24600 Mountain Ave #32 · Hemet, CA 92544

$110,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 22 Days on market

Built 1988 3,000 sqft lot Est $111k · at est.

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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 +7.9/15.0
• Rent growth +3.7/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED! Beautiful and great location, move-in ready manufactured home in perfect condition; PRE-APPROVED SHORT SALE AND WE CAN CLOSE FAST!

Key facts

• Private backyard
• Spa
• Indoor laundry room

Tags

• INDOOR LAUNDRY ROOM
• FULL-LENGTH COVERED CARPORT
• LARGE STORAGE SHED
• PRIVATE BACKYARD
• SPARKLING SWIMMING POOL
• SPA

Property features AI

Finance

• HOA & community: Senior community; Curbs in the community; Monthly land lease of $900

Exterior

• Parking: 2 carport spaces (2 total parking spaces); Located in Mountain View Park
• Utilities: Public sewer
• Home design: Single-story mobile home (60' x 24'); Mobile home remains on site; Has a view
• Construction: Composition roof
• Exterior features: In-ground community pool; Sprinkler system with lawn; sprinklers in rear; Block wall and vinyl fencing

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling
• Interior features: Front entry on one level; Spa; Walk-in closet; Primary bedroom; Primary bathroom; Living room
• Laundry & utility: Inside laundry with washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.4% 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 fast (+4.9%/yr); 323 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 35% of the median local income ($74k/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 $761 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 + 4.9% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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 $20k; list at $110k implies a 450% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.94% ✓
• Cap rate: 17.41%
• Cash-on-cash: 39.70%
• DSCR: 2.77
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $110,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24600 Mountain Ave #20	0.00mi	2/2.0	1,440 (0%)	3mo	$130,000	$90	98
24600 Mountain #58	0.00mi	2/2.0	1,440 (0%)	5mo	$80,000	$56	96
24600 Mountain Ave #97	0.00mi	2/2.0	1,440 (0%)	7mo	$89,000	$62	94
24600 Mountain Ave #103	0.00mi	2/2.0	1,440 (0%)	8mo	$90,000	$63	93
24600 Mountain Ave #63	0.00mi	2/2.0	1,344 (-7%)	1mo	$39,000	$29	88
24600 Mountain Ave #66	0.00mi	2/2.0	1,344 (-7%)	6mo	$129,900	$97	84
24770 Wendell Dr	0.50mi	2/2.0	1,440 (0%)	1mo	$259,000	$180	76
881 N Lake St #204	0.26mi	2/2.0	1,344 (-7%)	3mo	$75,000	$56	74
880 N Lake St #49	0.17mi	2/2.5	1,344 (-7%)	7mo	$103,000	$77	73
880 Lake St N #81	0.22mi	2/2.0	1,344 (-7%)	8mo	$98,000	$73	72
43334 Ballew	0.73mi	2/2.0	1,440 (0%)	2mo	$320,000	$222	64
43398 Dessie Way	0.67mi	2/2.0	1,440 (0%)	9mo	$315,000	$219	62

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 · 4.9% rent growth · sell at horizon

5-year hold

• IRR: 38.0%
• Equity multiple: 2.66×
• Total profit: $51,215
• Equity at exit: $16,401

10-year hold

• IRR: 45.4%
• Equity multiple: 5.73×
• Total profit: $145,834
• Equity at exit: $9,511

Cash invested: $30,800 (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 92544

• Rents YoY: 4.9%
• Active inventory: 323
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,138 high
• Mortgage (P&I): −$577
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $1,019

Break-even live

Break-even rent $848

Max offer price $110,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,081	-5% $1,050	+0% $1,019	+5% $988	+10% $957
Rent	-10% $850	-5% $935	+0% $1,019	+5% $1,103	+10% $1,188
Rate	-1.0pp $1,074	-0.5pp $1,047	base $1,019	+0.5pp $990	+1.0pp $961

