725 W Thornton Ave #53 · Hemet, CA 92543

$129,900

2 bd · 2.0 ba · 576 sqft · Manufactured public records · 410 Days on market

Built 2024 $226/sqft · 158% above area Est $98k · 33% over ↓ 24% since listing

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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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this brand-new, move-in-ready home that perfectly blends modern convenience with comfortable living. Located in the sought-after +55 senior community of London Spires, this two-bedroom, two-bathroom home offers a bright and spacious open floor plan that is perfect for both relaxing and entertaining. The kitchen is a true highlight, featuring brand-new, high-quality appliances, ample counter space, and a large island that makes meal preparation and gatherings a breeze. The laminate flooring throughout the main living areas provides both durability and easy maintenance, while plush carpeting in the bedrooms adds warmth and comfort. Each bedroom offers generous closet space, and the bathrooms are designed with function and style in mind, featuring modern fixtures and plenty of storage. The wood cabinetry throughout the home adds warmth and ensures you have plenty of room for all your essentials. A charming front porch enhances the home’s curb appeal and provides a peaceful spot to enjoy the outdoors and relax. With ample storage throughout and thoughtful design features, this home truly has everything you need for comfortable living. Located in the highly desirable +55 community of London Spires, this home offers the perfect blend of peaceful living and vibrant community amenities. The home is on a leased park lot with a space rent of $730 per month.

Key facts

• Open floor plan
• Laminate flooring
• Large island

Tags

• OPEN FLOOR PLAN
• HIGH-QUALITY APPLIANCES
• LARGE ISLAND
• LAMINATE FLOORING
• GENEROUS CLOSET SPACE
• MODERN FIXTURES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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+, amenities F, commute 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.
• Zoned schools: Mcsweeny Elementary (746 students, 90% FRL); Diamond Valley Middle (math 10% / reading 10%, grade F, #474 of 498 statewide, top 99%, 1,078 students, 91% FRL); West Valley High (math 18% / reading 40%, grade F, #770 of 1,170 statewide, top 66%, 1,898 students, 88% FRL) — zoned schools average 90% FRL vs 66% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 273 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 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 $898 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 + 1.8% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 410 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 410 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.34% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.74%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (median comp): $98,000
• List price: $129,900
• Delta: 32.55%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
821 San Ramon	0.63mi	2/1.0	624 (+8%)	6mo	$92,000	$147	47
590 Santa Clara Cir	0.67mi	2/1.0	640 (+11%)	10mo	$120,000	$188	38
110 Santa Clara Cir	0.74mi	2/1.0	638 (+11%)	19mo	$110,000	$172	28

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: 5.2%
• Equity multiple: 1.20×
• Total profit: $7,224
• Equity at exit: $19,369

10-year hold

• IRR: 13.5%
• Equity multiple: 2.02×
• Total profit: $36,947
• Equity at exit: $11,231

Cash invested: $36,372 (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: 273
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,740 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $477

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 68%

Sensitivity live

Price	-10% $567	-5% $522	+0% $477	+5% $432	+10% $387
Rent	-10% $340	-5% $408	+0% $477	+5% $546	+10% $615
Rate	-1.0pp $543	-0.5pp $510	base $477	+0.5pp $444	+1.0pp $409

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1150 S Palm Ave Hemet, CA	1.0	1.0	670	$1,534	$2.29	25d	1	0.24mi
1377 Provence Ct Hemet, CA	1.0	1.0	650	$1,900	$2.92	25d	1	0.27mi
1025 S Gilbert St Hemet, CA	1.0–2.0	1.0–2.0	890	$2,320	$2.61	3d	8	0.40mi
1000 S Gilbert St Hemet, CA	1.0–2.0	1.0	500	$1,470	$2.94	0d	3	0.46mi
893 S Palm Ave Hemet, CA	2.0	2.0	720	$1,375	$1.91	6d	1	0.58mi
1074 W Johnston Ave Hemet, CA	2.0	1.0	460	$1,500	$3.26	0d	1	0.60mi
113 E Kimball Ave Unit 2 Hemet, CA	2.0	1.0	500	$1,295	$2.59	45d	1	1.48mi

