575 S Lyon Ave #147 · Hemet, CA 92543

$45,900

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 125 Days on market

Built 1979 $48/sqft · 60% 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

Affordable living in Golden Coach Manor 55+ Senior mobile home park! Freshly painted 2 bedroom 2 bath double wide has newer laminated flooring, open beam ceilings and covered front porch. Spacious, open floor plan with combo living/dining room boasting built in china hutch. Kitchen with gas stove and breakfast counter. Inside laundry includes washer and dryer. 2 sheds. Park amenities include clubhouse, banquet hall, billiard and card rooms, heated lap pool and spa, picnic area with pergola, dog park, on-site laundry facility, RV storage option ($40/mo).

Key facts

• Covered front porch
• Built in china hutch
• Open beam ceilings

Tags

• NEWER LAMINATED FLOORING
• OPEN BEAM CEILINGS
• COVERED FRONT PORCH
• COMBO LIVING DINING ROOM
• BUILT IN CHINA HUTCH
• GAS STOVE

🏷️ Possibly a rental listed for sale. The $45,900 price doesn't fit this home's estimated sale value (~$115,627) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $46k.

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 $46k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 35.8% 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 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 43% 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 $317 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $7k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $46k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $40,392 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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: 3.85% ✓
• Cap rate: 35.77%
• Cash-on-cash: 105.26%
• DSCR: 5.68
• GRM: 2.2

CMA / ARV

• ARV (median comp): $115,627
• List price: $45,900
• Delta: -60.30%
• 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
575 S Lyon #110	0.05mi	2/2.0	940 (-2%)	2mo	$52,500	$56	92
2205 Acacia #184	0.30mi	2/2.0	960 (0%)	5mo	$53,500	$56	82
270 San Mateo Cir	0.29mi	2/2.0	960 (0%)	6mo	$163,000	$170	81
845 S Lyon	0.32mi	2/2.0	960 (0%)	6mo	$89,000	$93	80
460 San Mateo Cir	0.24mi	2/1.0	940 (-2%)	3mo	$85,000	$90	79
431 San Mateo Cir	0.26mi	3/2.0 (+1)	1,040 (+8%)	3mo	$118,000	$113	67
190 Santa Lucia	0.36mi	2/2.0	1,040 (+8%)	4mo	$179,000	$172	66
220 San Carlos Dr	0.49mi	2/1.0	1,020 (+6%)	2mo	$127,000	$125	61
550 Santa Clara Cir	0.49mi	2/2.0	1,040 (+8%)	7mo	$165,000	$159	58
1445 W Florida Ave #85	0.63mi	2/2.0	1,040 (+8%)	2mo	$96,000	$92	55
995 Santa Teresa Way	0.51mi	3/2.0 (+1)	1,056 (+10%)	3mo	$185,000	$175	52
711 S Palm Ave	0.61mi	2/2.0	1,060 (+10%)	8mo	$127,000	$120	48

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: —
• Equity multiple: 5.84×
• Total profit: $62,180
• Equity at exit: $6,844

10-year hold

• IRR: —
• Equity multiple: 11.73×
• Total profit: $137,864
• Equity at exit: $3,969

Cash invested: $12,852 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$241
• Tax from tax record: −$10 /mo · $126/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $1,127

