2205 W Acacia Ave #47 · Hemet, CA 92545

$87,500

2 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 157 Days on market

Built 1972 $84/sqft · at area comps Est $87k · at est. ↓ 20% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.2/15.0
• Rent growth +3.4/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Villa del Sol Family Park in Hemet. Turnkey home with 2 bedrooms and 2 bathrooms offers 1040 Sqft. Of living Space. The kitchen was recently upgraded with marble counter tops and a new stove. Adjacent to the kitchen you will have a space for a stackable washer and dryer. This Family Park offers numerous amenities including a pool, spa, and a club house with pool tables. Close to shopping centers and restaurants. It won’t last long!

Key facts

• Pool tables
• New stove
• Spa

Tags

• UPGRADED MARBLE COUNTER TOPS
• NEW STOVE
• POOL
• SPA
• CLUB HOUSE
• POOL TABLES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $893 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.5% 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); 291 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); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $605 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 + 3.7% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $5k (5%) 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 2.17% ✓
• Cap rate: 18.53%
• Cash-on-cash: 43.72%
• DSCR: 2.95
• GRM: 3.8

CMA / ARV

• ARV (median comp): $86,900
• List price: $87,500
• Delta: 0.69%
• 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
2205 Acacia #184	0.00mi	2/2.0	960 (-8%)	5mo	$53,500	$56	83
1445 W Florida Ave #85	0.61mi	2/2.0	1,040 (0%)	2mo	$96,000	$92	70
1895 W Devonshire Ave #27	0.63mi	2/2.0	1,040 (0%)	3mo	$45,000	$43	68
575 S Lyon #110	0.33mi	2/2.0	940 (-10%)	2mo	$52,500	$56	67
431 San Mateo Cir	0.55mi	3/2.0 (+1)	1,040 (0%)	3mo	$118,000	$113	67
190 Santa Lucia	0.65mi	2/2.0	1,040 (0%)	4mo	$179,000	$172	66
995 Santa Teresa Way	0.74mi	3/2.0 (+1)	1,056 (+2%)	3mo	$185,000	$175	55
770 S Lyon	0.53mi	2/2.0	1,152 (+11%)	3mo	$78,900	$68	55
270 San Mateo Cir	0.59mi	2/2.0	960 (-8%)	6mo	$163,000	$170	55
460 San Mateo Cir	0.53mi	2/1.0	940 (-10%)	3mo	$85,000	$90	52
360 Santa Clara Cir	0.73mi	2/2.0	1,120 (+8%)	3mo	$224,000	$200	50
711 San Mateo Cir	0.66mi	2/1.5	1,140 (+10%)	4mo	$93,500	$82	48

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: 41.5%
• Equity multiple: 2.80×
• Total profit: $44,124
• Equity at exit: $13,047

10-year hold

• IRR: 48.0%
• Equity multiple: 5.80×
• Total profit: $117,668
• Equity at exit: $7,565

Cash invested: $24,500 (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: 291
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,895 high
• Mortgage (P&I): −$459
• Tax est. 1.5%: −$109 /mo · $1,312/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $893

Break-even live

Break-even rent $765

Max offer price $87,500

Occupancy floor 48%

Sensitivity live

Price	-10% $953	-5% $923	+0% $893	+5% $862	+10% $832
Rent	-10% $743	-5% $818	+0% $893	+5% $968	+10% $1,042
Rate	-1.0pp $937	-0.5pp $915	base $893	+0.5pp $870	+1.0pp $847

