725 W Thornton Ave #72 · Hemet, CA 92543

$79,900

2 bd · 1.0 ba · 746 sqft · Manufactured · 549 Days on market

Manufactured home 55+ age-restricted Built 2020 Good condition $107/sqft · 13% below area Est $92k · 13% under ↓ 10% 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
• ARV discount +13.3/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Condition / age +3.8/5.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Appreciation +2.5/10.0
• Schools +2.0/10.0
• Manufactured-home adj. -5.2

Listing remarks MLS

Welcome home to this charming two-bedroom, one-bath retreat nestled in the heart of London Spires, a beautifully maintained 55+ community. This delightful home exudes warmth and character, with a welcoming front porch perfect for sipping morning coffee or enjoying the peaceful surroundings. Inside, you’ll find a thoughtfully designed layout with inviting living spaces, cozy bedrooms, and a well-appointed bath. The home is offering both comfort and convenience in a serene setting. Experience the best of community living in this picturesque haven!

Key facts

• 2 parking spots
• Community pool
• Built 2020

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: Mcsweeny Elementary (746 students, 90% 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); 292 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 54d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• This rent runs 33% 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 $552 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 549 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 549 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.72% ✓
• Cap rate: 14.27%
• Cash-on-cash: 28.48%
• DSCR: 2.27
• GRM: 4.9

CMA / ARV

• ARV (median comp): $91,790
• List price: $79,900
• Delta: -12.95%
• 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 #115	0.06mi	2/2.0	672 (-10%)	12mo	$40,000	$60	66
893 S Palm	0.55mi	2/1.0	720 (-4%)	5mo	$90,000	$125	64
1200 W Johnston	0.61mi	2/1.0	720 (-4%)	3mo	$87,000	$121	63
631 Santa Clara	0.62mi	1/1.0 (-1)	750 (+0%)	4mo	$118,000	$157	62
1635 Santa Susana Dr	0.58mi	2/1.0	800 (+7%)	4mo	$135,000	$169	58
851 San Rafael Dr	0.64mi	2/1.0	720 (-4%)	11mo	$145,000	$201	55
873 San Ignacio	0.58mi	2/2.0	800 (+7%)	3mo	$125,000	$156	54
1097 N state St #101	0.59mi	2/1.5	800 (+7%)	6mo	$94,000	$118	54
670 Santa Clara	0.59mi	1/1.0 (-1)	807 (+8%)	2mo	$90,000	$112	52
1536 S State St #29	0.55mi	2/2.0	800 (+7%)	8mo	$89,999	$112	52
810 San Ynez Dr	0.74mi	2/2.0	800 (+7%)	4mo	$85,000	$106	46
590 Santa Clara Cir	0.63mi	2/1.0	640 (-14%)	11mo	$120,000	$188	38

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: 21.3%
• Equity multiple: 1.86×
• Total profit: $19,199
• Equity at exit: $11,913

10-year hold

• IRR: 28.6%
• Equity multiple: 3.40×
• Total profit: $53,581
• Equity at exit: $6,908

Cash invested: $22,372 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 3 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $89,000 ($119/sqft)
• Median days on market: 207 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +3.1% vs 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: 292
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,371 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $531

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 56%

Sensitivity live

Price	-10% $586	-5% $559	+0% $531	+5% $503	+10% $476
Rent	-10% $423	-5% $477	+0% $531	+5% $585	+10% $639
Rate	-1.0pp $571	-0.5pp $551	base $531	+0.5pp $510	+1.0pp $489

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: $19,975
• Closing costs: $2,397
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1377 Provence Ct Hemet, CA	1.0	1.0	650	$1,900	$2.92	73d	1	0.22mi
1150 S Palm Ave Hemet, CA	1.0	1.0	670	$1,534	$2.29	73d	1	0.23mi
1025 S Gilbert St Hemet, CA	1.0	1.0	724	$1,845	$2.55	0d	3	0.42mi
893 S Palm Ave Hemet, CA	2.0	2.0	720	$1,375	$1.91	54d	1	0.57mi
409 E Thornton Ave Hemet, CA	1.0–2.0	1.0–2.0	845	$2,150	$2.54	0d	7	0.60mi
224 S Alessandro St Unit ADU Hemet, CA	2.0	1.0	380	$1,250	$3.29	38d	1	1.43mi

