725 W Thornton #163 · Hemet, CA 92543

$87,000

2 bd · 2.0 ba · 1,060 sqft · Manufactured public records · 57 Days on market

Built 1973 $82/sqft · 18% below area Est $106k · 18% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

2-bedroom, 2-bath home located at 725 W Thornton Ave #163 in a senior community in Hemet. This home features a functional floor plan with a living area, kitchen with cabinet storage and counter space, and designated dining area. The primary bedroom includes an attached bathroom, with a second bedroom and additional full bathroom. Exterior includes a private outdoor space. Property is situated within a senior community with access to nearby shopping, dining, and local amenities.

Key facts

• 2 garage spots
• Community pool
• Built 1973

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $87k.

Deal economics

• At list price, monthly cash flow is $927 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $84k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.1% 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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1,935/mo this rent would consume 47% 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 $601 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 + 1.8% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $50k; list at $87k implies a 74% gain — meaningful room to come down on a strong offer.

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 $84,390 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.22% ✓
• Cap rate: 19.08%
• Cash-on-cash: 45.68%
• DSCR: 3.03
• GRM: 3.7

CMA / ARV

• ARV (median comp): $106,000
• List price: $87,000
• Delta: -17.92%
• 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 #22	0.00mi	2/2.0	1,092 (+3%)	10mo	$43,000	$39	86
1455 S State St #111	0.26mi	2/2.0	1,040 (-2%)	3mo	$102,000	$98	83
725 W Thornton Ave #97	0.00mi	2/2.0	960 (-9%)	4mo	$25,200	$26	81
1536 S STATE St #14	0.46mi	2/2.0	1,080 (+2%)	11mo	$91,500	$85	66
838 San Francisco Dr	0.65mi	2/2.0	1,040 (-2%)	4mo	$110,000	$106	63
1167 Via Del Mesa	0.51mi	2/2.0	1,152 (+9%)	1mo	$135,000	$117	61
1536 S State St #134	0.57mi	3/2.0 (+1)	1,058 (-0%)	9mo	$122,500	$116	60
550 Santa Clara Cir	0.74mi	2/2.0	1,040 (-2%)	7mo	$165,000	$159	57
1536 S State St #58	0.57mi	2/2.0	1,152 (+9%)	6mo	$125,000	$109	54
1083 Via Del Mesa	0.47mi	2/2.0	1,200 (+13%)	3mo	$149,900	$125	53
1111 W Johnston Ave	0.63mi	2/2.0	1,200 (+13%)	0mo	$135,000	$113	49
1536 S State St #92	0.61mi	2/2.0	957 (-10%)	11mo	$65,000	$68	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 · 1.76% rent growth · sell at horizon

5-year hold

• IRR: 41.4%
• Equity multiple: 2.75×
• Total profit: $42,608
• Equity at exit: $12,972

10-year hold

• IRR: 47.1%
• Equity multiple: 5.26×
• Total profit: $103,727
• Equity at exit: $7,522

Cash invested: $24,360 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,935 high
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,305/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $927

Break-even live

Break-even rent $761

Max offer price $87,000

Occupancy floor 47%

Sensitivity live

Price	-10% $987	-5% $957	+0% $927	+5% $897	+10% $867
Rent	-10% $774	-5% $851	+0% $927	+5% $1,004	+10% $1,080
Rate	-1.0pp $971	-0.5pp $949	base $927	+0.5pp $905	+1.0pp $882