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	8d	1	0.20mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	25d	1	0.21mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,035	$2.27	0d	1	0.24mi
683 Jonquil St Hemet, CA	3.0	2.0	1150	$2,448	$2.13	25d	1	0.30mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	6d	1	0.36mi
1850 Amberwood Dr Hemet, CA	2.0	2.0	1170	$1,561	$1.33	44d	1	0.39mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	44d	1	0.48mi
3030 W Acacia Ave Hemet, CA	1.0–2.0	1.0–2.0	807	$1,785	$2.21	0d	8	0.52mi
1521 W Westmont Ave Hemet, CA	2.0	2.0	1197	$2,000	$1.67	44d	1	0.54mi
101 San Mateo Cir Hemet, CA	2.0	2.0	1152	$1,790	$1.55	0d	1	0.68mi
120 Santa Lucia Dr Hemet, CA	2.0	2.0	1197	$1,600	$1.34	44d	1	0.69mi
341 Calle Nogales Hemet, CA	2.0	1.0	827	$1,395	$1.69	44d	1	0.74mi
611 S Palm Ave Unit K Hemet, CA	2.0	2.0	1254	$1,895	$1.51	8d	1	0.78mi
1096 Burton St Hemet, CA	3.0	2.5	1477	$2,595	$1.76	0d	1	0.78mi
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	44d	1	0.78mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,945	$2.75	0d	10	0.86mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	14d	1	0.88mi
165 N Hamilton Ave Unit 3 Hemet, CA	1.0	1.0	768	$1,450	$1.89	6d	1	0.88mi
165 N Hamilton Ave Unit 4 Hemet, CA	1.0	1.0	768	$1,525	$1.99	22d	1	0.88mi
2054 Avenida Olivos Hemet, CA	2.0	1.0	820	$1,500	$1.83	44d	1	0.88mi
1887 Calle Amargosa Hemet, CA	2.0	1.0	827	$1,545	$1.87	25d	1	0.88mi
2269 San Bernardo Ave Hemet, CA	2.0	1.0	827	$1,650	$2.00	44d	1	0.89mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	44d	1	0.89mi
876 W Whittier Ave Unit 878 Hemet, CA	2.0	2.0	1127	$2,150	$1.91	25d	1	0.91mi
2120 San Bernardo Ave Hemet, CA	2.0	1.0	827	$2,100	$2.54	44d	1	0.91mi
1955 Silver Oak Way Hemet, CA	3.0	2.0	1318	$2,250	$1.71	44d	1	0.94mi
750 Santa Clara Cir Hemet, CA	2.0	2.0	800	$1,400	$1.75	15d	1	0.95mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	44d	1	0.95mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	25d	1	0.95mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	19d	1	0.98mi
893 S Palm Ave Hemet, CA	2.0	2.0	720	$1,375	$1.91	5d	1	0.99mi
528 San Marino St Hemet, CA	2.0	1.0	827	$1,900	$2.30	44d	1	1.02mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	44d	1	1.04mi
627 Solano Dr Hemet, CA	2.0	2.0	882	$1,800	$2.04	19d	1	1.07mi
363 S Gilbert St Unit B Hemet, CA	3.0	2.0	1200	$1,900	$1.58	14d	1	1.08mi
363 S Gilbert St Hemet, CA	3.0	2.0	1200	$1,900	$1.58	5d	1	1.08mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	25d	1	1.08mi
735 S Gilbert St Hemet, CA	3.0	2.0	1202	$2,400	$2.00	44d	1	1.14mi
682 San Marino St Hemet, CA	2.0	1.0	827	$1,600	$1.93	44d	1	1.14mi
2488 San Padre Ct Hemet, CA	2.0	1.0	827	$1,599	$1.93	14d	1	1.15mi

Listing history 22 events

1. 2026-06-21
   days on market $87,500 Active 157 DOM
2. 2026-06-18
   days on market $87,500 Active 154 DOM
3. 2026-06-17
   days on market $87,500 Active 153 DOM
4. 2026-06-16
   days on market $87,500 Active 152 DOM
5. 2026-06-15
   days on market $87,500 Active 151 DOM
6. 2026-06-13
   days on market $87,500 Active 149 DOM
7. 2026-06-09
   days on market $87,500 Active 145 DOM
8. 2026-06-08
   days on market $87,500 Active 144 DOM
9. 2026-06-07
   days on market $87,500 Active 143 DOM
10. 2026-06-04
    days on market $87,500 Active 140 DOM
11. 2026-06-03
    days on market $87,500 Active 139 DOM
12. 2026-06-02
    days on market $87,500 Active 138 DOM
13. 2026-06-01
    days on market $87,500 Active 137 DOM
14. 2026-05-31
    days on market $87,500 Active 136 DOM
15. 2026-03-17
    price $87,500 456-char remark

    Show marketing remark (456 chars)

    Welcome to the Villa del Sol Family Park in Hemet. Turnkey home with 2 bedrooms and 2 bathrooms offers 1040 Sqft. Of living Space. The kitchen was recently upgraded with marble counter tops and a new stove. Adjacent to the kitchen you will have a space for a stackable washer and dryer. This Family Park offers numerous amenities including a pool, spa, and a club house with pool tables. Close to shopping centers and restaurants. It won’t last long!

16. 2026-01-15
    listed $92,500 Active 456-char remark

    Show marketing remark (456 chars)

    Welcome to the Villa del Sol Family Park in Hemet. Turnkey home with 2 bedrooms and 2 bathrooms offers 1040 Sqft. Of living Space. The kitchen was recently upgraded with marble counter tops and a new stove. Adjacent to the kitchen you will have a space for a stackable washer and dryer. This Family Park offers numerous amenities including a pool, spa, and a club house with pool tables. Close to shopping centers and restaurants. It won’t last long!

17. 2025-11-20
    historical
18. 2025-10-02
    status Active
19. 2025-09-25
    status Pending Sale
20. 2025-06-10
    listed $94,500 Active
21. 2025-03-31
    historical
22. 2024-09-18
    listed $109,900 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 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: $22,744
• − Mortgage interest: −$4,901
• − Property taxes: −$1,312
• − Insurance: −$438
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$2,545
• Taxable income: $9,908
• Est. tax owed @ 24.0%: −$2,378
• After-tax cash flow: $8,334/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): 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

-20.4% since first listed

8 events — show timeline

• 2026-03-17 Price Changed $87,500 CRMLS
• 2026-01-15 Listed $92,500 CRMLS
• 2025-11-20 Listing Removed — CRMLS
• 2025-10-02 Relisted — CRMLS
• 2025-09-25 Pending — CRMLS
• 2025-06-10 Listed $94,500 CRMLS
• 2025-03-31 Listing Removed — CRMLS
• 2024-09-18 Listed $109,900 CRMLS

Property tax history

-6.0%/yr

Latest (2025): $70 · +4.3% YoY. Source: county tax records.