Break-even live

Break-even rent $342

Max offer price $45,900

Occupancy floor 31%

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: $11,475
• Closing costs: $1,377
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	5d	1	0.18mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	44d	1	0.25mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,035	$2.27	2d	1	0.38mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	8d	1	0.45mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	24d	1	0.47mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	44d	1	0.67mi
750 Santa Clara Cir Hemet, CA	2.0	2.0	800	$1,400	$1.75	15d	1	0.68mi
893 S Palm Ave Hemet, CA	2.0	2.0	720	$1,375	$1.91	5d	1	0.72mi
3030 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	892	$1,895	$2.12	1d	10	0.79mi
165 N Hamilton Ave Unit 3 Hemet, CA	1.0	1.0	768	$1,450	$1.89	5d	1	0.82mi
165 N Hamilton Ave Unit 4 Hemet, CA	1.0	1.0	768	$1,525	$1.99	22d	1	0.82mi
201 N Valley View Dr Hemet, CA	1.0	1.0	552	$1,500	$2.72	44d	1	0.83mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	14d	1	0.86mi
341 Calle Nogales Hemet, CA	2.0	1.0	827	$1,395	$1.69	44d	1	0.88mi
1150 S Palm Ave Hemet, CA	1.0	1.0	670	$1,534	$2.29	24d	1	0.96mi
1005 S Gilbert St Hemet, CA	2.0	1.5	975	$1,825	$1.87	24d	2	0.97mi
1887 Calle Amargosa Hemet, CA	2.0	1.0	827	$1,545	$1.87	24d	1	0.98mi
1025 S Gilbert St Hemet, CA	1.0–2.0	1.0–2.0	890	$2,320	$2.61	2d	8	0.99mi
2054 Avenida Olivos Hemet, CA	2.0	1.0	820	$1,500	$1.83	44d	1	1.02mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	44d	1	1.05mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	44d	1	1.06mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	24d	1	1.06mi
2120 San Bernardo Ave Hemet, CA	2.0	1.0	827	$2,100	$2.54	44d	1	1.06mi
2269 San Bernardo Ave Hemet, CA	2.0	1.0	827	$1,650	$2.00	44d	1	1.06mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,945	$2.75	2d	11	1.08mi
1000 S Gilbert St Hemet, CA	1.0–2.0	1.0	500	$1,470	$2.94	2d	4	1.09mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	24d	1	1.10mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	18d	1	1.11mi
1377 Provence Ct Hemet, CA	1.0	1.0	650	$1,900	$2.92	24d	1	1.11mi
528 San Marino St Hemet, CA	2.0	1.0	827	$1,900	$2.30	44d	1	1.18mi
627 Solano Dr Hemet, CA	2.0	2.0	882	$1,800	$2.04	18d	1	1.18mi
1711 Pepper Tree Dr Hemet, CA	2.0	2.0	864	$1,675	$1.94	22d	1	1.22mi
233 N Alessandro St Hemet, CA	1.0	1.0	690	$1,400	$2.03	44d	1	1.24mi
199 N Inez St Apt D Hemet, CA	1.0	1.0	650	$1,300	$2.00	8d	1	1.25mi
1933 Nuevo St Hemet, CA	2.0	1.0	827	$1,700	$2.06	24d	1	1.28mi
1931 Nuevo St Hemet, CA	2.0	1.0	820	$1,600	$1.95	44d	1	1.28mi
682 San Marino St Hemet, CA	2.0	1.0	827	$1,600	$1.93	44d	1	1.29mi
2488 San Padre Ct Hemet, CA	2.0	1.0	827	$1,599	$1.93	14d	1	1.32mi
2422 San Padre Ct Hemet, CA	2.0	1.0	827	$1,800	$2.18	24d	1	1.36mi
860 Douglas Ct Hemet, CA	2.0	2.0	1114	$1,850	$1.66	18d	1	1.36mi

Listing history 18 events

1. 2026-06-18
   days on market $45,900 Active 125 DOM
2. 2026-06-17
   days on market $45,900 Active 124 DOM
3. 2026-06-16
   days on market $45,900 Active 123 DOM
4. 2026-06-15
   days on market $45,900 Active 122 DOM
5. 2026-06-13
   days on market $45,900 Active 120 DOM
6. 2026-06-09
   days on market $45,900 Active 116 DOM
7. 2026-06-08
   days on market $45,900 Active 115 DOM
8. 2026-06-07
   days on market $45,900 Active 114 DOM
9. 2026-06-04
   days on market $45,900 Active 111 DOM
10. 2026-06-03
    days on market $45,900 Active 110 DOM
11. 2026-06-02
    days on market $45,900 Active 109 DOM
12. 2026-06-01
    days on market $45,900 Active 108 DOM
13. 2026-05-31
    days on market $45,900 Active 107 DOM
14. 2026-05-08
    price $45,900 559-char remark

