260 N Lyon Ave. Space 30 · Hemet, CA 92543

$57,000

1 bd · 1.0 ba · 684 sqft · Manufactured · 10 Days on market

Built 1964 Good condition ↓ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLER FINANCING Available! 55+ community! Presenting a move-in-ready 1 bedroom, 1 bathroom, single wide home of living space and large land space, located at Space 30. Completely renovated, this home is freshly painted, with stylish wood laminate flooring, and a brand-new kitchen complete with modern cabinets, countertops, a sink, and stainless steel appliances (refrigerator, stove/oven). The design allows for easy entrance from both the carport and a spacious porch. Inside, you'll find a spacious layout that includes a large living and dining area, a comfortable spacious bedroom, and a spacious bathroom, shower, and ample closet space. laundry room in the shed. The community offers a wealth of amenities, such as a large, air-conditioned clubhouse with a banquet room, kitchen, heated pool, indoor jacuzzi, billiards and TV lounge, a small gym, laundry facilities, and security patrols three times nightly. Owned and operated by the same family since 1966, this community is well-maintained, peaceful, ideally located near shopping areas, and worth a look. Don't miss out on this gem!

Key facts

• Renovated home
• Open-concept kitchen
• Large covered patio

Tags

• RENOVATED HOME
• OPEN-CONCEPT KITCHEN
• OUTDOOR LIVING SPACE
• LARGE COVERED PATIO
• PRIVATE PATIO AREA
• OVERSIZED LOT

Property features AI

Finance

• Other: Access via city streets; paved road frontage; Directions: From Florida Ave head north on Lyon Ave, then right into park
• HOA & community: Senior community; Street lighting; Park name: Devonshire Downs Mobile Home Park; Rent includes pool; Monthly land lease ($860) paid to park

Exterior

• Parking: Covered, paved off-street parking; Attached carport (1 space)
• Security: Property provides 2+ access exits and parking accessibility
• Utilities: Natural gas connected; Electricity connected (standard); Water connected (district/public); Public sewer
• Home design: Single-story; Mobile home model Hillcrest (12' x 57'); Entry on Lyon Ave; Faces southwest; Turnkey condition
• Construction: Pier jacks foundation; Mobile home remains on site
• Exterior features: Porch, patio, and deck; Awning; Community pool; Has view; 0-1 Unit/Acre lot character

Interior

• Kitchen: Remodeled kitchen open to family room; Gas range and gas oven; Range/stove hood; Microwave; Refrigerator; Gas water heater
• Bedrooms: All bedrooms on ground level
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom with walk-in shower (remodeled)
• Heating & cooling: Ductless heating; Ductless cooling
• Interior features: Beamed ceilings; Sliding glass door(s)
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $57k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $792 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $57k).
• Cap rate 23.0% 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; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 36% of the median local income ($49k/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 $394 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $49k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,000

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.63% ✓
• Cap rate: 22.97%
• Cash-on-cash: 59.55%
• DSCR: 3.65
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $31,464
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1895 W Devonshire Ave #135	0.30mi	2/1.0 (+1)	696 (+2%)	5mo	$26,000	$37	74
332 N Lyon Ave #29	0.11mi	1/1.0	636 (-7%)	23mo	$27,000	$42	64
260 N Lyon Ave #118	0.09mi	1/1.0	600 (-12%)	14mo	$35,000	$58	63
601 N Kirby St #108	0.73mi	2/1.0 (+1)	720 (+5%)	6mo	$33,000	$46	47
609 Imperial Way	0.73mi	2/1.0 (+1)	600 (-12%)	18mo	$264,500	$441	26

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: 56.8%
• Equity multiple: 3.47×
• Total profit: $39,382
• Equity at exit: $8,499

10-year hold

• IRR: 61.3%
• Equity multiple: 6.76×
• Total profit: $91,937
• Equity at exit: $4,928

Cash invested: $15,960 (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: $1,501 high
• Mortgage (P&I): −$299
• Tax est. 1.5%: −$71 /mo · $855/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $792