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 38 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	2d	8	0.39mi
1005 S Gilbert St Hemet, CA	2.0	1.5	975	$1,825	$1.87	25d	2	0.47mi
409 E Thornton Ave Hemet, CA	2.0	1.0	970	$1,912	$1.97	3d	2	0.49mi
893 S Palm Ave Hemet, CA	2.0	2.0	720	$1,375	$1.91	5d	1	0.59mi
750 Santa Clara Cir Hemet, CA	2.0	2.0	800	$1,400	$1.75	15d	1	0.61mi
390 Magnolia Cir Hemet, CA	2.0	2.0	1038	$2,400	$2.31	4d	1	0.61mi
390 Magnolia Cir Hemet, CA	2.0	2.0	1038	$2,400	$2.31	0d	1	0.61mi
1711 Pepper Tree Dr Hemet, CA	2.0	2.0	864	$1,675	$1.94	22d	1	0.72mi
640 Vista del Monte Hemet, CA	3.0	2.0	1480	$2,650	$1.79	44d	1	0.74mi
735 S Gilbert St Hemet, CA	3.0	2.0	1202	$2,400	$2.00	44d	1	0.77mi
716 Robert Dr Hemet, CA	3.0	2.0	1450	$2,300	$1.59	6d	1	0.78mi
120 Santa Lucia Dr Hemet, CA	2.0	2.0	1197	$1,600	$1.34	44d	1	0.80mi
853 Douglas Ct Hemet, CA	2.0	2.0	1148	$1,850	$1.61	4d	1	0.81mi
101 San Mateo Cir Hemet, CA	2.0	2.0	1152	$1,790	$1.55	0d	1	0.82mi
678 Monterey Pl Hemet, CA	2.0	2.0	1047	$1,995	$1.91	44d	1	0.82mi
576 Montecito Ave Unit C Hemet, CA	2.0	2.0	861	$1,850	$2.15	17d	1	0.82mi
876 W Whittier Ave Unit 878 Hemet, CA	2.0	2.0	1127	$2,150	$1.91	25d	1	0.82mi
860 Douglas Ct Hemet, CA	2.0	2.0	1114	$1,850	$1.66	19d	1	0.83mi
611 S Palm Ave Unit K Hemet, CA	2.0	2.0	1254	$1,895	$1.51	8d	1	0.93mi
700 Johnston Ave Unit 708 Hemet, CA	2.0	1.0	1000	$1,600	$1.60	8d	1	0.96mi
1955 Silver Oak Way Hemet, CA	3.0	2.0	1318	$2,250	$1.71	44d	1	0.96mi
1521 W Westmont Ave Hemet, CA	2.0	2.0	1197	$2,000	$1.67	44d	1	0.97mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	44d	1	1.09mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	44d	1	1.15mi
363 S Gilbert St Hemet, CA	3.0	2.0	1200	$1,900	$1.58	4d	1	1.20mi
363 S Gilbert St Unit B Hemet, CA	3.0	2.0	1200	$1,900	$1.58	14d	1	1.20mi
1096 Burton St Hemet, CA	3.0	2.5	1477	$2,595	$1.76	0d	1	1.20mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	6d	1	1.25mi
1850 Amberwood Dr Hemet, CA	2.0	2.0	1170	$1,561	$1.33	44d	1	1.26mi
733 S San Jacinto St Unit B Hemet, CA	2.0	1.0	1000	$1,500	$1.50	25d	1	1.31mi
1354 Jasmine Way Hemet, CA	2.0	2.0	1440	$1,650	$1.15	44d	1	1.35mi
683 Jonquil St Hemet, CA	3.0	2.0	1150	$2,448	$2.13	25d	1	1.40mi
1287 Olive Tree Ln Unit D Hemet, CA	2.0	1.0	995	$1,599	$1.61	44d	1	1.41mi
1287 Olive Tree Ln Unit C Hemet, CA	2.0	1.0	995	$1,495	$1.50	25d	1	1.41mi
26454 S San Jacinto St Hemet, CA	3.0	1.0	800	$1,795	$2.24	3d	1	1.42mi
26452 S San Jacinto St Hemet, CA	3.0	1.0	800	$1,795	$2.24	3d	1	1.42mi
26450 San Jacinto St Hemet, CA	3.0	2.0	1250	$2,295	$1.84	3d	1	1.42mi
26416 S San Jacinto St Unit 26416 Hemet, CA	2.0	1.0	900	$1,675	$1.86	25d	1	1.46mi

Listing history 15 events

1. 2026-06-13
   days on market $87,000 Active 57 DOM
2. 2026-06-09
   days on market $87,000 Active 53 DOM
3. 2026-06-08
   days on market $87,000 Active 52 DOM
4. 2026-06-07
   days on market $87,000 Active 51 DOM
5. 2026-06-04
   days on market $87,000 Active 48 DOM
6. 2026-06-03
   days on market $87,000 Active 47 DOM
7. 2026-06-02
   days on market $87,000 Active 46 DOM
8. 2026-06-01
   days on market $87,000 Active 45 DOM
9. 2026-05-31
   days on market $87,000 Active 44 DOM
10. 2026-04-17
    listed $87,000 Active 482-char remark

    Show marketing remark (482 chars)

    2-bedroom, 2-bath home located at 725 W Thornton Ave #163 in a senior community in Hemet. This home features a functional floor plan with a living area, kitchen with cabinet storage and counter space, and designated dining area. The primary bedroom includes an attached bathroom, with a second bedroom and additional full bathroom. Exterior includes a private outdoor space. Property is situated within a senior community with access to nearby shopping, dining, and local amenities.

