260 N Lyon Ave #59 · Hemet, CA 92543

$42,500

2 bd · 1.0 ba · 800 sqft · Manufactured · 90 Days on market

Built 1967 Good condition $53/sqft · at area comps Est $43k · 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 +8.2/15.0
• Condition / age +4.0/5.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully renovated 2-bedroom, 1-bath home located in a desirable 55+ community in Hemet. This charming home features fresh new paint throughout, creating a bright and inviting living space ready for its next owner. Enjoy the added convenience of a separate laundry room along with a cozy and functional layout that makes the most of every square foot. The home also includes a covered patio area perfect for relaxing or enjoying your morning coffee, as well as a private driveway for easy parking. The kitchen comes equipped with a brand-new refrigerator and stove making this home truly move-in ready. Situated in a well-maintained and welcoming mobile home park, residents can enjoy a peaceful community atmosphere! Don’t miss the opportunity to own this home in a great location!

Key facts

• Renovated home
• Private driveway
• Covered patio area

Tags

• RENOVATED HOME
• SEPARATE LAUNDRY ROOM
• COVERED PATIO AREA
• PRIVATE DRIVEWAY
• BRAND-NEW REFRIGERATOR
• BRAND-NEW STOVE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $42k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $42k).
• Recommended offer: $40k (6.0% below list) — sets the bar for market timing.
• Cap rate 36.2% 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).
• This rent runs 42% 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 $294 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,950 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 4.03% ✓
• Cap rate: 36.24%
• Cash-on-cash: 106.95%
• DSCR: 5.76
• GRM: 2.1

CMA / ARV

• ARV (median comp): $43,179
• List price: $42,500
• Delta: -1.57%
• 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
332 N Lyon Ave #17	0.10mi	2/1.0	800 (0%)	8mo	$26,000	$33	88
332 N Lyon Ave #25	0.12mi	2/1.0	800 (0%)	8mo	$30,000	$38	87
260 N Lyon Ave #12	0.10mi	2/1.0	800 (0%)	14mo	$75,000	$94	83
260 N Lyon Ave #120	0.10mi	2/1.0	800 (0%)	16mo	$44,000	$55	82
1895 W Devonshire Ave #93	0.17mi	2/1.0	800 (0%)	13mo	$35,000	$44	82
332 N Lyon Ave #16	0.41mi	2/1.0	800 (0%)	6mo	$31,000	$39	76
332 N Lyon Ave #145	0.12mi	2/2.0	880 (+10%)	7mo	$28,600	$33	68
430 N Palm Ave #103	0.57mi	2/1.0	832 (+4%)	2mo	$47,000	$56	65
260 N Lyon Ave #6	0.02mi	2/1.0	900 (+12%)	16mo	$39,000	$43	65
1895 W Devonshire Ave #135	0.28mi	2/1.0	696 (-13%)	5mo	$26,000	$37	61
530 W Devonshire Ave #37	0.66mi	2/2.0	840 (+5%)	1mo	$55,000	$65	56
601 N Kirby St #108	0.72mi	2/1.0	720 (-10%)	6mo	$33,000	$46	45

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: —
• Equity multiple: 5.92×
• Total profit: $58,576
• Equity at exit: $6,337

10-year hold

• IRR: —
• Equity multiple: 11.89×
• Total profit: $129,637
• Equity at exit: $3,675

Cash invested: $11,900 (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: 2.1×

Monthly cashflow live

• Estimated rent: $1,714 high
• Mortgage (P&I): −$223
• Tax est. 1.5%: −$53 /mo · $638/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $1,061

Break-even live

Break-even rent $372

Max offer price $42,500

Occupancy floor 33%

Sensitivity live

Price	-10% $1,090	-5% $1,075	+0% $1,061	+5% $1,046	+10% $1,031
Rent	-10% $925	-5% $993	+0% $1,061	+5% $1,128	+10% $1,196
Rate	-1.0pp $1,082	-0.5pp $1,071	base $1,061	+0.5pp $1,050	+1.0pp $1,038

