601 N Kirby St Space #81 · Hemet, CA 92545

$68,700

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 59 Days on market

Built 1976 $48/sqft · 33% above area Est $52k · 33% over ↓ 22% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.4/5.0
• 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

Step into comfort and style with this beautiful 2-bedroom, 2-bathroom home that feels like your own private retreat at an active 55 and older community. The home features two generously sized bedrooms and two full bathrooms. The primary bedroom is complete with its own private full bathroom for added privacy and convenience. The second bedroom is also roomy and perfect for guests or a home office. Bright & Open Living Areas: The living room is bathed in natural light, with new flooring and carpet, creating a welcoming space to relax. You'll appreciate the durability and clean look complemented by the fully remodeled bathrooms that provides a fresh, modern feel. This home has an unbeatable community lifestyle with access to a golf course, pool and spa, pickleball courts, shuffleboard, a dog park with grooming services, a hair salon, and a lively community center. Enjoy the beautiful mountain views while being just minutes from shopping, dining, casinos, and local wineries. Perfectly situated with convenient access to Los Angeles, San Diego, Orange County, and Palm Springs, you'll also be close to beaches, scenic mountain towns, and desert destinations--making it easy to enjoy everything Southern California has to offer. This move-in-ready home is an opportunity you don't want to miss. Come see it or Schedule your private showing today!

Key facts

• Remodeled bathrooms
• Mountain views
• Golf course

Tags

• REMODELED BATHROOMS
• MOUNTAIN VIEWS
• GOLF COURSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.7% 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 ($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 $475 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 59 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $52k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,639 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1976 — 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: 3.22% ✓
• Cap rate: 29.74%
• Cash-on-cash: 83.73%
• DSCR: 4.73
• GRM: 2.6

CMA / ARV

• ARV (median comp): $51,674
• List price: $68,700
• Delta: 32.95%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 N Kirby St #159	0.05mi	3/2.0	1,440 (0%)	5mo	$69,000	$48	94
601 Kirby St N #451	0.07mi	2/2.0 (-1)	1,440 (0%)	0mo	$60,000	$42	91
601 N Kirby St #501	0.08mi	2/2.0 (-1)	1,440 (0%)	0mo	$49,000	$34	91
601 Kirby St N #235	0.08mi	2/2.0 (-1)	1,440 (0%)	3mo	$84,000	$58	89
601 N Kirby St #67	0.08mi	2/2.0 (-1)	1,440 (0%)	6mo	$73,000	$51	87
601 N Kirby St #220	0.08mi	2/2.0 (-1)	1,440 (0%)	6mo	$38,500	$27	87
601 N Kirby #177	0.29mi	2/2.0 (-1)	1,344 (-7%)	1mo	$10,000	$7	70
601 N Kirby St #267	0.08mi	2/2.0 (-1)	1,248 (-13%)	3mo	$82,250	$66	67
1895 W Devonshire Ave #74	0.67mi	3/2.0	1,344 (-7%)	2mo	$80,000	$60	56
542 Castille	0.74mi	2/2.0 (-1)	1,392 (-3%)	2mo	$239,000	$172	53
1895 W Devonshire #20	0.67mi	2/2.0 (-1)	1,344 (-7%)	1mo	$44,000	$33	52
1895 W Devonshire Ave #76	0.67mi	2/2.0 (-1)	1,344 (-7%)	4mo	$55,000	$41	50

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: 84.9%
• Equity multiple: 4.95×
• Total profit: $76,005
• Equity at exit: $10,243

10-year hold

• IRR: 88.3%
• Equity multiple: 10.52×
• Total profit: $183,134
• Equity at exit: $5,940

Cash invested: $19,236 (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: 2.6×

Monthly cashflow live

• Estimated rent: $2,212 high
• Mortgage (P&I): −$360
• Tax from tax record: −$16 /mo · $194/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $1,342