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1809 Rue Chenin Blanc San Jacinto, CA	3.0	2.0	1548	$2,500	$1.61	5d	1	0.51mi
1939 Hooper Dr San Jacinto, CA	2.0	2.0	1111	$1,950	$1.76	25d	1	0.72mi
43435 Nola St Hemet, CA	3.0	2.0	1500	$1,950	$1.30	25d	1	0.89mi
43170 Wall St Hemet, CA	2.0	2.0	1140	$1,895	$1.66	3d	1	0.98mi
43816 C St Hemet, CA	2.0	2.0	1040	$2,250	$2.16	25d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $110,000 Active 22 DOM
2. 2026-06-17
   days on market $110,000 Active 21 DOM
3. 2026-06-16
   days on market $110,000 Active 20 DOM
4. 2026-06-15
   days on market $110,000 Active 19 DOM
5. 2026-06-13
   days on market $110,000 Active 17 DOM
6. 2026-06-09
   days on market $110,000 Active 13 DOM
7. 2026-06-08
   days on market $110,000 Active 12 DOM
8. 2026-06-07
   days on market $110,000 Active 11 DOM
9. 2026-06-04
   days on market $110,000 Active 8 DOM
10. 2026-06-03
    days on market $110,000 Active 7 DOM
11. 2026-06-02
    days on market $110,000 Active 6 DOM
12. 2026-06-01
    days on market $110,000 Active 5 DOM
13. 2026-05-31
    days on market $110,000 Active 4 DOM
14. 2026-05-27
    listed $110,000 Active
15. 2012-12-10
    soldstatus $20,000 Closed 146-char remark

    Show marketing remark (146 chars)

    PRICE REDUCED! Beautiful and great location, move-in ready manufactured home in perfect condition; PRE-APPROVED SHORT SALE AND WE CAN CLOSE FAST!

16. 2012-11-29
    status Pending 146-char remark

    Show marketing remark (146 chars)

    PRICE REDUCED! Beautiful and great location, move-in ready manufactured home in perfect condition; PRE-APPROVED SHORT SALE AND WE CAN CLOSE FAST!

17. 2012-11-07
    price $30,000 146-char remark

    Show marketing remark (146 chars)

    PRICE REDUCED! Beautiful and great location, move-in ready manufactured home in perfect condition; PRE-APPROVED SHORT SALE AND WE CAN CLOSE FAST!

18. 2012-09-08
    price $32,500 146-char remark

    Show marketing remark (146 chars)

    PRICE REDUCED! Beautiful and great location, move-in ready manufactured home in perfect condition; PRE-APPROVED SHORT SALE AND WE CAN CLOSE FAST!

19. 2012-08-16
    listed $34,500 Active 146-char remark

    Show marketing remark (146 chars)

    PRICE REDUCED! Beautiful and great location, move-in ready manufactured home in perfect condition; PRE-APPROVED SHORT SALE AND WE CAN CLOSE FAST!

20. 2012-04-05
    historical
21. 2012-02-24
    listed $40,000 Active
22. 2008-12-18
    historical
23. 2008-09-06
    listed $79,500

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $836 · $70/mo
• Expected delta: +$272/yr (+$23/mo · 48.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,651
• − Mortgage interest: −$6,162
• − Property taxes: −$564
• − Insurance: −$550
• − Repairs & maintenance: −$2,052
• − Management: −$2,052
• − Depreciation: −$3,200
• Taxable income: $11,071
• Est. tax owed @ 24.0%: −$2,657
• After-tax cash flow: $9,571/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

• County: Riverside County · 2,287,001 people
• City population: 137,670
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 51,751
• Household income: $73,596
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1518.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 49% White 40% Two or more races 18% Black 5% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 43% Puerto Rican 1%
• Common ancestry: Slovak 2% Italian 2% Portuguese 2%
• Foreign-born: 15% · Canada, China
• Languages at home: 70% English-only · Spanish 27% Other Asian/Pacific 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: ▼ -219.06%
• Current HPI: 391.972
• Rent YoY: ▲ 4.90%
• 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

+38.4% since first listed

10 events — show timeline

• 2026-05-27 Listed $110,000 CRMLS
• 2012-12-10 Sold (MLS) $20,000 CRMLS
• 2012-11-29 Pending — CRMLS
• 2012-11-07 Price Changed $30,000 CRMLS
• 2012-09-08 Price Changed $32,500 CRMLS
• 2012-08-16 Listed $34,500 CRMLS
• 2012-04-05 Listing Removed — CRMLS
• 2012-02-24 Listed $40,000 CRMLS
• 2008-12-18 Listing Removed — CRMLS
• 2008-09-06 Listed $79,500 CRMLS

Property tax history

-0.9%/yr

Latest (2022): $564 · +2.0% YoY. Source: county tax records.