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1887 Calle Amargosa Hemet, CA	2.0	1.0	827	$1,545	$1.87	25d	1	0.17mi
341 Calle Nogales Hemet, CA	2.0	1.0	827	$1,395	$1.69	44d	1	0.26mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	44d	1	0.26mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	25d	1	0.26mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	15d	1	0.27mi
2054 Avenida Olivos Hemet, CA	2.0	1.0	820	$1,500	$1.83	44d	1	0.29mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	44d	1	0.30mi
201 N Valley View Dr Hemet, CA	1.0	1.0	552	$1,500	$2.72	44d	1	0.31mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	19d	1	0.32mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	25d	1	0.33mi
2120 San Bernardo Ave Hemet, CA	2.0	1.0	827	$2,100	$2.54	44d	1	0.35mi
627 Solano Dr Hemet, CA	2.0	2.0	882	$1,800	$2.04	19d	1	0.37mi
165 N Hamilton Ave Unit 4 Hemet, CA	1.0	1.0	768	$1,525	$1.99	23d	1	0.37mi
165 N Hamilton Ave Unit 3 Hemet, CA	1.0	1.0	768	$1,450	$1.89	6d	1	0.37mi
2269 San Bernardo Ave Hemet, CA	2.0	1.0	827	$1,650	$2.00	44d	1	0.42mi
528 San Marino St Hemet, CA	2.0	1.0	827	$1,900	$2.30	44d	1	0.46mi
1931 Nuevo St Hemet, CA	2.0	1.0	820	$1,600	$1.95	44d	1	0.47mi
1933 Nuevo St Hemet, CA	2.0	1.0	827	$1,700	$2.06	25d	1	0.47mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,035	$2.27	0d	1	0.53mi
682 San Marino St Hemet, CA	2.0	1.0	827	$1,600	$1.93	44d	1	0.55mi
2488 San Padre Ct Hemet, CA	2.0	1.0	827	$1,599	$1.93	0d	1	0.64mi
2488 San Padre Ct Hemet, CA	2.0	1.0	827	$1,599	$1.93	15d	1	0.64mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,945	$2.75	0d	10	0.67mi
2422 San Padre Ct Hemet, CA	2.0	1.0	827	$1,800	$2.18	25d	1	0.68mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	8d	1	0.68mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	25d	1	0.70mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	6d	1	0.71mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	44d	1	0.77mi
233 N Alessandro St Hemet, CA	1.0	1.0	690	$1,400	$2.03	44d	1	0.86mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	44d	1	0.89mi
3030 W Acacia Ave Hemet, CA	1.0–2.0	1.0–2.0	807	$1,785	$2.21	0d	8	0.92mi
199 N Inez St Apt D Hemet, CA	1.0	1.0	650	$1,300	$2.00	0d	1	0.93mi
199 N Inez St Apt D Hemet, CA	1.0	1.0	650	$1,300	$2.00	8d	1	0.93mi
426 N Buena Vista St Hemet, CA	2.0	1.0	680	$1,550	$2.28	5d	1	1.27mi
426 N Buena Vista St Apt 1 Hemet, CA	2.0	1.0	680	$1,550	$2.28	8d	1	1.27mi
750 Santa Clara Cir Hemet, CA	2.0	2.0	800	$1,400	$1.75	16d	1	1.29mi
560 E Oakland Ave Apt P Hemet, CA	1.0	1.0	550	$1,325	$2.41	17d	1	1.31mi
893 S Palm Ave Hemet, CA	2.0	2.0	720	$1,375	$1.91	6d	1	1.32mi
3800 W Devonshire Ave Hemet, CA	3.0	1.0–2.0	816	$2,172	$2.66	0d	8	1.32mi
526 Greystone Ln Apt 3 Hemet, CA	2.0	1.0	700	$1,650	$2.36	44d	1	1.32mi

