1455 S State #206 · Hemet, CA 92543

$104,988

2 bd · 2.0 ba · 1,392 sqft · Manufactured public records · 32 Days on market

Built 1970 Est $116k · 9% under ↓ 5% 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
• ARV discount +11.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated turnkey mobile home located in a desirable all-ages community with incredibly low land lease dues and amazing community amenities! This spacious 3-bedroom, 2-bath home features an open floor plan with an inviting open-concept layout perfect for both everyday living and entertaining. Enjoy a fully upgraded kitchen with modern finishes, upgraded bathrooms, and tasteful improvements throughout the home that truly make it move-in ready. Step outside to a relaxing patio deck area perfect for morning coffee, family gatherings, or simply enjoying the beautiful surrounding views. The property also offers ample parking space for 2 vehicles for added convenience

Key facts

• Open floor plan
• Ample parking space
• Community amenities

Tags

• OPEN FLOOR PLAN
• FULLY UPGRADED KITCHEN
• RELAXING PATIO DECK
• AMPLE PARKING SPACE
• COMMUNITY AMENITIES

Property features AI

Finance

• Other: 0–1 unit/acre lot classification; Accessibility features including multiple access exits, parking, and a main-level ramp
• Financial info: Land lease of $850
• HOA & community: Playground; Pool; Clubhouse; Spa; Security; Picnic area; Curbs and sidewalks; Hiking and foothill access; Park name: Santa Rosa; Pets allowed (per park rules); Manager approval required

Exterior

• Parking: Three-car garage; Two carport spaces; Driveway; Built-in storage; Total of five parking spaces
• Security: Resident manager; Association-provided security
• Utilities: Standard electric; Public/district water; Public sewer
• Home design: Single-story; Entry on level 2 (entry level listed as 2); Mobile home dimensions approximately 12' x 48'; Turnkey condition
• Construction: Roof described in remarks; Foundation details described in remarks; Year built referenced in remarks
• Exterior features: Front porch; Wood porch; Patio; Deck; Privacy fencing; Community pool

Interior

• Kitchen: Microwave; Gas oven; Kitchen open to family room
• Bedrooms: Primary suite (listed as a room type)
• Flooring: Laminated
• Bathrooms: Two full bathrooms; Walk-in shower; Bathtub
• Heating & cooling: Central furnace heating; Central cooling
• Interior features: Laminate counters; Ceiling fan; Pantry; Two staircases; Open floor plan; Double-pane windows; Resident manager; Community spa; Has view
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $987 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.6% 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.
• San Jacinto Unified (suburban): math 13% / reading 36% proficiency, ranked #421 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Park Hill Elementary (890 students, 87% FRL); North Mountain Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 844 students, 90% FRL); San Jacinto High (math 14% / reading 38%, grade F, #807 of 1,170 statewide, top 69%, 2,617 students, 85% FRL) — zoned schools average 87% FRL vs 68% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 273 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• At $2,168/mo this rent would consume 53% of the median local household income ($49k/yr) (locally 2144% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 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 + 1.8% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Recommended offer $101,838 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1970 — 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: 2.06% ✓
• Cap rate: 17.57%
• Cash-on-cash: 40.28%
• DSCR: 2.79
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $115,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1536 S State #213	0.05mi	2/2.0	1,344 (-3%)	2mo	$125,000	$93	90
1455 S State St #241	0.00mi	3/2.0 (+1)	1,344 (-3%)	3mo	$100,000	$74	87
1455 S State St #238	0.00mi	3/2.0 (+1)	1,248 (-10%)	4mo	$145,000	$116	75
1455 S State St #271	0.00mi	3/2.0 (+1)	1,224 (-12%)	9mo	$140,000	$114	67
1097 N State St #515	0.37mi	3/2.0 (+1)	1,344 (-3%)	8mo	$140,000	$104	65
999 S Santa Fe #90	0.72mi	2/2.0	1,404 (+1%)	16mo	$45,000	$32	52
1097 N State St #548	0.37mi	3/2.0 (+1)	1,248 (-10%)	12mo	$140,000	$112	50
1097 N State St #213	0.41mi	3/2.0 (+1)	1,248 (-10%)	13mo	$90,000	$72	48
1600 S San Jacinto Ave #182	0.67mi	2/2.0	1,272 (-9%)	10mo	$41,100	$32	46
913 S Grand Ave #134	0.51mi	2/2.0	1,248 (-10%)	17mo	$104,000	$83	44
913 S Grand Ave #25	0.51mi	3/2.0 (+1)	1,248 (-10%)	17mo	$80,000	$64	40
999 S Santa Fe Ave #92	0.72mi	2/2.0	1,248 (-10%)	18mo	$11,700	$9	34

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: 35.3%
• Equity multiple: 2.47×
• Total profit: $43,199
• Equity at exit: $15,654

10-year hold

• IRR: 41.4%
• Equity multiple: 4.67×
• Total profit: $107,988
• Equity at exit: $9,077

Cash invested: $29,397 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,168 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $987

Break-even live

Break-even rent $918

Max offer price $104,988

Occupancy floor 49%

Sensitivity live

Price	-10% $1,059	-5% $1,023	+0% $987	+5% $951	+10% $914
Rent	-10% $816	-5% $901	+0% $987	+5% $1,072	+10% $1,158
Rate	-1.0pp $1,040	-0.5pp $1,014	base $987	+0.5pp $960	+1.0pp $932

