165 N Hamilton Ave Unit 3 Hemet, CA	1.0	1.0	768	$1,450	$1.89	6d	1	0.82mi
165 N Hamilton Ave Unit 4 Hemet, CA	1.0	1.0	768	$1,525	$1.99	22d	1	0.82mi
1955 Silver Oak Way Hemet, CA	3.0	2.0	1318	$2,250	$1.71	44d	1	0.82mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	14d	1	0.86mi
735 S Gilbert St Hemet, CA	3.0	2.0	1202	$2,400	$2.00	44d	1	0.88mi
363 S Gilbert St Hemet, CA	3.0	2.0	1200	$1,900	$1.58	4d	1	0.88mi
363 S Gilbert St Unit B Hemet, CA	3.0	2.0	1200	$1,900	$1.58	14d	1	0.88mi
341 Calle Nogales Hemet, CA	2.0	1.0	827	$1,395	$1.69	44d	1	0.88mi
1005 S Gilbert St Hemet, CA	2.0	1.5	975	$1,825	$1.87	25d	2	0.97mi
1887 Calle Amargosa Hemet, CA	2.0	1.0	827	$1,545	$1.87	25d	1	0.98mi
1025 S Gilbert St Hemet, CA	1.0–2.0	1.0–2.0	890	$2,320	$2.61	2d	8	0.99mi
716 Robert Dr Hemet, CA	3.0	2.0	1450	$2,300	$1.59	6d	1	1.00mi
2054 Avenida Olivos Hemet, CA	2.0	1.0	820	$1,500	$1.83	44d	1	1.02mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	44d	1	1.05mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	44d	1	1.06mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	25d	1	1.06mi
2120 San Bernardo Ave Hemet, CA	2.0	1.0	827	$2,100	$2.54	44d	1	1.06mi
2269 San Bernardo Ave Hemet, CA	2.0	1.0	827	$1,650	$2.00	44d	1	1.06mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,945	$2.75	0d	10	1.08mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	25d	1	1.10mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	18d	1	1.11mi
1354 Jasmine Way Hemet, CA	2.0	2.0	1440	$1,650	$1.15	44d	1	1.16mi

Listing history 14 events

1. 2026-06-18
   days on market $67,000 Active 42 DOM
2. 2026-06-17
   days on market $67,000 Active 41 DOM
3. 2026-06-16
   days on market $67,000 Active 40 DOM
4. 2026-06-15
   days on market $67,000 Active 39 DOM
5. 2026-06-13
   pricedays on market $67,000 Active 37 DOM
6. 2026-06-09
   days on market $75,000 Active 33 DOM
7. 2026-06-08
   days on market $75,000 Active 32 DOM
8. 2026-06-07
   days on market $75,000 Active 31 DOM
9. 2026-06-04
   days on market $75,000 Active 28 DOM
10. 2026-06-03
    days on market $75,000 Active 27 DOM
11. 2026-06-02
    days on market $75,000 Active 26 DOM
12. 2026-06-01
    days on market $75,000 Active 25 DOM
13. 2026-05-31
    days on market $75,000 Active 24 DOM
14. 2026-05-07
    listed $75,000 Active 1504-char remark

ⓘ 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: $22,818
• − Mortgage interest: −$3,753
• − Property taxes: −$1,005
• − Insurance: −$335
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − Depreciation: −$1,949
• Taxable income: $12,125
• Est. tax owed @ 24.0%: −$2,910
• After-tax cash flow: $9,560/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 · 30 photos

Good 75/100 Cosmetic rehab

This move-in ready manufactured home is in good condition with recent updates and improvements, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting interior walls and ceilings — Fresh paint can enhance the home's appearance and appeal to potential buyers or renters.
• Both Updating kitchen cabinets and countertops — Modernizing the kitchen can significantly increase the home's value and attract more buyers or renters.
• Both Upgrading the flooring in high-traffic areas — Replacing worn-out flooring with more durable and attractive options can improve the home's overall appearance and functionality.
• Both Installing new lighting fixtures — Fresh lighting can make the home more inviting and energy-efficient, enhancing its appeal to potential buyers or renters.
• Both Adding smart home features — Integrating smart home technology can increase the home's value and attract tech-savvy buyers or renters.
• Both Upgrading the HVAC system — A more efficient and energy-efficient HVAC system can improve the home's comfort and reduce utility costs, making it more attractive to potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting interior walls and ceilings — Fresh paint can enhance the home's appearance and appeal to potential buyers or renters. ↑
• Both Updating kitchen cabinets and countertops — Modernizing the kitchen can significantly increase the home's value and attract more buyers or renters. ↑
• Both Upgrading the flooring in high-traffic areas — Replacing worn-out flooring with more durable and attractive options can improve the home's overall appearance and functionality. ↑
• Both Installing new lighting fixtures — Fresh lighting can make the home more inviting and energy-efficient, enhancing its appeal to potential buyers or renters. ↑
• Both Adding smart home features — Integrating smart home technology can increase the home's value and attract tech-savvy buyers or renters. ↑
• Both Upgrading the HVAC system — A more efficient and energy-efficient HVAC system can improve the home's comfort and reduce utility costs, making it more attractive to potential buyers or renters. ↑

ⓘ 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

-10.7% since first listed

2 events — show timeline

• 2026-06-12 Price Changed $67,000 CRMLS
• 2026-05-07 Listed $75,000 CRMLS