Break-even live

Break-even rent $499

Max offer price $57,000

Occupancy floor 42%

Sensitivity live

Price	-10% $831	-5% $812	+0% $792	+5% $772	+10% $753
Rent	-10% $673	-5% $733	+0% $792	+5% $851	+10% $911
Rate	-1.0pp $821	-0.5pp $807	base $792	+0.5pp $777	+1.0pp $762

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 N Valley View Dr Hemet, CA	1.0	1.0	552	$1,500	$2.72	44d	1	0.26mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$1,595	$1.78	0d	1	0.56mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,625	$2.30	0d	10	0.73mi
233 N Alessandro St Hemet, CA	1.0	1.0	690	$1,400	$2.03	44d	1	0.80mi
199 N Inez St Apt D Hemet, CA	1.0	1.0	650	$1,300	$2.00	0d	1	0.87mi
199 N Inez St Apt D Hemet, CA	1.0	1.0	650	$1,300	$2.00	8d	1	0.87mi
3030 W Acacia Ave Hemet, CA	1.0–2.0	1.0–2.0	807	$1,590	$1.97	0d	8	0.97mi
113 E Kimball Ave Unit 2 Hemet, CA	2.0	1.0	500	$1,295	$2.59	44d	1	1.04mi
426 N Buena Vista St Hemet, CA	2.0	1.0	680	$1,550	$2.28	4d	1	1.22mi
426 N Buena Vista St Apt 1 Hemet, CA	2.0	1.0	680	$1,550	$2.28	8d	1	1.22mi
560 E Oakland Ave Apt P Hemet, CA	1.0	1.0	550	$1,325	$2.41	17d	1	1.26mi
526 Greystone Ln Hemet, CA	2.0	1.0	700	$1,600	$2.29	18d	1	1.27mi
526 Greystone Ln Apt 3 Hemet, CA	2.0	1.0	700	$1,650	$2.36	44d	1	1.27mi
526 Greystone Ln Hemet, CA	2.0	1.0	700	$1,600	$2.29	44d	1	1.27mi
1074 W Johnston Ave Hemet, CA	2.0	1.0	460	$1,500	$3.26	0d	1	1.27mi
893 S Palm Ave Hemet, CA	2.0	2.0	720	$1,375	$1.91	5d	1	1.30mi
3800 W Devonshire Ave Hemet, CA	3.0	1.0–2.0	816	$2,008	$2.46	0d	8	1.38mi
811 E Menlo Ave Apt 12 Hemet, CA	1.0	1.0	550	$1,300	$2.36	25d	1	1.45mi
811 E Menlo Ave Unit 02 Hemet, CA	1.0	1.0	550	$1,300	$2.36	44d	1	1.45mi
210 N Santa Fe St Hemet, CA	1.0	1.0	600	$1,300	$2.17	4d	1	1.46mi

Listing history 7 events

1. 2026-06-18
   days on market $57,000 Active 10 DOM
2. 2026-06-17
   days on market $57,000 Active 9 DOM
3. 2026-06-16
   days on market $57,000 Active 8 DOM
4. 2026-06-15
   days on market $57,000 Active 7 DOM
5. 2026-06-13
   days on market $57,000 Active 5 DOM
6. 2026-06-09
   remarks 699-char remark
7. 2026-06-09
   listed $57,000 Active 1 DOM

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

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 · 16 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: $18,015
• − Mortgage interest: −$3,193
• − Property taxes: −$855
• − Insurance: −$285
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$1,658
• Taxable income: $9,141
• Est. tax owed @ 24.0%: −$2,194
• After-tax cash flow: $7,311/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 · 13 photos

Good 80/100 Cosmetic rehab

This move-in-ready 1-bedroom, 1-bath home in the popular Devonshire Downs 55+ community has been updated with fresh paint, wood-look laminate flooring, and a modern kitchen. It is in good condition and ready for immediate occupancy.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both trim landscaping — improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both trim landscaping — improves curb appeal and rental value ↑

ⓘ 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

-5.0% since first listed

5 events — show timeline

• 2026-06-09 Price Changed $57,000 CRMLS
• 2026-06-08 Listed $59,999 CRMLS
• 2024-05-31 Sold (MLS) $49,000 CRMLS
• 2024-05-03 Pending — CRMLS
• 2024-04-08 Listed $59,997 CRMLS