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: $26,247
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
N Santa Fe St GLMN HOT SPGS, CA	2.0–3.0	2.0	1053	$2,350	$2.23	0d	2	0.51mi
1555 S Santa Fe Ave San Jacinto, CA	3.0	2.0	1161	$2,300	$1.98	26d	1	0.54mi
1775 S Santa Fe Ave San Jacinto, CA	3.0	2.0	1300	$2,850	$2.19	0d	1	0.54mi
1569 Willowcreek Loop San Jacinto, CA	2.0	1.5	921	$2,100	$2.28	26d	1	0.57mi
289 Brown St San Jacinto, CA	2.0	1.0	1400	$2,300	$1.64	45d	1	0.99mi
1106 Don Carlos Ct San Jacinto, CA	3.0	2.0	1389	$2,999	$2.16	45d	1	1.01mi
828 Coramdeo Ct Hemet, CA	3.0	2.0	1543	$3,000	$1.94	45d	1	1.02mi
1066 Birch Ln San Jacinto, CA	3.0	2.0	1785	$2,600	$1.46	6d	1	1.06mi
1354 Yorktown Cir San Jacinto, CA	2.0	2.0	1106	$2,100	$1.90	45d	1	1.11mi
148 N Palomar Ave San Jacinto, CA	2.0	2.0	1368	$1,152	$0.84	26d	1	1.13mi
795 Minor St Unit A San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	26d	1	1.16mi
800 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	0d	1	1.17mi
344 E 6th St San Jacinto, CA	2.0	1.0	900	$1,900	$2.11	26d	1	1.17mi
784 Minor St Unit B San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	26d	1	1.17mi
748 Minor St Apt F San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	45d	1	1.18mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	26d	1	1.20mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	45d	1	1.20mi
419 Angela Way San Jacinto, CA	3.0	1.0	988	$2,150	$2.18	16d	1	1.20mi
1559 Park Meadows Dr San Jacinto, CA	3.0	2.0	1644	$2,675	$1.63	45d	1	1.30mi
663 Mariposa Dr Hemet, CA	2.0	2.0	1440	$1,500	$1.04	26d	1	1.30mi
1700 Walden Ln Hemet, CA	3.0	2.0	1430	$2,670	$1.87	26d	1	1.30mi
621 S Mistletoe Ave San Jacinto, CA	2.0	2.0	1500	$2,000	$1.33	45d	1	1.32mi
1410 Cottonwood Ave San Jacinto, CA	2.0	1.5	1257	$2,300	$1.83	45d	1	1.35mi
910 E Campus Way Unit 910 Hemet, CA	2.0	1.0	940	$1,550	$1.65	45d	1	1.35mi
1118 E Campus Way Hemet, CA	2.0	2.0	900	$2,200	$2.44	26d	1	1.38mi
165 Tiger Ln San Jacinto, CA	2.0	2.0	1339	$2,150	$1.61	4d	1	1.40mi
2014 Iris Way Hemet, CA	3.0	2.0	1192	$2,850	$2.39	45d	1	1.41mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	26d	1	1.43mi
1844 Paradise Way San Jacinto, CA	3.0	2.0	1540	$3,000	$1.95	45d	1	1.44mi
249 Idyllwild Dr San Jacinto, CA	3.0	2.0	1025	$2,300	$2.24	45d	1	1.46mi
543 La Cresta Dr Hemet, CA	2.0	2.0	1544	$1,595	$1.03	45d	1	1.46mi
2208 El Grande St Hemet, CA	2.0	2.0	1327	$2,100	$1.58	19d	1	1.46mi
2208 El Grande St Hemet, CA	2.0	2.0	1327	$2,000	$1.51	1d	1	1.46mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	45d	1	1.48mi

Listing history 16 events

1. 2026-06-21
   days on market $104,988 Active 32 DOM
2. 2026-06-18
   pricedays on market $104,988 Active 29 DOM
3. 2026-06-17
   days on market $109,988 Active 28 DOM
4. 2026-06-16
   days on market $109,988 Active 27 DOM
5. 2026-06-15
   days on market $109,988 Active 26 DOM
6. 2026-06-13
   days on market $109,988 Active 24 DOM
7. 2026-06-13
   days on market $109,988 Active 23 DOM
8. 2026-06-09
   days on market $109,988 Active 20 DOM
9. 2026-06-08
   days on market $109,988 Active 19 DOM
10. 2026-06-07
    days on market $109,988 Active 18 DOM
11. 2026-06-04
    days on market $109,988 Active 15 DOM
12. 2026-06-03
    days on market $109,988 Active 14 DOM
13. 2026-06-02
    days on market $109,988 Active 13 DOM
14. 2026-06-01
    days on market $109,988 Active 12 DOM
15. 2026-05-31
    days on market $109,988 Active 11 DOM
16. 2026-05-20
    listed $109,988 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,010
• − Mortgage interest: −$5,881
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$2,081
• − Management: −$2,081
• − Depreciation: −$3,054
• Taxable income: $10,814
• Est. tax owed @ 24.0%: −$2,595
• After-tax cash flow: $9,246/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: San Jacinto Unified
• NCES district ID: 0634440
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $43,560
• Composite: 20.94/100
• National rank: #8478
• State rank: #421 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

-4.5% since first listed

2 events — show timeline

• 2026-06-18 Price Changed $104,988 CRMLS
• 2026-05-20 Listed $109,988 CRMLS

Property tax history

-6.2%/yr

Latest (2025): $113 · +2.0% YoY. Source: county tax records.