    Show marketing remark (559 chars)

    Affordable living in Golden Coach Manor 55+ Senior mobile home park! Freshly painted 2 bedroom 2 bath double wide has newer laminated flooring, open beam ceilings and covered front porch. Spacious, open floor plan with combo living/dining room boasting built in china hutch. Kitchen with gas stove and breakfast counter. Inside laundry includes washer and dryer. 2 sheds. Park amenities include clubhouse, banquet hall, billiard and card rooms, heated lap pool and spa, picnic area with pergola, dog park, on-site laundry facility, RV storage option ($40/mo).

15. 2026-03-18
    price $49,900 559-char remark

    Show marketing remark (559 chars)

    Affordable living in Golden Coach Manor 55+ Senior mobile home park! Freshly painted 2 bedroom 2 bath double wide has newer laminated flooring, open beam ceilings and covered front porch. Spacious, open floor plan with combo living/dining room boasting built in china hutch. Kitchen with gas stove and breakfast counter. Inside laundry includes washer and dryer. 2 sheds. Park amenities include clubhouse, banquet hall, billiard and card rooms, heated lap pool and spa, picnic area with pergola, dog park, on-site laundry facility, RV storage option ($40/mo).

16. 2026-02-13
    listed $53,000 Active 559-char remark

    Show marketing remark (559 chars)

    Affordable living in Golden Coach Manor 55+ Senior mobile home park! Freshly painted 2 bedroom 2 bath double wide has newer laminated flooring, open beam ceilings and covered front porch. Spacious, open floor plan with combo living/dining room boasting built in china hutch. Kitchen with gas stove and breakfast counter. Inside laundry includes washer and dryer. 2 sheds. Park amenities include clubhouse, banquet hall, billiard and card rooms, heated lap pool and spa, picnic area with pergola, dog park, on-site laundry facility, RV storage option ($40/mo).

17. 2005-08-04
    soldstatus $23,300 278-char remark

    Show marketing remark (278 chars)

    Very well maintained mobile home in desirable 55+ park. Cathedral ceilings, newer carpet, double french doors, and a cozy front porch to enjoy those nice summer evenings. Includes washer and dryer, refrigerator, microwave, free-standing range, 2 storage sheds. Seller motivated.

18. 2005-06-14
    listed $27,500 278-char remark

    Show marketing remark (278 chars)

    Very well maintained mobile home in desirable 55+ park. Cathedral ceilings, newer carpet, double french doors, and a cozy front porch to enjoy those nice summer evenings. Includes washer and dryer, refrigerator, microwave, free-standing range, 2 storage sheds. Seller motivated.

ⓘ 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: $126 · $10/mo
• Projected year-2 tax: $349 · $29/mo
• Expected delta: +$223/yr (+$19/mo · 177.4%)

ⓘ 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 6/10 Major
• 🌡 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 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,230
• − Mortgage interest: −$2,571
• − Property taxes: −$126
• − Insurance: −$230
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$1,335
• Taxable income: $13,572
• Est. tax owed @ 24.0%: −$3,257
• After-tax cash flow: $10,271/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

+66.9% since first listed

5 events — show timeline

• 2026-05-08 Price Changed $45,900 CRMLS
• 2026-03-18 Price Changed $49,900 CRMLS
• 2026-02-13 Listed $53,000 CRMLS
• 2005-08-04 Sold (MLS) $23,300 CRMLS
• 2005-06-14 Listed $27,500 CRMLS

Property tax history

-1.2%/yr

Latest (2025): $126 · +2.0% YoY. Source: county tax records.