575 Lyon #142 · Hemet, CA 92543

$33,000

1 bd · 1.0 ba · 672 sqft · Manufactured · 6 Days on market

Manufactured home likely 55+ (park) Built 1972 Fair condition $49/sqft · 61% below area ↓ 43% since listing

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Why this score? — see what drove the C- 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 +22.5/30.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Manufactured-home adj. -4.6

Listing remarks

Welcome to the well taken care neighborhood of GOLDEN COACH MANOR MOBILE HOME PARK , great Mobile home with a bonus room for an office or an extra bedroom . Master bedroom offers plenty of space with a double closet and built on drawers. Enjoy your laundry with indoor washer and dryer , kitchen provides organized places for your pantry needs , this mobile home features Central Air and Heat for your comfort, home has two sheds for storing your gardening equipment , you will be pleased with the extra room for your vehicle with a extra large carport space.

Key facts

• Charming brick patio
• Extra-wide carport
• Two storage sheds

Tags

• EXTRA-WIDE CARPORT
• CHARMING BRICK PATIO
• ADDITIONAL GARDENING SPACE
• TWO STORAGE SHEDS
• LARGE HEATED SWIMMING POOL
• IN-GROUND SPA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $33k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $33k).
• Cap rate 31.8% vs local median 4.4% 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+, amenities F, commute 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.
• Zoned schools: Whittier Elementary (886 students, 92% FRL); Diamond Valley Middle (math 10% / reading 10%, grade F, #474 of 498 statewide, top 99%, 1,078 students, 91% FRL); West Valley High (math 18% / reading 40%, grade F, #770 of 1,170 statewide, top 66%, 1,898 students, 88% FRL) — zoned schools average 90% FRL vs 66% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 368 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 76d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $228 of loan paydown is wiped out by about $990 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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.

Risks & watch-outs

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

Recommended offer $33,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1972 — 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: 3.57% ✓
• Cap rate: 31.85%
• Cash-on-cash: 91.27%
• DSCR: 5.06
• GRM: 2.3

CMA / ARV

• ARV (median comp): $85,000
• List price: $33,000
• Delta: -61.18%
• 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 Ave #40	0.00mi	1/1.0	624 (-7%)	3mo	$36,999	$59	86
270 Santa Clara Cir	0.51mi	2/1.0 (+1)	672 (0%)	12mo	$103,000	$153	61
1445 W Florida Ave #56	0.63mi	1/1.0	720 (+7%)	3mo	$63,500	$88	56
281 Santa Clara Cir	0.51mi	2/1.0 (+1)	684 (+2%)	16mo	$139,000	$203	55
1200 W Johnston	0.54mi	2/1.0 (+1)	720 (+7%)	4mo	$87,000	$121	54
858 S Lyon Ave	0.36mi	2/1.0 (+1)	720 (+7%)	15mo	$63,000	$88	54
590 Santa Clara Cir	0.52mi	2/1.0 (+1)	640 (-5%)	13mo	$120,000	$188	52
631 Santa Clara	0.54mi	1/1.0	750 (+12%)	5mo	$118,000	$157	51
2750 W Acacia Ave Unit M15	0.71mi	1/1.0	650 (-3%)	14mo	$44,000	$68	50
893 S Palm	0.69mi	2/1.0 (+1)	720 (+7%)	6mo	$90,000	$125	46
851 San Rafael Dr	0.71mi	2/1.0 (+1)	720 (+7%)	13mo	$145,000	$201	39
1380 W Florida Ave #6	0.73mi	1/1.0	572 (-15%)	10mo	$42,000	$73	32

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: 90.6%
• Equity multiple: 5.11×
• Total profit: $37,976
• Equity at exit: $4,920

10-year hold

• IRR: 93.3%
• Equity multiple: 10.20×
• Total profit: $84,963
• Equity at exit: $2,853

Cash invested: $9,240 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 7 under contract
• Months of supply: 6.5 mo (15%/mo absorbed)
• Median asking: $39,250 ($52/sqft)
• Median days on market: 96 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +145.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92543

• Home prices YoY: -26.7%
• Rents YoY: 1.8%
• Active inventory: 368
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,178 high
• Mortgage (P&I): −$173
• Tax est. 1.5%: −$41 /mo · $495/yr
• Insurance: −$14
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $703

