725 W Thornton #157 · Hemet, CA 92543

$75,500

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 99 Days on market

Built 1972 $52/sqft · 52% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

New price on this well-maintained senior community double-wide manufactured home featuring 2 bedrooms and 2 bathrooms with an open floor plan. Recent upgrades include a new roof and flooring, plus washer and dryer are included. Located in a highly desirable community with a small dog park, and close to shopping with easy access to the 10, 60, and 215 freeways.

Key facts

• Open floor plan
• Newer toilets
• Charming brick wall

Tags

• NEW FLOOR
• ONE YEAR OLD ROOF
• NEWER TOILETS
• NICE BACKYARD
• CHARMING BRICK WALL
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $76k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• Recommended offer: $69k (9.0% below list) — sets the bar for market timing.
• Cap rate 24.3% 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $1,996/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 $522 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 + 1.8% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; 30% 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,705 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 2.64% ✓
• Cap rate: 24.29%
• Cash-on-cash: 64.27%
• DSCR: 3.86
• GRM: 3.2

CMA / ARV

• ARV (median comp): $158,780
• List price: $75,500
• Delta: -52.45%
• 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
725 W Thornton Ave #109	0.04mi	2/2.0	1,440 (0%)	2mo	$23,900	$17	96
601 Bermuda	0.18mi	3/2.0 (+1)	1,440 (0%)	0mo	$300,000	$208	86
1631 Bella Vis	0.65mi	2/2.0	1,440 (0%)	0mo	$147,115	$102	69
970 Vista Grande	0.57mi	2/2.0	1,488 (+3%)	2mo	$190,000	$128	66
1279 Sorrel Dr	0.74mi	2/2.0	1,440 (0%)	0mo	$185,000	$128	65
1545 El Cerrito	0.71mi	2/2.0	1,440 (0%)	3mo	$226,100	$157	64
944 S Elk	0.65mi	2/2.0	1,368 (-5%)	3mo	$71,000	$52	59
930 S Santa Victoria	0.69mi	3/2.0 (+1)	1,356 (-6%)	1mo	$140,000	$103	52
1020 Tierra Linda	0.46mi	2/2.0	1,640 (+14%)	5mo	$180,000	$110	51
1536 S State St #219	0.57mi	2/2.0	1,248 (-13%)	0mo	$135,000	$108	51
1470 San Marcos	0.67mi	2/2.0	1,600 (+11%)	4mo	$221,000	$138	47
1262 Sorrel	0.74mi	3/2.0 (+1)	1,560 (+8%)	3mo	$215,000	$138	44

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: 62.0%
• Equity multiple: 3.72×
• Total profit: $57,397
• Equity at exit: $11,257

10-year hold

• IRR: 66.1%
• Equity multiple: 7.29×
• Total profit: $132,918
• Equity at exit: $6,528

Cash invested: $21,140 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,996 high
• Mortgage (P&I): −$396
• Tax from tax record: −$17 /mo · $204/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $1,132