Listing history 26 events

1. 2026-06-21
   days on market $42,500 Active 90 DOM
2. 2026-06-18
   days on market $42,500 Active 87 DOM
3. 2026-06-17
   days on market $42,500 Active 86 DOM
4. 2026-06-16
   days on market $42,500 Active 85 DOM
5. 2026-06-15
   days on market $42,500 Active 84 DOM
6. 2026-06-13
   days on market $42,500 Active 82 DOM
7. 2026-06-09
   days on market $42,500 Active 78 DOM
8. 2026-06-08
   days on market $42,500 Active 77 DOM
9. 2026-06-07
   days on market $42,500 Active 76 DOM
10. 2026-06-04
    days on market $42,500 Active 73 DOM
11. 2026-06-03
    days on market $42,500 Active 72 DOM
12. 2026-06-02
    days on market $42,500 Active 71 DOM
13. 2026-06-01
    days on market $42,500 Active 70 DOM
14. 2026-05-31
    days on market $42,500 Active 69 DOM
15. 2026-03-23
    listed $42,500 Active 807-char remark

    Show marketing remark (807 chars)

    Welcome to this beautifully renovated 2-bedroom, 1-bath home located in a desirable 55+ community in Hemet. This charming home features fresh new paint throughout, creating a bright and inviting living space ready for its next owner. Enjoy the added convenience of a separate laundry room along with a cozy and functional layout that makes the most of every square foot. The home also includes a covered patio area perfect for relaxing or enjoying your morning coffee, as well as a private driveway for easy parking. The kitchen comes equipped with a brand-new refrigerator and stove making this home truly move-in ready. Situated in a well-maintained and welcoming mobile home park, residents can enjoy a peaceful community atmosphere! Don’t miss the opportunity to own this home in a great location!

16. 2025-06-30
    historical
17. 2025-06-19
    price $10,000
18. 2025-06-08
    price $11,700
19. 2025-06-07
    status Active
20. 2025-05-31
    historical
21. 2025-05-13
    listed $15,000 Active
22. 2025-05-01
    price $15,000
23. 2025-04-30
    historical
24. 2025-04-21
    price $17,000
25. 2025-04-09
    price $18,000
26. 2025-03-03
    listed $19,000 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 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 16 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: $20,572
• − Mortgage interest: −$2,381
• − Property taxes: −$638
• − Insurance: −$212
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$1,236
• Taxable income: $12,813
• Est. tax owed @ 24.0%: −$3,075
• After-tax cash flow: $9,652/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 · 13 photos

Good 80/100 Cosmetic rehab

This beautifully renovated 2-bedroom, 1-bath home in a desirable 55+ community is move-in ready with fresh paint and new appliances, making it an attractive option for both resale and rental.

Value-add opportunities

• Both landscaping — improves curb appeal and adds value
• Both furniture — adds comfort and functionality
• Both upgraded appliances — enhances kitchen functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and adds value ↑
• Both furniture — adds comfort and functionality ↑
• Both upgraded appliances — enhances kitchen functionality and appeal ↑

ⓘ 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): 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

+123.7% since first listed

12 events — show timeline

• 2026-03-23 Listed $42,500 CRMLS
• 2025-06-30 Listing Removed — CRMLS
• 2025-06-19 Price Changed $10,000 CRMLS
• 2025-06-08 Price Changed $11,700 CRMLS
• 2025-06-07 Relisted — CRMLS
• 2025-05-31 Listing Removed — CRMLS
• 2025-05-13 Listed $15,000 CRMLS
• 2025-05-01 Price Changed $15,000 CRMLS
• 2025-04-30 Listing Removed — CRMLS
• 2025-04-21 Price Changed $17,000 CRMLS
• 2025-04-09 Price Changed $18,000 CRMLS
• 2025-03-03 Listed $19,000 CRMLS