Listing history 20 events

1. 2026-06-21
   days on market $129,900 Active 410 DOM
2. 2026-06-18
   days on market $129,900 Active 407 DOM
3. 2026-06-17
   days on market $129,900 Active 406 DOM
4. 2026-06-16
   days on market $129,900 Active 405 DOM
5. 2026-06-15
   days on market $129,900 Active 404 DOM
6. 2026-06-13
   days on market $129,900 Active 402 DOM
7. 2026-06-09
   days on market $129,900 Active 398 DOM
8. 2026-06-08
   days on market $129,900 Active 397 DOM
9. 2026-06-07
   days on market $129,900 Active 396 DOM
10. 2026-06-04
    days on market $129,900 Active 393 DOM
11. 2026-06-03
    days on market $129,900 Active 392 DOM
12. 2026-06-02
    days on market $129,900 Active 391 DOM
13. 2026-06-01
    days on market $129,900 Active 390 DOM
14. 2026-05-31
    days on market $129,900 Active 389 DOM
15. 2026-04-07
    price $129,900 1386-char remark

    Show marketing remark (1386 chars)

    Welcome to this brand-new, move-in-ready home that perfectly blends modern convenience with comfortable living. Located in the sought-after +55 senior community of London Spires, this two-bedroom, two-bathroom home offers a bright and spacious open floor plan that is perfect for both relaxing and entertaining. The kitchen is a true highlight, featuring brand-new, high-quality appliances, ample counter space, and a large island that makes meal preparation and gatherings a breeze. The laminate flooring throughout the main living areas provides both durability and easy maintenance, while plush carpeting in the bedrooms adds warmth and comfort. Each bedroom offers generous closet space, and the bathrooms are designed with function and style in mind, featuring modern fixtures and plenty of storage. The wood cabinetry throughout the home adds warmth and ensures you have plenty of room for all your essentials. A charming front porch enhances the home’s curb appeal and provides a peaceful spot to enjoy the outdoors and relax. With ample storage throughout and thoughtful design features, this home truly has everything you need for comfortable living. Located in the highly desirable +55 community of London Spires, this home offers the perfect blend of peaceful living and vibrant community amenities. The home is on a leased park lot with a space rent of $730 per month.

16. 2025-09-12
    price $134,900 1386-char remark

    Show marketing remark (1386 chars)

    Welcome to this brand-new, move-in-ready home that perfectly blends modern convenience with comfortable living. Located in the sought-after +55 senior community of London Spires, this two-bedroom, two-bathroom home offers a bright and spacious open floor plan that is perfect for both relaxing and entertaining. The kitchen is a true highlight, featuring brand-new, high-quality appliances, ample counter space, and a large island that makes meal preparation and gatherings a breeze. The laminate flooring throughout the main living areas provides both durability and easy maintenance, while plush carpeting in the bedrooms adds warmth and comfort. Each bedroom offers generous closet space, and the bathrooms are designed with function and style in mind, featuring modern fixtures and plenty of storage. The wood cabinetry throughout the home adds warmth and ensures you have plenty of room for all your essentials. A charming front porch enhances the home’s curb appeal and provides a peaceful spot to enjoy the outdoors and relax. With ample storage throughout and thoughtful design features, this home truly has everything you need for comfortable living. Located in the highly desirable +55 community of London Spires, this home offers the perfect blend of peaceful living and vibrant community amenities. The home is on a leased park lot with a space rent of $730 per month.

17. 2025-08-22
    status Active 1386-char remark

    Show marketing remark (1386 chars)

    Welcome to this brand-new, move-in-ready home that perfectly blends modern convenience with comfortable living. Located in the sought-after +55 senior community of London Spires, this two-bedroom, two-bathroom home offers a bright and spacious open floor plan that is perfect for both relaxing and entertaining. The kitchen is a true highlight, featuring brand-new, high-quality appliances, ample counter space, and a large island that makes meal preparation and gatherings a breeze. The laminate flooring throughout the main living areas provides both durability and easy maintenance, while plush carpeting in the bedrooms adds warmth and comfort. Each bedroom offers generous closet space, and the bathrooms are designed with function and style in mind, featuring modern fixtures and plenty of storage. The wood cabinetry throughout the home adds warmth and ensures you have plenty of room for all your essentials. A charming front porch enhances the home’s curb appeal and provides a peaceful spot to enjoy the outdoors and relax. With ample storage throughout and thoughtful design features, this home truly has everything you need for comfortable living. Located in the highly desirable +55 community of London Spires, this home offers the perfect blend of peaceful living and vibrant community amenities. The home is on a leased park lot with a space rent of $730 per month.

