1525 W Oakland Ave #89 · Hemet, CA 92546

$39,999

2 bd · 2.0 ba · 1,368 sqft · Manufactured public records · 77 Days on market

Built 1973 $29/sqft · 44% below area Est $71k · 44% under

---

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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your quiet retreat in this pristine, gated 55+ community! This meticulously maintained double-wide mobile home offers the perfect blend of comfort and modern upgrades. Step inside to find a bright, open floor plan featuring a fully updated kitchen complete with newer appliances. The home boasts significant high-ticket upgrades for peace of mind, including a new roof installed in 2015 and energy-efficient, double-pane ENERGY STAR windows added in 2018. The spacious layout includes 2 bedrooms and 2 full bathrooms—one featuring a convenient walk-in shower and the other a classic tub/shower combination. For added value, the washer and dryer are included in the sale! Outside, the property is designed for ease and storage, offering a large carport with room for 2 cars and two separate storage sheds. Located in a clean, quiet park, you’ll enjoy fantastic community amenities including an in-ground pool and a clubhouse with frequent association activities. Situated just minutes from local shopping and dining, this move-in-ready home offers an ideal lifestyle in a prime location. * * * Space Rent applies. Eden Roc Villas current market spac rent as of April 1st is approx $890 for a new lease contract, however buyer must do their own due diligence and confirm with the park. Buyer must aquire park approval prior to sale. * * *

Key facts

• Gated community
• Carport
• Updated kitchen

Tags

• GATED COMMUNITY
• UPDATED KITCHEN
• NEW ROOF
• DOUBLE-PANE WINDOWS
• WALK-IN SHOWER
• CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.
• Cap rate 44.9% 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+, 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: 1 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($276 loan paydown + $1k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

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 $37,599 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 4.81% ✓
• Cap rate: 44.85%
• Cash-on-cash: 137.71%
• DSCR: 7.13
• GRM: 1.7

CMA / ARV

• ARV (median comp): $71,378
• List price: $39,999
• Delta: -43.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1525 W Oakland Ave #62	0.00mi	2/2.0	1,440 (+5%)	2mo	$40,000	$28	89
542 Castille	0.16mi	2/2.0	1,392 (+2%)	2mo	$239,000	$172	88
1420 Cabrillo Dr	0.13mi	2/2.0	1,440 (+5%)	1mo	$247,500	$172	84
1895 W Devonshire #20	0.35mi	2/2.0	1,344 (-2%)	1mo	$44,000	$33	80
1895 W Devonshire Ave #76	0.35mi	2/2.0	1,344 (-2%)	4mo	$55,000	$41	78
332 N Lyon Ave #67	0.12mi	2/2.0	1,248 (-9%)	3mo	$49,500	$40	77
1645 Sonora	0.23mi	2/2.0	1,440 (+5%)	4mo	$199,900	$139	77
1450 Carlotta	0.31mi	2/2.0	1,440 (+5%)	4mo	$204,000	$142	74
1895 W Devonshire Ave #74	0.35mi	3/2.0 (+1)	1,344 (-2%)	2mo	$80,000	$60	74
1445-#88 W Florida	0.47mi	3/2.0 (+1)	1,440 (+5%)	1mo	$124,000	$86	63
430 N Palm #102	0.44mi	2/1.5	1,200 (-12%)	2mo	$45,000	$38	56
530 W Devonshire Ave #23	0.58mi	3/2.0 (+1)	1,538 (+12%)	2mo	$120,000	$78	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.74×
• Total profit: $86,683
• Equity at exit: $17,985

10-year hold

• IRR: —
• Equity multiple: 18.31×
• Total profit: $193,869
• Equity at exit: $27,717

Cash invested: $11,200 (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 92546

• Active inventory: 1
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,924 high
• Mortgage (P&I): −$210
• Tax from tax record: −$8 /mo · $97/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $1,285

Break-even live

Break-even rent $297

Max offer price $39,999

Occupancy floor 28%

Sensitivity live

Price	-10% $1,308	-5% $1,297	+0% $1,285	+5% $1,274	+10% $1,263
Rent	-10% $1,133	-5% $1,209	+0% $1,285	+5% $1,361	+10% $1,437
Rate	-1.0pp $1,305	-0.5pp $1,295	base $1,285	+0.5pp $1,275	+1.0pp $1,264