11. 2026-04-16
    historical $87,000 482-char remark

    Show marketing remark (482 chars)

    2-bedroom, 2-bath home located at 725 W Thornton Ave #163 in a senior community in Hemet. This home features a functional floor plan with a living area, kitchen with cabinet storage and counter space, and designated dining area. The primary bedroom includes an attached bathroom, with a second bedroom and additional full bathroom. Exterior includes a private outdoor space. Property is situated within a senior community with access to nearby shopping, dining, and local amenities.

12. 2022-08-08
    soldstatus $50,000 Closed Sale 605-char remark

    Show marketing remark (605 chars)

    Welcome Home!! this is a fantastic home in a great Hemet location. This park is in a quiet and peaceful park well desired London Spires 55+ park, which offers several amenities, including a clubhouse facility, pool & spa, fitness room, library, shuffleboard, billiards, card room, with exceptional amenities like a pool, library, courtyard, and a clubhouse. This home offers two bedrooms, two baths, a spacious family room with a built-in hutch, a kitchen with plenty of cabinets, open kitchen floor plan connected to the living room area. Call me if you have any questions. More photos coming soon!

13. 2022-06-23
    status Pending Sale 605-char remark

    Show marketing remark (605 chars)

    Welcome Home!! this is a fantastic home in a great Hemet location. This park is in a quiet and peaceful park well desired London Spires 55+ park, which offers several amenities, including a clubhouse facility, pool & spa, fitness room, library, shuffleboard, billiards, card room, with exceptional amenities like a pool, library, courtyard, and a clubhouse. This home offers two bedrooms, two baths, a spacious family room with a built-in hutch, a kitchen with plenty of cabinets, open kitchen floor plan connected to the living room area. Call me if you have any questions. More photos coming soon!

14. 2022-05-31
    listed $55,000 Active 605-char remark

    Show marketing remark (605 chars)

    Welcome Home!! this is a fantastic home in a great Hemet location. This park is in a quiet and peaceful park well desired London Spires 55+ park, which offers several amenities, including a clubhouse facility, pool & spa, fitness room, library, shuffleboard, billiards, card room, with exceptional amenities like a pool, library, courtyard, and a clubhouse. This home offers two bedrooms, two baths, a spacious family room with a built-in hutch, a kitchen with plenty of cabinets, open kitchen floor plan connected to the living room area. Call me if you have any questions. More photos coming soon!

15. 2022-05-26
    historical $55,000 605-char remark

    Show marketing remark (605 chars)

    Welcome Home!! this is a fantastic home in a great Hemet location. This park is in a quiet and peaceful park well desired London Spires 55+ park, which offers several amenities, including a clubhouse facility, pool & spa, fitness room, library, shuffleboard, billiards, card room, with exceptional amenities like a pool, library, courtyard, and a clubhouse. This home offers two bedrooms, two baths, a spacious family room with a built-in hutch, a kitchen with plenty of cabinets, open kitchen floor plan connected to the living room area. Call me if you have any questions. More photos coming soon!

ⓘ 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 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: $23,218
• − Mortgage interest: −$4,873
• − Property taxes: −$1,305
• − Insurance: −$435
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − Depreciation: −$2,531
• Taxable income: $10,359
• Est. tax owed @ 24.0%: −$2,486
• After-tax cash flow: $8,642/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

+58.2% since first listed

6 events — show timeline

• 2026-04-17 Listed $87,000 CRMLS
• 2026-04-16 Coming Soon $87,000 CRMLS
• 2022-08-08 Sold (MLS) $50,000 CRMLS
• 2022-06-23 Pending — CRMLS
• 2022-05-31 Listed $55,000 CRMLS
• 2022-05-26 Coming Soon $55,000 CRMLS

Property tax history

+6.9%/yr

Latest (2025): $114 · +3.4% YoY. Source: county tax records.