Break-even live

Break-even rent $289

Max offer price $33,000

Occupancy floor 35%

Sensitivity live

Price	-10% $726	-5% $714	+0% $703	+5% $691	+10% $680
Rent	-10% $610	-5% $656	+0% $703	+5% $749	+10% $796
Rate	-1.0pp $719	-0.5pp $711	base $703	+0.5pp $694	+1.0pp $685

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: $8,250
• Closing costs: $990
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$1,595	$1.78	0d	1	0.38mi
685 Jonquil St Hemet, CA	1.0	1.0	750	$1,700	$2.27	6d	1	0.39mi
1074 W Johnston Ave Hemet, CA	2.0	1.0	600	$1,399	$2.33	23d	1	0.64mi
893 S Palm Ave Hemet, CA	2.0	2.0	720	$1,375	$1.91	100d	1	0.72mi
3030 W Acacia Ave Hemet, CA	1.0–2.0	1.0–2.0	807	$1,525	$1.89	3d	3	0.79mi
201 N Valley View Dr Hemet, CA	1.0	1.0	552	$1,500	$2.72	139d	1	0.83mi
1150 S Palm Ave Hemet, CA	1.0	1.0	670	$1,534	$2.29	120d	1	0.96mi
1025 S Gilbert St Hemet, CA	1.0	1.0	724	$1,858	$2.57	0d	3	0.99mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	735	$1,575	$2.14	0d	9	1.08mi
224 S Alessandro St Unit ADU Hemet, CA	2.0	1.0	380	$1,250	$3.29	84d	1	1.09mi
126 W Central Ave Hemet, CA	1.0	1.0	580	$1,400	$2.41	33d	1	1.10mi
1377 Provence Ct Hemet, CA	1.0	1.0	650	$1,900	$2.92	120d	1	1.11mi
113 E Kimball Ave Unit 2 Hemet, CA	2.0	1.0	500	$1,295	$2.59	139d	1	1.23mi
233 N Alessandro St Hemet, CA	1.0	1.0	690	$1,400	$2.03	139d	1	1.24mi
199 N Inez St Apt D Hemet, CA	1.0	1.0	650	$1,350	$2.08	23d	1	1.25mi
199 N Inez St Apt D Hemet, CA	1.0	1.0	650	$1,300	$2.00	103d	1	1.25mi
199 N Inez St Apt D Hemet, CA	1.0	1.0	650	$1,300	$2.00	95d	1	1.25mi
323 E Florida Ave Hemet, CA	2.0	1.0	600	$1,400	$2.33	75d	1	1.40mi
3800 W Devonshire Ave Hemet, CA	3.0	1.0–2.0	816	$1,895	$2.32	0d	8	1.50mi

Property features AI

Finance

• Other: One padElevation reported in feetLiving area source: public recordsHome faces north
• Financial info: Monthly land lease of $625 (current)
• HOA & community: Senior communityStreet lightingPark: Golden Coach ManorManager approval required

Exterior

• Parking: Two covered carport spaces
• Security: Smoke detectorResident manager
• Utilities: Public sewerDistrict/public water
• Home design: Manufactured/mobile home (12' x 56') — mobile home remainsSingle-story
• Construction: Year built per public records
• Exterior features: Two shedsShed storageRectangular lot shapeClose to clubhousePorchAssociation poolPaved road access

Interior

• Kitchen: Gas rangeDishwasherVented exhaust fanGas water heaterWater heater unit
• Bedrooms: Main floor bedroomSun room
• Flooring: TileCarpet
• Bathrooms: One full bathroom with bathtub and exhaust fan
• Heating & cooling: Central furnace heatingCentral air conditioning
• Interior features: One-level homeNorth-facing entryPorchAssociation spaSmoke detectorResident manager
• Laundry & utility: Inside laundryStackable laundry hookups