Break-even live

Break-even rent $513

Max offer price $68,700

Occupancy floor 34%

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: $17,175
• Closing costs: $2,061
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,945	$2.75	1d	11	0.17mi
743 Via Linda Dr Hemet, CA	2.0	2.0	1206	$1,995	$1.65	5d	1	0.36mi
811 Alondra Dr Hemet, CA	2.0	2.0	1166	$1,875	$1.61	4d	1	0.38mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	24d	1	0.42mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	11d	1	0.42mi
3471 Dublin Ct Hemet, CA	3.0	2.0	1276	$2,895	$2.27	3d	1	0.43mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	17d	1	0.53mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	24d	1	0.57mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	43d	1	0.57mi
627 Solano Dr Hemet, CA	2.0	2.0	882	$1,800	$2.04	18d	1	0.59mi
2014 Iris Way Hemet, CA	3.0	2.0	1192	$2,850	$2.39	43d	1	0.63mi
3800 W Devonshire Ave Hemet, CA	3.0	1.0–2.0	816	$2,160	$2.65	1d	8	0.67mi
2208 El Grande St Hemet, CA	2.0	2.0	1327	$2,100	$1.58	17d	1	0.70mi
3030 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	892	$2,195	$2.46	1d	10	0.73mi
543 La Cresta Dr Hemet, CA	2.0	2.0	1544	$1,595	$1.03	43d	1	0.74mi
1700 Walden Ln Hemet, CA	3.0	2.0	1430	$2,670	$1.87	24d	1	0.75mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	24d	1	0.83mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	7d	1	0.83mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,475	$2.77	1d	1	0.87mi
663 Mariposa Dr Hemet, CA	2.0	2.0	1440	$1,500	$1.04	24d	1	0.91mi
1245 Millie Dr Hemet, CA	3.0	2.0	1392	$2,850	$2.05	7d	1	0.91mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	24d	1	0.94mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	43d	1	0.96mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	13d	1	1.01mi
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	43d	1	1.02mi
828 Coramdeo Ct Hemet, CA	3.0	2.0	1543	$3,000	$1.94	43d	1	1.09mi
4400 W Florida Ave Unit 86 Hemet, CA	3.0	2.0	1310	$1,800	$1.37	43d	1	1.17mi
4400 W Florida Ave Spc 26 Hemet, CA	3.0	2.0	1193	$1,699	$1.42	14d	1	1.19mi
1850 Amberwood Dr Hemet, CA	2.0	2.0	1170	$1,561	$1.33	43d	1	1.20mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	5d	1	1.21mi
683 Jonquil St Hemet, CA	3.0	2.0	1150	$2,448	$2.13	24d	1	1.25mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	43d	1	1.32mi
1967 Connor Ln San Jacinto, CA	3.0	2.5	1708	$2,950	$1.73	7d	1	1.35mi
1844 Paradise Way San Jacinto, CA	3.0	2.0	1540	$3,000	$1.95	43d	1	1.39mi
2971 Pembroke Ave Hemet, CA	3.0	2.0	1572	$3,000	$1.91	18d	1	1.47mi
1521 W Westmont Ave Hemet, CA	2.0	2.0	1197	$2,000	$1.67	43d	1	1.48mi
3080 Hampton Ave Hemet, CA	4.0	2.0	1552	$2,695	$1.74	7d	1	1.50mi

Listing history 23 events

1. 2026-06-18
   days on market $68,700 Active 59 DOM
2. 2026-06-17
   days on market $68,700 Active 58 DOM
3. 2026-06-16
   days on market $68,700 Active 57 DOM
4. 2026-06-15
   days on market $68,700 Active 56 DOM
5. 2026-06-13
   days on market $68,700 Active 54 DOM
6. 2026-06-09
   days on market $68,700 Active 50 DOM
7. 2026-06-08
   days on market $68,700 Active 49 DOM
8. 2026-06-07
   days on market $68,700 Active 48 DOM
9. 2026-06-04
   days on market $68,700 Active 45 DOM
10. 2026-06-03
    days on market $68,700 Active 44 DOM
11. 2026-06-02
    days on market $68,700 Active 43 DOM
12. 2026-06-01
    days on market $68,700 Active 42 DOM
13. 2026-05-31
    days on market $68,700 Active 41 DOM
14. 2026-04-20
    listed $68,700 Active 1362-char remark

    Show marketing remark (1362 chars)

    Step into comfort and style with this beautiful 2-bedroom, 2-bathroom home that feels like your own private retreat at an active 55 and older community. The home features two generously sized bedrooms and two full bathrooms. The primary bedroom is complete with its own private full bathroom for added privacy and convenience. The second bedroom is also roomy and perfect for guests or a home office. Bright & Open Living Areas: The living room is bathed in natural light, with new flooring and carpet, creating a welcoming space to relax. You'll appreciate the durability and clean look complemented by the fully remodeled bathrooms that provides a fresh, modern feel. This home has an unbeatable community lifestyle with access to a golf course, pool and spa, pickleball courts, shuffleboard, a dog park with grooming services, a hair salon, and a lively community center. Enjoy the beautiful mountain views while being just minutes from shopping, dining, casinos, and local wineries. Perfectly situated with convenient access to Los Angeles, San Diego, Orange County, and Palm Springs, you'll also be close to beaches, scenic mountain towns, and desert destinations--making it easy to enjoy everything Southern California has to offer. This move-in-ready home is an opportunity you don't want to miss. Come see it or Schedule your private showing today!

