530 Devonshire St W #4 · Hemet, CA 92543

$120,000

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 103 Days on market

Built 1991 $143/sqft · 187% above area

---

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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• 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

The Mobile Home is completely Remodeled. New roof, New Paint, New Plumbing, New Title Floor

Key facts

• New plumbing
• New paint
• New title floor

Tags

• NEW ROOF
• NEW PAINT
• NEW PLUMBING
• NEW TITLE FLOOR

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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 (+1.8%/yr); 264 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); 48% 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 41% 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 $830 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 10y ago 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.
• Current owner paid $27k; list at $120k implies a 344% gain — meaningful room to come down on a strong offer.

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 $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.39% ✓
• Cap rate: 12.46%
• Cash-on-cash: 22.02%
• DSCR: 1.98
• GRM: 6.0

CMA / ARV

• ARV (median comp): $41,871
• List price: $120,000
• Delta: 186.59%
• Verdict: OVERPRICED
• Comps: 16 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 #37	0.05mi	2/2.0	840 (0%)	1mo	$55,000	$65	97
430 N Palm Ave #103	0.21mi	2/1.0	832 (-1%)	2mo	$47,000	$56	83
675 W Oakland Ave Unit G15	0.17mi	2/2.0	960 (+14%)	0mo	$70,000	$73	68
332 N Lyon Ave #145	0.61mi	2/2.0	880 (+5%)	6mo	$28,600	$33	58
332 N Lyon Ave #25	0.61mi	2/1.0	800 (-5%)	8mo	$30,000	$38	52
530 Devonshire #33	0.55mi	3/2.0 (+1)	800 (-5%)	11mo	$20,000	$25	52
332 N Lyon Ave #17	0.73mi	2/1.0	800 (-5%)	8mo	$26,000	$33	47
601 N Gilbert St	0.34mi	1/1.0 (-1)	720 (-14%)	8mo	$145,000	$201	45
260 N Lyon Ave #12	0.69mi	2/1.0	800 (-5%)	14mo	$75,000	$94	44
332 N Lyon Ave #63	0.61mi	2/2.0	960 (+14%)	11mo	$40,000	$42	39
332 N Lyon Ave #122	0.61mi	2/2.0	960 (+14%)	11mo	$32,500	$34	38
1445 W Florida Ave #53	0.66mi	2/2.0	960 (+14%)	10mo	$83,000	$86	37

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: 13.4%
• Equity multiple: 1.53×
• Total profit: $17,712
• Equity at exit: $17,892

10-year hold

• IRR: 21.3%
• Equity multiple: 2.71×
• Total profit: $57,534
• Equity at exit: $10,375

Cash invested: $33,600 (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: 264
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,671 high
• Mortgage (P&I): −$629
• Tax from tax record: −$24 /mo · $292/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $617