Listing history 25 events

1. 2026-09-23
   days on market $33,000 Active 6 DOM
2. 2026-09-22
   days on market $33,000 Active 5 DOM
3. 2026-09-21
   days on market $33,000 Active 4 DOM
4. 2026-09-20
   days on market $33,000 Active 3 DOM
5. 2026-09-19
   days on market $33,000 Active 2 DOM
6. 2026-09-18
   days on marketlisting id $33,000 Active 1 DOM
7. 2026-09-13
   days on market $33,000 Active 4 DOM
8. 2026-09-12
   days on market $33,000 Active 3 DOM
9. 2026-09-11
   pricedays on marketlisting id $33,000 Active 2 DOM
10. 2026-06-18
    days on market $36,999 Active 138 DOM
11. 2026-06-17
    days on market $36,999 Active 137 DOM
12. 2026-06-16
    days on market $36,999 Active 136 DOM
13. 2026-06-15
    days on market $36,999 Active 135 DOM
14. 2026-06-13
    days on market $36,999 Active 133 DOM
15. 2026-06-09
    days on market $36,999 Active 129 DOM
16. 2026-06-08
    days on market $36,999 Active 128 DOM
17. 2026-06-07
    days on market $36,999 Active 127 DOM
18. 2026-06-04
    days on market $36,999 Active 124 DOM
19. 2026-06-03
    days on market $36,999 Active 123 DOM
20. 2026-06-02
    days on market $36,999 Active 122 DOM
21. 2026-06-01
    days on market $36,999 Active 121 DOM
22. 2026-05-31
    days on market $36,999 Active 120 DOM
23. 2026-04-29
    price $36,999 1715-char remark
24. 2026-03-09
    price $47,900 1715-char remark
25. 2026-01-31
    listed $58,000 Active 1715-char remark

ⓘ 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 · 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: $14,139
• − Mortgage interest: −$1,849
• − Property taxes: −$495
• − Insurance: −$165
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$960
• Taxable income: $8,408
• Est. tax owed @ 24.0%: −$2,018
• After-tax cash flow: $6,415/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 · 12 photos

Fair 45/100 Cosmetic rehab Est. rehab $3,360–$10,080 screening

This mobile home is in fair condition with cosmetic repairs needed. It offers a cozy and spacious living space with a large patio and community amenities.

Repairs flagged

• Minor Exterior siding — Weathered appearance
• Minor Awning paint — Faded color
• Minor Interior wall paint — Faded appearance

Value-add opportunities

• Both Paint interior walls and ceiling fan — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn carpet — Fresh carpet improves comfort and appearance ↑
• Both Replace faded awning paint — Fresh paint improves curb appeal and enhances home's appearance ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Whittier Elementary Middle Diamond Valley Middle F CA #474/498 Nat'l #13,307/14,009 High West Valley High F CA #770/1,170 Nat'l #11,621/17,239

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

D Composite livability gradescore 51/100

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 · 2,664,475 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: 19% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: One padElevation reported in feetLiving area source: public recordsHome faces north
• Financial info: Monthly land lease of $625 (current)
• HOA & community: Senior communityStreet lightingPark: Golden Coach ManorManager approval required

Exterior

• Parking: Two covered carport spaces
• Security: Smoke detectorResident manager
• Utilities: Public sewerDistrict/public water
• Home design: Manufactured/mobile home (12' x 56') — mobile home remainsSingle-story
• Construction: Year built per public records
• Exterior features: Two shedsShed storageRectangular lot shapeClose to clubhousePorchAssociation poolPaved road access

Interior

• Kitchen: Gas rangeDishwasherVented exhaust fanGas water heaterWater heater unit
• Bedrooms: Main floor bedroomSun room
• Flooring: TileCarpet
• Bathrooms: One full bathroom with bathtub and exhaust fan
• Heating & cooling: Central furnace heatingCentral air conditioning
• Interior features: One-level homeNorth-facing entryPorchAssociation spaSmoke detectorResident manager
• Laundry & utility: Inside laundryStackable laundry hookups

Price history

-43.1% since first listed

8 events — show timeline

• 2026-09-17 Listed $33,000 CRMLS
• 2026-09-14 Listing Removed — CRMLS
• 2026-09-11 Relisted — CRMLS
• 2026-09-08 Listed $33,000 CRMLS
• 2026-06-20 Listing Removed — CRMLS
• 2026-04-29 Price Changed $36,999 CRMLS
• 2026-03-09 Price Changed $47,900 CRMLS
• 2026-01-31 Listed $58,000 CRMLS