15. 2025-10-08
    soldstatus $52,000 Closed Sale 1095-char remark

    Show marketing remark (1095 chars)

    MOTIVATED SELLER!!! LOOKING AT ALL OFFERS!!!! Welcome to this 2-bedroom, 2-bath plus a bonus room, manufactured home situated in a lively 55+ community. This charming residence comes fully furnished with all personal belongings, providing a comfortable starting point with everything you need to settle in. Master retreat bathroom is remodeled, designed for relaxation. 2nd bedroom has a massive walk-in closet creating plenty of space for a custom wardrobe. The bonus room is a smaller room, perfect for an office. Enjoy the active lifestyle the community offers, with plenty of social events and amenities to keep you engaged. Don’t miss out on this opportunity—schedule your showing today and envision the possibilities! Outside, you’ll find a lovely patio area, surround by mountains, perfect for enjoying relaxing mornings or evenings. The Colonial Country Club Park boasts a range of amenities, including a clubhouse, pool, pickle ball and organized activities that foster a sense of community and connection. SELLER IS MOTIVATED AND WILLING TO CONSIDER SELLER FINANCING.

16. 2025-09-20
    status Pending Sale 1095-char remark

    Show marketing remark (1095 chars)

    MOTIVATED SELLER!!! LOOKING AT ALL OFFERS!!!! Welcome to this 2-bedroom, 2-bath plus a bonus room, manufactured home situated in a lively 55+ community. This charming residence comes fully furnished with all personal belongings, providing a comfortable starting point with everything you need to settle in. Master retreat bathroom is remodeled, designed for relaxation. 2nd bedroom has a massive walk-in closet creating plenty of space for a custom wardrobe. The bonus room is a smaller room, perfect for an office. Enjoy the active lifestyle the community offers, with plenty of social events and amenities to keep you engaged. Don’t miss out on this opportunity—schedule your showing today and envision the possibilities! Outside, you’ll find a lovely patio area, surround by mountains, perfect for enjoying relaxing mornings or evenings. The Colonial Country Club Park boasts a range of amenities, including a clubhouse, pool, pickle ball and organized activities that foster a sense of community and connection. SELLER IS MOTIVATED AND WILLING TO CONSIDER SELLER FINANCING.

17. 2025-06-15
    price $56,400 1095-char remark

    Show marketing remark (1095 chars)

    MOTIVATED SELLER!!! LOOKING AT ALL OFFERS!!!! Welcome to this 2-bedroom, 2-bath plus a bonus room, manufactured home situated in a lively 55+ community. This charming residence comes fully furnished with all personal belongings, providing a comfortable starting point with everything you need to settle in. Master retreat bathroom is remodeled, designed for relaxation. 2nd bedroom has a massive walk-in closet creating plenty of space for a custom wardrobe. The bonus room is a smaller room, perfect for an office. Enjoy the active lifestyle the community offers, with plenty of social events and amenities to keep you engaged. Don’t miss out on this opportunity—schedule your showing today and envision the possibilities! Outside, you’ll find a lovely patio area, surround by mountains, perfect for enjoying relaxing mornings or evenings. The Colonial Country Club Park boasts a range of amenities, including a clubhouse, pool, pickle ball and organized activities that foster a sense of community and connection. SELLER IS MOTIVATED AND WILLING TO CONSIDER SELLER FINANCING.

18. 2025-04-22
    price $57,800 1095-char remark

    Show marketing remark (1095 chars)

    MOTIVATED SELLER!!! LOOKING AT ALL OFFERS!!!! Welcome to this 2-bedroom, 2-bath plus a bonus room, manufactured home situated in a lively 55+ community. This charming residence comes fully furnished with all personal belongings, providing a comfortable starting point with everything you need to settle in. Master retreat bathroom is remodeled, designed for relaxation. 2nd bedroom has a massive walk-in closet creating plenty of space for a custom wardrobe. The bonus room is a smaller room, perfect for an office. Enjoy the active lifestyle the community offers, with plenty of social events and amenities to keep you engaged. Don’t miss out on this opportunity—schedule your showing today and envision the possibilities! Outside, you’ll find a lovely patio area, surround by mountains, perfect for enjoying relaxing mornings or evenings. The Colonial Country Club Park boasts a range of amenities, including a clubhouse, pool, pickle ball and organized activities that foster a sense of community and connection. SELLER IS MOTIVATED AND WILLING TO CONSIDER SELLER FINANCING.