Break-even live

Break-even rent $891

Max offer price $120,000

Occupancy floor 58%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
233 N Alessandro St Hemet, CA	1.0	1.0	690	$1,400	$2.03	43d	1	0.16mi
199 N Inez St Apt D Hemet, CA	1.0	1.0	650	$1,300	$2.00	7d	1	0.26mi
165 N Hamilton Ave Unit 4 Hemet, CA	1.0	1.0	768	$1,525	$1.99	22d	1	0.46mi
165 N Hamilton Ave Unit 3 Hemet, CA	1.0	1.0	768	$1,450	$1.89	5d	1	0.46mi
201 N Valley View Dr Hemet, CA	1.0	1.0	552	$1,500	$2.72	43d	1	0.49mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	43d	1	0.49mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	14d	1	0.50mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	24d	1	0.52mi
426 N Buena Vista St Hemet, CA	2.0	1.0	680	$1,550	$2.28	4d	1	0.53mi
426 N Buena Vista St Apt 1 Hemet, CA	2.0	1.0	680	$1,550	$2.28	7d	1	0.53mi
560 E Oakland Ave Apt P Hemet, CA	1.0	1.0	550	$1,325	$2.41	16d	1	0.57mi
526 Greystone Ln Hemet, CA	2.0	1.0	700	$1,600	$2.29	43d	1	0.60mi
526 Greystone Ln Hemet, CA	2.0	1.0	700	$1,600	$2.29	18d	1	0.60mi
526 Greystone Ln Apt 3 Hemet, CA	2.0	1.0	700	$1,650	$2.36	43d	1	0.60mi
646 Greystone Ln Apt 2 Hemet, CA	3.0	1.0	750	$1,500	$2.00	44d	1	0.67mi
210 N Santa Fe St Hemet, CA	1.0	1.0	600	$1,300	$2.17	4d	1	0.78mi
910 E Campus Way Unit 910 Hemet, CA	2.0	1.0	940	$1,550	$1.65	43d	1	0.79mi
811 E Menlo Ave Apt 12 Hemet, CA	1.0	1.0	550	$1,300	$2.36	24d	1	0.79mi
811 E Menlo Ave Unit 02 Hemet, CA	1.0	1.0	550	$1,300	$2.36	43d	1	0.79mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	43d	1	0.80mi
930 Calhoun Pl Hemet, CA	3.0	1.0	960	$2,890	$3.01	24d	1	0.82mi
1887 Calle Amargosa Hemet, CA	2.0	1.0	827	$1,545	$1.87	24d	1	0.83mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	43d	1	0.88mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	24d	1	0.88mi
1118 E Campus Way Hemet, CA	2.0	2.0	900	$2,200	$2.44	24d	1	0.89mi
627 Solano Dr Hemet, CA	2.0	2.0	882	$1,800	$2.04	18d	1	0.90mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	18d	1	0.93mi
1931 Nuevo St Hemet, CA	2.0	1.0	820	$1,600	$1.95	43d	1	0.97mi
1933 Nuevo St Hemet, CA	2.0	1.0	827	$1,700	$2.06	24d	1	0.97mi
2054 Avenida Olivos Hemet, CA	2.0	1.0	820	$1,500	$1.83	43d	1	0.98mi
341 Calle Nogales Hemet, CA	2.0	1.0	827	$1,395	$1.69	43d	1	1.00mi
2120 San Bernardo Ave Hemet, CA	2.0	1.0	827	$2,100	$2.54	43d	1	1.03mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	43d	1	1.04mi
1376 E Date St Unit 5 Hemet, CA	2.0	1.0	650	$1,500	$2.31	16d	1	1.05mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	5d	1	1.07mi
1110 Griffith Way Hemet, CA	3.0	2.0	1008	$2,300	$2.28	43d	1	1.08mi
528 San Marino St Hemet, CA	2.0	1.0	827	$1,900	$2.30	43d	1	1.10mi
150 S San Jacinto St Hemet, CA	1.0–2.0	1.0–2.0	834	$1,575	$1.89	24d	2	1.12mi
2269 San Bernardo Ave Hemet, CA	2.0	1.0	827	$1,650	$2.00	43d	1	1.13mi
682 San Marino St Hemet, CA	2.0	1.0	827	$1,600	$1.93	43d	1	1.13mi

Listing history 40 events

1. 2026-06-18
   days on market $120,000 Active 103 DOM
2. 2026-06-17
   days on market $120,000 Active 102 DOM
3. 2026-06-16
   days on market $120,000 Active 101 DOM
4. 2026-06-15
   days on market $120,000 Active 100 DOM
5. 2026-06-13
   days on market $120,000 Active 98 DOM
6. 2026-06-09
   days on market $120,000 Active 94 DOM
7. 2026-06-08
   days on market $120,000 Active 93 DOM
8. 2026-06-07
   days on market $120,000 Active 92 DOM
9. 2026-06-04
   days on market $120,000 Active 89 DOM
10. 2026-06-03
    days on market $120,000 Active 88 DOM
11. 2026-06-02
    days on market $120,000 Active 87 DOM
12. 2026-06-01
    days on market $120,000 Active 86 DOM
13. 2026-05-31
    days on market $120,000 Active 85 DOM
14. 2026-03-07
    listed $120,000 Active 91-char remark