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
543 La Cresta Dr Hemet, CA	2.0	2.0	1544	$1,595	$1.03	44d	1	0.14mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	25d	1	0.14mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	44d	1	0.16mi
663 Mariposa Dr Hemet, CA	2.0	2.0	1440	$1,500	$1.04	25d	1	0.21mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	44d	1	0.23mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	25d	1	0.24mi
627 Solano Dr Hemet, CA	2.0	2.0	882	$1,800	$2.04	19d	1	0.26mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	19d	1	0.29mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	15d	1	0.30mi
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	44d	1	0.39mi
1700 Walden Ln Hemet, CA	3.0	2.0	1430	$2,670	$1.87	25d	1	0.44mi
828 Coramdeo Ct Hemet, CA	3.0	2.0	1543	$3,000	$1.94	44d	1	0.50mi
2014 Iris Way Hemet, CA	3.0	2.0	1192	$2,850	$2.39	44d	1	0.56mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,035	$2.27	0d	1	0.77mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,945	$2.75	0d	10	0.78mi
2208 El Grande St Hemet, CA	2.0	2.0	1327	$2,100	$1.58	19d	1	0.85mi
2208 El Grande St Hemet, CA	2.0	2.0	1327	$2,000	$1.51	0d	1	0.85mi
1850 Amberwood Dr Hemet, CA	2.0	2.0	1170	$1,561	$1.33	44d	1	0.89mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	25d	1	0.91mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	13d	1	0.91mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	8d	1	0.92mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	6d	1	0.92mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	25d	1	0.93mi
811 Alondra Dr Hemet, CA	2.0	2.0	1166	$1,875	$1.61	6d	1	0.93mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	44d	1	0.97mi
415 S Tahquitz Ave Hemet, CA	3.0	2.0	1766	$2,900	$1.64	19d	1	0.97mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	44d	1	1.01mi
363 S Gilbert St Hemet, CA	3.0	2.0	1200	$1,900	$1.58	5d	1	1.01mi
363 S Gilbert St Unit B Hemet, CA	3.0	2.0	1200	$1,900	$1.58	15d	1	1.01mi
743 Via Linda Dr Hemet, CA	2.0	2.0	1206	$1,995	$1.65	6d	1	1.06mi
1241 Sandlewood Dr Hemet, CA	2.0	1.5	1504	$2,000	$1.33	44d	1	1.12mi
611 S Palm Ave Unit K Hemet, CA	2.0	2.0	1254	$1,895	$1.51	8d	1	1.13mi
3030 W Acacia Ave Hemet, CA	1.0–2.0	1.0–2.0	807	$1,785	$2.21	0d	8	1.13mi
424 W Mayberry Ave Unit 1 Hemet, CA	1.0	1.0	1664	$850	$0.51	8d	1	1.14mi
1521 W Westmont Ave Hemet, CA	2.0	2.0	1197	$2,000	$1.67	44d	1	1.18mi
529 E Latham Ave Hemet, CA	3.0	1.0	1226	$1,950	$1.59	21d	1	1.23mi
3471 Dublin Ct Hemet, CA	3.0	2.0	1276	$2,895	$2.27	5d	1	1.23mi
876 W Whittier Ave Unit 878 Hemet, CA	2.0	2.0	1127	$2,150	$1.91	25d	1	1.25mi
683 Jonquil St Hemet, CA	3.0	2.0	1150	$2,448	$2.13	25d	1	1.31mi
101 San Mateo Cir Hemet, CA	2.0	2.0	1152	$1,790	$1.55	0d	1	1.31mi

Listing history 15 events

1. 2026-06-21
   days on market $39,999 Active 77 DOM
2. 2026-06-18
   days on market $39,999 Active 74 DOM
3. 2026-06-17
   days on market $39,999 Active 73 DOM
4. 2026-06-16
   days on market $39,999 Active 72 DOM
5. 2026-06-15
   days on market $39,999 Active 71 DOM
6. 2026-06-13
   days on market $39,999 Active 69 DOM
7. 2026-06-09
   days on market $39,999 Active 65 DOM
8. 2026-06-08
   days on market $39,999 Active 64 DOM
9. 2026-06-07
   days on market $39,999 Active 63 DOM
10. 2026-06-04
    days on market $39,999 Active 60 DOM
11. 2026-06-03
    days on market $39,999 Active 59 DOM
12. 2026-06-02
    days on market $39,999 Active 58 DOM
13. 2026-06-01
    days on market $39,999 Active 57 DOM
14. 2026-05-31
    days on market $39,999 Active 56 DOM
15. 2026-04-04
    listed $39,999 Active 1365-char remark

    Show marketing remark (1365 chars)

    Welcome to your quiet retreat in this pristine, gated 55+ community! This meticulously maintained double-wide mobile home offers the perfect blend of comfort and modern upgrades. Step inside to find a bright, open floor plan featuring a fully updated kitchen complete with newer appliances. The home boasts significant high-ticket upgrades for peace of mind, including a new roof installed in 2015 and energy-efficient, double-pane ENERGY STAR windows added in 2018. The spacious layout includes 2 bedrooms and 2 full bathrooms—one featuring a convenient walk-in shower and the other a classic tub/shower combination. For added value, the washer and dryer are included in the sale! Outside, the property is designed for ease and storage, offering a large carport with room for 2 cars and two separate storage sheds. Located in a clean, quiet park, you’ll enjoy fantastic community amenities including an in-ground pool and a clubhouse with frequent association activities. Situated just minutes from local shopping and dining, this move-in-ready home offers an ideal lifestyle in a prime location. * * * Space Rent applies. Eden Roc Villas current market spac rent as of April 1st is approx $890 for a new lease contract, however buyer must do their own due diligence and confirm with the park. Buyer must aquire park approval prior to sale. * * *

ⓘ 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: $97 · $8/mo
• Projected year-2 tax: $304 · $25/mo
• Expected delta: +$207/yr (+$17/mo · 211.9%)

ⓘ 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 1/10 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: $23,086
• − Mortgage interest: −$2,241
• − Property taxes: −$97
• − Insurance: −$200
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − Depreciation: −$1,164
• Taxable income: $15,691
• Est. tax owed @ 24.0%: −$3,766
• After-tax cash flow: $11,658/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-04-04 Listed $39,999 CRMLS

Property tax history

-7.1%/yr

Latest (2025): $97 · +3.7% YoY. Source: county tax records.