Break-even live

Break-even rent $562

Max offer price $75,500

Occupancy floor 38%

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: $18,875
• Closing costs: $2,265
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1025 S Gilbert St Hemet, CA	1.0–2.0	1.0–2.0	890	$2,320	$2.61	1d	8	0.39mi
1005 S Gilbert St Hemet, CA	2.0	1.5	975	$1,825	$1.87	24d	2	0.47mi
409 E Thornton Ave Hemet, CA	2.0	1.0	970	$1,912	$1.97	2d	2	0.49mi
390 Magnolia Cir Hemet, CA	2.0	2.0	1038	$2,400	$2.31	3d	1	0.61mi
640 Vista del Monte Hemet, CA	3.0	2.0	1480	$2,650	$1.79	43d	1	0.74mi
735 S Gilbert St Hemet, CA	3.0	2.0	1202	$2,400	$2.00	43d	1	0.77mi
716 Robert Dr Hemet, CA	3.0	2.0	1450	$2,300	$1.59	5d	1	0.78mi
120 Santa Lucia Dr Hemet, CA	2.0	2.0	1197	$1,600	$1.34	43d	1	0.80mi
853 Douglas Ct Hemet, CA	2.0	2.0	1148	$1,850	$1.61	3d	1	0.81mi
101 San Mateo Cir Hemet, CA	2.0	2.0	1152	$1,725	$1.50	16d	1	0.82mi
678 Monterey Pl Hemet, CA	2.0	2.0	1047	$1,995	$1.91	43d	1	0.82mi
876 W Whittier Ave Unit 878 Hemet, CA	2.0	2.0	1127	$2,150	$1.91	24d	1	0.82mi
860 Douglas Ct Hemet, CA	2.0	2.0	1114	$1,850	$1.66	18d	1	0.83mi
611 S Palm Ave Unit K Hemet, CA	2.0	2.0	1254	$1,895	$1.51	7d	1	0.93mi
700 Johnston Ave Unit 708 Hemet, CA	2.0	1.0	1000	$1,600	$1.60	7d	1	0.96mi
1241 Sandlewood Dr Hemet, CA	2.0	1.5	1504	$2,000	$1.33	43d	1	0.96mi
1955 Silver Oak Way Hemet, CA	3.0	2.0	1318	$2,250	$1.71	43d	1	0.96mi
1521 W Westmont Ave Hemet, CA	2.0	2.0	1197	$2,000	$1.67	43d	1	0.97mi
424 W Mayberry Ave Unit 1 Hemet, CA	1.0	1.0	1664	$850	$0.51	7d	1	1.08mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	43d	1	1.09mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	43d	1	1.15mi
415 S Tahquitz Ave Hemet, CA	3.0	2.0	1766	$2,900	$1.64	18d	1	1.16mi
363 S Gilbert St Hemet, CA	3.0	2.0	1200	$1,900	$1.58	3d	1	1.20mi
363 S Gilbert St Unit B Hemet, CA	3.0	2.0	1200	$1,900	$1.58	13d	1	1.20mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	5d	1	1.25mi
1850 Amberwood Dr Hemet, CA	2.0	2.0	1170	$1,561	$1.33	43d	1	1.26mi
733 S San Jacinto St Unit B Hemet, CA	2.0	1.0	1000	$1,500	$1.50	24d	1	1.31mi
1354 Jasmine Way Hemet, CA	2.0	2.0	1440	$1,650	$1.15	43d	1	1.35mi
683 Jonquil St Hemet, CA	3.0	2.0	1150	$2,448	$2.13	24d	1	1.40mi
1287 Olive Tree Ln Unit C Hemet, CA	2.0	1.0	995	$1,495	$1.50	24d	1	1.41mi
1287 Olive Tree Ln Unit D Hemet, CA	2.0	1.0	995	$1,599	$1.61	43d	1	1.41mi
26450 San Jacinto St Hemet, CA	3.0	2.0	1250	$2,295	$1.84	3d	1	1.42mi
2971 Peach Tree St Hemet, CA	3.0	2.0	1834	$2,395	$1.31	43d	1	1.44mi
26416 S San Jacinto St Unit 26416 Hemet, CA	2.0	1.0	900	$1,675	$1.86	24d	1	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $75,500 Active 99 DOM
2. 2026-06-17
   days on market $75,500 Active 98 DOM
3. 2026-06-16
   days on market $75,500 Active 97 DOM
4. 2026-06-15
   days on market $75,500 Active 96 DOM
5. 2026-06-13
   days on market $75,500 Active 94 DOM
6. 2026-06-09
   days on market $75,500 Active 90 DOM
7. 2026-06-08
   days on market $75,500 Active 89 DOM
8. 2026-06-07
   days on market $75,500 Active 88 DOM
9. 2026-06-04
   days on market $75,500 Active 85 DOM
10. 2026-06-03
    days on market $75,500 Active 84 DOM
11. 2026-06-02
    days on market $75,500 Active 83 DOM
12. 2026-06-01
    days on market $75,500 Active 82 DOM
13. 2026-05-31
    days on market $75,500 Active 81 DOM
14. 2026-05-19
    price $75,500 362-char remark

    Show marketing remark (362 chars)

    New price on this well-maintained senior community double-wide manufactured home featuring 2 bedrooms and 2 bathrooms with an open floor plan. Recent upgrades include a new roof and flooring, plus washer and dryer are included. Located in a highly desirable community with a small dog park, and close to shopping with easy access to the 10, 60, and 215 freeways.