    Show marketing remark (91 chars)

    The Mobile Home is completely Remodeled. New roof, New Paint, New Plumbing, New Title Floor

15. 2025-11-10
    historical
16. 2025-10-10
    listed $120,000 Active
17. 2025-03-10
    soldstatus $27,000 Closed Sale
18. 2025-03-05
    status Pending Sale
19. 2025-02-12
    listed $35,000 Active
20. 2025-02-09
    historical
21. 2025-01-09
    status Active
22. 2024-12-28
    status Pending Sale
23. 2024-12-10
    price $35,000
24. 2024-11-14
    price $44,900
25. 2024-09-20
    price $54,999
26. 2024-08-10
    listed $64,999 Active
27. 2020-10-23
    soldstatus $35,000 Closed Sale
28. 2020-10-08
    status Pending Sale
29. 2020-08-23
    listed $38,500 Active
30. 2020-08-19
    historical
31. 2019-12-19
    listed $38,500 Active
32. 2019-12-15
    historical
33. 2019-07-30
    listed $38,500 Active
34. 2019-07-30
    historical
35. 2019-05-31
    price $38,500
36. 2019-03-05
    price $39,995
37. 2018-10-22
    listed $42,900 Active
38. 2016-12-07
    soldstatus $14,600 Closed Sale
39. 2016-11-14
    status Pending Sale
40. 2016-10-31
    listed $12,500 Active

ⓘ 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: $292 · $24/mo
• Projected year-2 tax: $912 · $76/mo
• Expected delta: +$620/yr (+$52/mo · 212.8%)

ⓘ 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: $20,053
• − Mortgage interest: −$6,722
• − Property taxes: −$292
• − Insurance: −$600
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$3,491
• Taxable income: $5,740
• Est. tax owed @ 24.0%: −$1,378
• After-tax cash flow: $6,021/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

+860.0% since first listed

27 events — show timeline

• 2026-03-07 Listed $120,000 CRMLS
• 2025-11-10 Listing Removed — CRMLS
• 2025-10-10 Listed $120,000 CRMLS
• 2025-03-10 Sold (MLS) $27,000 CRMLS
• 2025-03-05 Pending — CRMLS
• 2025-02-12 Listed $35,000 CRMLS
• 2025-02-09 Listing Removed — CRMLS
• 2025-01-09 Relisted — CRMLS
• 2024-12-28 Pending — CRMLS
• 2024-12-10 Price Changed $35,000 CRMLS
• 2024-11-14 Price Changed $44,900 CRMLS
• 2024-09-20 Price Changed $54,999 CRMLS
• 2024-08-10 Listed $64,999 CRMLS
• 2020-10-23 Sold (MLS) $35,000 CRMLS
• 2020-10-08 Pending — CRMLS
• 2020-08-23 Listed $38,500 CRMLS
• 2020-08-19 Listing Removed — CRMLS
• 2019-12-19 Listed $38,500 CRMLS
• 2019-12-15 Listing Removed — CRMLS
• 2019-07-30 Listing Removed — CRMLS
• 2019-07-30 Listed $38,500 CRMLS
• 2019-05-31 Price Changed $38,500 CRMLS
• 2019-03-05 Price Changed $39,995 CRMLS
• 2018-10-22 Listed $42,900 CRMLS
• 2016-12-07 Sold (MLS) $14,600 CRMLS
• 2016-11-14 Pending — CRMLS
• 2016-10-31 Listed $12,500 CRMLS

Property tax history

+5.1%/yr

Latest (2025): $292 · +2.0% YoY. Source: county tax records.