19. 2024-11-19
    price $58,800 1095-char remark

    Show marketing remark (1095 chars)

    MOTIVATED SELLER!!! LOOKING AT ALL OFFERS!!!! Welcome to this 2-bedroom, 2-bath plus a bonus room, manufactured home situated in a lively 55+ community. This charming residence comes fully furnished with all personal belongings, providing a comfortable starting point with everything you need to settle in. Master retreat bathroom is remodeled, designed for relaxation. 2nd bedroom has a massive walk-in closet creating plenty of space for a custom wardrobe. The bonus room is a smaller room, perfect for an office. Enjoy the active lifestyle the community offers, with plenty of social events and amenities to keep you engaged. Don’t miss out on this opportunity—schedule your showing today and envision the possibilities! Outside, you’ll find a lovely patio area, surround by mountains, perfect for enjoying relaxing mornings or evenings. The Colonial Country Club Park boasts a range of amenities, including a clubhouse, pool, pickle ball and organized activities that foster a sense of community and connection. SELLER IS MOTIVATED AND WILLING TO CONSIDER SELLER FINANCING.

20. 2024-09-30
    listed $68,800 Active 1095-char remark

    Show marketing remark (1095 chars)

    MOTIVATED SELLER!!! LOOKING AT ALL OFFERS!!!! Welcome to this 2-bedroom, 2-bath plus a bonus room, manufactured home situated in a lively 55+ community. This charming residence comes fully furnished with all personal belongings, providing a comfortable starting point with everything you need to settle in. Master retreat bathroom is remodeled, designed for relaxation. 2nd bedroom has a massive walk-in closet creating plenty of space for a custom wardrobe. The bonus room is a smaller room, perfect for an office. Enjoy the active lifestyle the community offers, with plenty of social events and amenities to keep you engaged. Don’t miss out on this opportunity—schedule your showing today and envision the possibilities! Outside, you’ll find a lovely patio area, surround by mountains, perfect for enjoying relaxing mornings or evenings. The Colonial Country Club Park boasts a range of amenities, including a clubhouse, pool, pickle ball and organized activities that foster a sense of community and connection. SELLER IS MOTIVATED AND WILLING TO CONSIDER SELLER FINANCING.

21. 2024-09-21
    historical $68,800 1095-char remark

    Show marketing remark (1095 chars)

    MOTIVATED SELLER!!! LOOKING AT ALL OFFERS!!!! Welcome to this 2-bedroom, 2-bath plus a bonus room, manufactured home situated in a lively 55+ community. This charming residence comes fully furnished with all personal belongings, providing a comfortable starting point with everything you need to settle in. Master retreat bathroom is remodeled, designed for relaxation. 2nd bedroom has a massive walk-in closet creating plenty of space for a custom wardrobe. The bonus room is a smaller room, perfect for an office. Enjoy the active lifestyle the community offers, with plenty of social events and amenities to keep you engaged. Don’t miss out on this opportunity—schedule your showing today and envision the possibilities! Outside, you’ll find a lovely patio area, surround by mountains, perfect for enjoying relaxing mornings or evenings. The Colonial Country Club Park boasts a range of amenities, including a clubhouse, pool, pickle ball and organized activities that foster a sense of community and connection. SELLER IS MOTIVATED AND WILLING TO CONSIDER SELLER FINANCING.

22. 2024-07-31
    historical
23. 2024-05-08
    listed $87,900 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: $194 · $16/mo
• Projected year-2 tax: $522 · $44/mo
• Expected delta: +$328/yr (+$27/mo · 168.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 5 d/yr ≥104°F today · 14 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: $26,542
• − Mortgage interest: −$3,848
• − Property taxes: −$194
• − Insurance: −$344
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − Depreciation: −$1,999
• Taxable income: $15,910
• Est. tax owed @ 24.0%: −$3,818
• After-tax cash flow: $12,288/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

-21.8% since first listed

10 events — show timeline

• 2026-04-20 Listed $68,700 CRMLS
• 2025-10-08 Sold (MLS) $52,000 CRMLS
• 2025-09-20 Pending — CRMLS
• 2025-06-15 Price Changed $56,400 CRMLS
• 2025-04-22 Price Changed $57,800 CRMLS
• 2024-11-19 Price Changed $58,800 CRMLS
• 2024-09-30 Listed $68,800 CRMLS
• 2024-09-21 Coming Soon $68,800 CRMLS
• 2024-07-31 Listing Removed — CRMLS
• 2024-05-08 Listed $87,900 CRMLS

Property tax history

+2.8%/yr

Latest (2025): $194 · +2.8% YoY. Source: county tax records.