15. 2026-03-11
    listed $79,884 Active 362-char remark

    Show marketing remark (362 chars)

    New price on this well-maintained senior community double-wide manufactured home featuring 2 bedrooms and 2 bathrooms with an open floor plan. Recent upgrades include a new roof and flooring, plus washer and dryer are included. Located in a highly desirable community with a small dog park, and close to shopping with easy access to the 10, 60, and 215 freeways.

16. 2024-09-23
    soldstatus $58,000 Closed Sale 535-char remark

    Show marketing remark (535 chars)

    Welcome home to this cozy manufactured home. It boasts 2 bedrooms and 2 bathrooms with indoor laundry. This property is handicap accessible, with a large wheelchair ramp entrance. The kitchen is fully equipped and functional ready for you to get to cooking. Enjoy breezy trees and well-maintained common grounds. A Shaded community pool and spa are available for all residents to enjoy. Community events are on the calendar, well attended by residents, and sure to brighten your day. This property is well cared for and priced to sell.

17. 2024-08-30
    historical Active Under Contract 535-char remark

    Show marketing remark (535 chars)

    Welcome home to this cozy manufactured home. It boasts 2 bedrooms and 2 bathrooms with indoor laundry. This property is handicap accessible, with a large wheelchair ramp entrance. The kitchen is fully equipped and functional ready for you to get to cooking. Enjoy breezy trees and well-maintained common grounds. A Shaded community pool and spa are available for all residents to enjoy. Community events are on the calendar, well attended by residents, and sure to brighten your day. This property is well cared for and priced to sell.

18. 2024-08-24
    status Pending Sale 535-char remark

    Show marketing remark (535 chars)

    Welcome home to this cozy manufactured home. It boasts 2 bedrooms and 2 bathrooms with indoor laundry. This property is handicap accessible, with a large wheelchair ramp entrance. The kitchen is fully equipped and functional ready for you to get to cooking. Enjoy breezy trees and well-maintained common grounds. A Shaded community pool and spa are available for all residents to enjoy. Community events are on the calendar, well attended by residents, and sure to brighten your day. This property is well cared for and priced to sell.

19. 2024-08-19
    listed $59,900 Active 535-char remark

    Show marketing remark (535 chars)

    Welcome home to this cozy manufactured home. It boasts 2 bedrooms and 2 bathrooms with indoor laundry. This property is handicap accessible, with a large wheelchair ramp entrance. The kitchen is fully equipped and functional ready for you to get to cooking. Enjoy breezy trees and well-maintained common grounds. A Shaded community pool and spa are available for all residents to enjoy. Community events are on the calendar, well attended by residents, and sure to brighten your day. This property is well cared for and priced to sell.

ⓘ 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: $204 · $17/mo
• Projected year-2 tax: $574 · $48/mo
• Expected delta: +$370/yr (+$31/mo · 181.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,948
• − Mortgage interest: −$4,229
• − Property taxes: −$204
• − Insurance: −$378
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − Depreciation: −$2,196
• Taxable income: $13,109
• Est. tax owed @ 24.0%: −$3,146
• After-tax cash flow: $10,440/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

+26.0% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $75,500 CRMLS
• 2026-03-11 Listed $79,884 CRMLS
• 2024-09-23 Sold (MLS) $58,000 CRMLS
• 2024-08-30 Contingent — CRMLS
• 2024-08-24 Pending — CRMLS
• 2024-08-19 Listed $59,900 CRMLS

Property tax history

-1.0%/yr

Latest (2025): $204 · +88.7% YoY. Source: county tax records.