Listing history 50 events

1. 2026-08-08
   days on market $79,900 Active 549 DOM
2. 2026-08-06
   days on market $79,900 Active 547 DOM
3. 2026-08-05
   days on market $79,900 Active 546 DOM
4. 2026-08-04
   days on market $79,900 Active 545 DOM
5. 2026-08-03
   days on market $79,900 Active 544 DOM
6. 2026-07-31
   days on market $79,900 Active 541 DOM
7. 2026-07-30
   days on market $79,900 Active 540 DOM
8. 2026-07-30
   days on market $79,900 Active 539 DOM
9. 2026-07-28
   days on market $79,900 Active 538 DOM
10. 2026-07-26
    days on market $79,900 Active 536 DOM
11. 2026-07-24
    days on market $79,900 Active 534 DOM
12. 2026-07-23
    days on market $79,900 Active 533 DOM
13. 2026-07-22
    days on market $79,900 Active 532 DOM
14. 2026-07-21
    days on market $79,900 Active 531 DOM
15. 2026-07-20
    days on market $79,900 Active 530 DOM
16. 2026-07-18
    days on market $79,900 Active 528 DOM
17. 2026-07-18
    days on market $79,900 Active 527 DOM
18. 2026-07-16
    days on market $79,900 Active 526 DOM
19. 2026-07-15
    days on market $79,900 Active 525 DOM
20. 2026-07-14
    days on market $79,900 Active 524 DOM
21. 2026-07-13
    days on market $79,900 Active 523 DOM
22. 2026-07-13
    days on market $79,900 Active 522 DOM
23. 2026-07-11
    days on market $79,900 Active 521 DOM
24. 2026-07-10
    days on market $79,900 Active 520 DOM
25. 2026-07-09
    days on market $79,900 Active 519 DOM
26. 2026-07-07
    days on market $79,900 Active 517 DOM
27. 2026-07-06
    days on market $79,900 Active 516 DOM
28. 2026-07-06
    days on market $79,900 Active 515 DOM
29. 2026-07-05
    days on market $79,900 Active 514 DOM
30. 2026-07-03
    days on market $79,900 Active 513 DOM
31. 2026-07-02
    days on market $79,900 Active 512 DOM
32. 2026-07-01
    days on market $79,900 Active 511 DOM
33. 2026-06-30
    days on market $79,900 Active 510 DOM
34. 2026-06-29
    days on market $79,900 Active 509 DOM
35. 2026-06-28
    days on market $79,900 Active 508 DOM
36. 2026-06-27
    days on market $79,900 Active 507 DOM
37. 2026-06-26
    days on market $79,900 Active 506 DOM
38. 2026-06-24
    days on market $79,900 Active 504 DOM
39. 2026-06-22
    days on market $79,900 Active 502 DOM
40. 2026-06-21
    days on market $79,900 Active 501 DOM
41. 2026-06-18
    days on market $79,900 Active 498 DOM
42. 2026-06-17
    days on market $79,900 Active 497 DOM
43. 2026-06-16
    days on market $79,900 Active 496 DOM
44. 2026-06-15
    days on market $79,900 Active 495 DOM
45. 2026-06-13
    days on market $79,900 Active 493 DOM
46. 2026-06-09
    days on market $79,900 Active 489 DOM
47. 2026-06-08
    days on market $79,900 Active 488 DOM
48. 2026-06-07
    days on market $79,900 Active 487 DOM
49. 2026-06-04
    days on market $79,900 Active 484 DOM
50. 2026-06-03
    days on market $79,900 Active 483 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 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: $16,452
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$2,324
• Taxable income: $5,422
• Est. tax owed @ 24.0%: −$1,301
• After-tax cash flow: $5,070/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 · 2 photos

Good 75/100 Cosmetic rehab Est. rehab $3,730–$11,190 screening

This manufactured home is in good condition with a good exterior and interior. It is move-in ready with minor maintenance items to address. Painting the exterior siding and cleaning gutters would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Clean gutters — Improves drainage and adds to the home's overall appearance, boosting value for both resale and rental. ↑

ⓘ 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 Mcsweeny 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

Price history

-10.2% since first listed

2 events — show timeline

• 2026-04-07 Price Changed $79,900 SDMLS
• 2025-02-05 Listed $89,000 SDMLS