675 W Oakland Ave Unit G2 · Hemet, CA 92543

$150,000

3 bd · 2.0 ba · 1,240 sqft · Manufactured · 66 Days on market

Built 2019 Fair condition $121/sqft · 114% above area ↓ 3% 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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 3 bedroom, 2 bathroom home located in a desirable gated all-ages community! This inviting home features an open floor plan that creates a seamless flow between the living, dining, and kitchen areas— perfect for entertaining and everyday living. Enjoy stylish laminate flooring throughout and ceiling fans in every room for year-round comfort. The spacious kitchen offers a center island, providing plenty of prep space and a great gathering spot for family and guests. A separate laundry room adds convenience and extra storage. Situated on a desirable corner lot, this home also features an attached carport for easy parking and accessibility. The community offers fantastic amenities including a pool, playground, clubhouse, and pool tables-perfect for relaxing and enjoying time with family and friends. This is a great opportunity to own a move-in ready home in a welcoming neighborhood. Schedule your private showing today—this one won't last!

Key facts

• Open floor plan
• Attached carport
• Community amenities

Tags

• OPEN FLOOR PLAN
• STYLISH LAMINATE FLOORING
• SEPARATE LAUNDRY ROOM
• ATTACHED CARPORT
• CORNER LOT
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 24d 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).
• At $1,990/mo this rent would consume 48% 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 $1k 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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.33% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.23%
• DSCR: 1.81
• GRM: 6.3

CMA / ARV

• ARV (median comp): $69,930
• List price: $150,000
• Delta: 114.50%
• 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
430 N Palm #102	0.16mi	2/1.5 (-1)	1,200 (-3%)	2mo	$45,000	$38	79
675 W Oakland Ave Unit E2	0.00mi	3/2.0	1,344 (+8%)	10mo	$115,000	$86	77
332 N Lyon Ave #67	0.60mi	2/2.0 (-1)	1,248 (+1%)	3mo	$49,500	$40	63
526 Calhoun Pl	0.65mi	3/2.0	1,264 (+2%)	4mo	$400,000	$316	63
1525 W Oakland Ave #115	0.58mi	2/2.0 (-1)	1,248 (+1%)	6mo	$46,000	$37	62
1380 Cabrillo	0.49mi	2/2.0 (-1)	1,152 (-7%)	2mo	$260,000	$226	59
530 W Devonshire Ave #36	0.14mi	2/3.0 (-1)	1,056 (-15%)	7mo	$45,000	$43	53
1570 San Vicente Dr	0.64mi	2/2.0 (-1)	1,296 (+4%)	9mo	$90,000	$69	50
332 N Lyon Ave #118	0.60mi	2/2.0 (-1)	1,344 (+8%)	11mo	$42,000	$31	44
542 Castille	0.67mi	2/2.0 (-1)	1,392 (+12%)	2mo	$239,000	$172	42
1300 W Menlo #92	0.71mi	2/2.0 (-1)	1,344 (+8%)	8mo	$94,000	$70	41
1300 W Menlo Ave #185	0.71mi	2/2.0 (-1)	1,344 (+8%)	8mo	$77,500	$58	41

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: 8.5%
• Equity multiple: 1.33×
• Total profit: $13,843
• Equity at exit: $22,365

10-year hold

• IRR: 16.7%
• Equity multiple: 2.30×
• Total profit: $54,430
• Equity at exit: $12,969

Cash invested: $42,000 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,990 high
• Mortgage (P&I): −$787
• Tax from tax record: −$85 /mo · $1,015/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $638