18. 2025-08-21
    historical 1386-char remark

    Show marketing remark (1386 chars)

    Welcome to this brand-new, move-in-ready home that perfectly blends modern convenience with comfortable living. Located in the sought-after +55 senior community of London Spires, this two-bedroom, two-bathroom home offers a bright and spacious open floor plan that is perfect for both relaxing and entertaining. The kitchen is a true highlight, featuring brand-new, high-quality appliances, ample counter space, and a large island that makes meal preparation and gatherings a breeze. The laminate flooring throughout the main living areas provides both durability and easy maintenance, while plush carpeting in the bedrooms adds warmth and comfort. Each bedroom offers generous closet space, and the bathrooms are designed with function and style in mind, featuring modern fixtures and plenty of storage. The wood cabinetry throughout the home adds warmth and ensures you have plenty of room for all your essentials. A charming front porch enhances the home’s curb appeal and provides a peaceful spot to enjoy the outdoors and relax. With ample storage throughout and thoughtful design features, this home truly has everything you need for comfortable living. Located in the highly desirable +55 community of London Spires, this home offers the perfect blend of peaceful living and vibrant community amenities. The home is on a leased park lot with a space rent of $730 per month.

19. 2025-05-07
    price $163,900 1386-char remark

    Show marketing remark (1386 chars)

    Welcome to this brand-new, move-in-ready home that perfectly blends modern convenience with comfortable living. Located in the sought-after +55 senior community of London Spires, this two-bedroom, two-bathroom home offers a bright and spacious open floor plan that is perfect for both relaxing and entertaining. The kitchen is a true highlight, featuring brand-new, high-quality appliances, ample counter space, and a large island that makes meal preparation and gatherings a breeze. The laminate flooring throughout the main living areas provides both durability and easy maintenance, while plush carpeting in the bedrooms adds warmth and comfort. Each bedroom offers generous closet space, and the bathrooms are designed with function and style in mind, featuring modern fixtures and plenty of storage. The wood cabinetry throughout the home adds warmth and ensures you have plenty of room for all your essentials. A charming front porch enhances the home’s curb appeal and provides a peaceful spot to enjoy the outdoors and relax. With ample storage throughout and thoughtful design features, this home truly has everything you need for comfortable living. Located in the highly desirable +55 community of London Spires, this home offers the perfect blend of peaceful living and vibrant community amenities. The home is on a leased park lot with a space rent of $730 per month.

20. 2025-05-06
    listed $169,900 Active 1386-char remark

    Show marketing remark (1386 chars)

    Welcome to this brand-new, move-in-ready home that perfectly blends modern convenience with comfortable living. Located in the sought-after +55 senior community of London Spires, this two-bedroom, two-bathroom home offers a bright and spacious open floor plan that is perfect for both relaxing and entertaining. The kitchen is a true highlight, featuring brand-new, high-quality appliances, ample counter space, and a large island that makes meal preparation and gatherings a breeze. The laminate flooring throughout the main living areas provides both durability and easy maintenance, while plush carpeting in the bedrooms adds warmth and comfort. Each bedroom offers generous closet space, and the bathrooms are designed with function and style in mind, featuring modern fixtures and plenty of storage. The wood cabinetry throughout the home adds warmth and ensures you have plenty of room for all your essentials. A charming front porch enhances the home’s curb appeal and provides a peaceful spot to enjoy the outdoors and relax. With ample storage throughout and thoughtful design features, this home truly has everything you need for comfortable living. Located in the highly desirable +55 community of London Spires, this home offers the perfect blend of peaceful living and vibrant community amenities. The home is on a leased park lot with a space rent of $730 per month.

ⓘ 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 7/10 Severe
• 🌡 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 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,884
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$3,779
• Taxable income: $3,890
• Est. tax owed @ 24.0%: −$934
• After-tax cash flow: $4,793/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

-23.5% since first listed

6 events — show timeline

• 2026-04-07 Price Changed $129,900 SDMLS
• 2025-09-12 Price Changed $134,900 SDMLS
• 2025-08-22 Relisted — SDMLS
• 2025-08-21 Listing Removed — SDMLS
• 2025-05-07 Price Changed $163,900 SDMLS
• 2025-05-06 Listed $169,900 SDMLS

Property tax history

-54.3%/yr

Latest (2010): $20 · +0.3% YoY. Source: county tax records.