Break-even live

Break-even rent $1,182

Max offer price $150,000

Occupancy floor 63%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	43d	1	0.43mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	24d	1	0.44mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	14d	1	0.51mi
663 Mariposa Dr Hemet, CA	2.0	2.0	1440	$1,500	$1.04	24d	1	0.52mi
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	43d	1	0.59mi
526 Greystone Ln Apt 3 Hemet, CA	2.0	1.0	700	$1,650	$2.36	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 Hemet, CA	2.0	1.0	700	$1,600	$2.29	43d	1	0.60mi
646 Greystone Ln Apt 2 Hemet, CA	3.0	1.0	750	$1,500	$2.00	44d	1	0.67mi
529 E Latham Ave Hemet, CA	3.0	1.0	1226	$1,950	$1.59	20d	1	0.69mi
1887 Calle Amargosa Hemet, CA	2.0	1.0	827	$1,545	$1.87	24d	1	0.77mi
363 S Gilbert St Unit B Hemet, CA	3.0	2.0	1200	$1,900	$1.58	14d	1	0.81mi
363 S Gilbert St Hemet, CA	3.0	2.0	1200	$1,900	$1.58	4d	1	0.81mi
627 Solano Dr Hemet, CA	2.0	2.0	882	$1,800	$2.04	18d	1	0.81mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	43d	1	0.81mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	24d	1	0.81mi
1700 Walden Ln Hemet, CA	3.0	2.0	1430	$2,670	$1.87	24d	1	0.83mi
910 E Campus Way Unit 910 Hemet, CA	2.0	1.0	940	$1,550	$1.65	43d	1	0.83mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	18d	1	0.85mi
1931 Nuevo St Hemet, CA	2.0	1.0	820	$1,600	$1.95	43d	1	0.87mi
1933 Nuevo St Hemet, CA	2.0	1.0	827	$1,700	$2.06	24d	1	0.87mi
930 Calhoun Pl Hemet, CA	3.0	1.0	960	$2,890	$3.01	24d	1	0.90mi
2054 Avenida Olivos Hemet, CA	2.0	1.0	820	$1,500	$1.83	43d	1	0.92mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	43d	1	0.93mi
1118 E Campus Way Hemet, CA	2.0	2.0	900	$2,200	$2.44	24d	1	0.94mi
341 Calle Nogales Hemet, CA	2.0	1.0	827	$1,395	$1.69	43d	1	0.96mi
2120 San Bernardo Ave Hemet, CA	2.0	1.0	827	$2,100	$2.54	43d	1	0.96mi
2014 Iris Way Hemet, CA	3.0	2.0	1192	$2,850	$2.39	43d	1	1.01mi
528 San Marino St Hemet, CA	2.0	1.0	827	$1,900	$2.30	43d	1	1.01mi
682 San Marino St Hemet, CA	2.0	1.0	827	$1,600	$1.93	43d	1	1.04mi
2269 San Bernardo Ave Hemet, CA	2.0	1.0	827	$1,650	$2.00	43d	1	1.06mi
1850 Amberwood Dr Hemet, CA	2.0	2.0	1170	$1,561	$1.33	43d	1	1.10mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	43d	1	1.12mi
611 S Palm Ave Unit K Hemet, CA	2.0	2.0	1254	$1,895	$1.51	7d	1	1.13mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	5d	1	1.14mi
926 Griffith Way Hemet, CA	4.0	2.0	1300	$2,800	$2.15	43d	1	1.14mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,475	$2.77	1d	1	1.16mi
2488 San Padre Ct Hemet, CA	2.0	1.0	827	$1,599	$1.93	14d	1	1.17mi
876 W Whittier Ave Unit 878 Hemet, CA	2.0	2.0	1127	$2,150	$1.91	24d	1	1.20mi
2422 San Padre Ct Hemet, CA	2.0	1.0	827	$1,800	$2.18	24d	1	1.20mi

Listing history 19 events

1. 2026-06-18
   days on market $150,000 Active 66 DOM
2. 2026-06-17
   days on market $150,000 Active 65 DOM
3. 2026-06-16
   days on market $150,000 Active 64 DOM
4. 2026-06-15
   days on market $150,000 Active 63 DOM
5. 2026-06-13
   days on market $150,000 Active 61 DOM
6. 2026-06-09
   days on market $150,000 Active 57 DOM
7. 2026-06-08
   days on market $150,000 Active 56 DOM
8. 2026-06-07
   days on market $150,000 Active 55 DOM
9. 2026-06-04
   days on market $150,000 Active 52 DOM
10. 2026-06-03
    days on market $150,000 Active 51 DOM
11. 2026-06-02
    days on market $150,000 Active 50 DOM
12. 2026-06-02
    price $150,000 Active 49 DOM
13. 2026-06-01
    days on market $155,000 Active 49 DOM
14. 2026-05-31
    days on market $155,000 Active 48 DOM
15. 2026-04-13
    listed $155,000 Active 999-char remark

    Show marketing remark (999 chars)

    Welcome to this beautifully maintained 3 bedroom, 2 bathroom home located in a desirable gated all-ages community! This inviting home features an open floor plan that creates a seamless flow between the living, dining, and kitchen areas— perfect for entertaining and everyday living. Enjoy stylish laminate flooring throughout and ceiling fans in every room for year-round comfort. The spacious kitchen offers a center island, providing plenty of prep space and a great gathering spot for family and guests. A separate laundry room adds convenience and extra storage. Situated on a desirable corner lot, this home also features an attached carport for easy parking and accessibility. The community offers fantastic amenities including a pool, playground, clubhouse, and pool tables-perfect for relaxing and enjoying time with family and friends. This is a great opportunity to own a move-in ready home in a welcoming neighborhood. Schedule your private showing today—this one won't last!

16. 2025-12-18
    historical
17. 2025-10-17
    price $145,000
18. 2025-08-04
    price $155,000
19. 2025-06-23
    listed $160,000 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: $1,015 · $85/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$125/yr (+$10/mo · 12.3%)

ⓘ 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 7/10 Severe 6 d/yr ≥104°F today · 17 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: $23,874
• − Mortgage interest: −$8,402
• − Property taxes: −$1,015
• − Insurance: −$750
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − Depreciation: −$4,364
• Taxable income: $5,523
• Est. tax owed @ 24.0%: −$1,326
• After-tax cash flow: $6,331/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance, with a focus on the roof and exterior siding. Simple updates like painting and replacing ceiling fans can significantly enhance its value.

Repairs flagged

• Major roof — visible wear
• Major exterior siding — moderate wear

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace ceiling fans — improves air circulation and reduces energy consumption
• Both repair roof and exterior siding — extends home's lifespan and improves curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible wear	Major	$15,000–50,000
exterior siding · moderate wear	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace ceiling fans — improves air circulation and reduces energy consumption ↑
• Both repair roof and exterior siding — extends home's lifespan and improves curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-3.1% since first listed

5 events — show timeline

• 2026-04-13 Listed $155,000 CRMLS
• 2025-12-18 Listing Removed — CRMLS
• 2025-10-17 Price Changed $145,000 CRMLS
• 2025-08-04 Price Changed $155,000 CRMLS
• 2025-06-23 Listed $160,000 CRMLS

Property tax history

-0.8%/yr

Latest (2025): $1,015 · +2.1% YoY. Source: county tax records.