601 N Kirby St #118 · Hemet, CA 92544

$72,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 83 Days on market

Built 1977 Good condition $50/sqft · 39% above area Est $52k · 39% over ↓ 13% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your Next Chapter Starts Here — and It's a Good One! Welcome to the good life in Hemet's sought-after 55+ community! This darling 2BD/2BA gem is move-in ready — open, airy layout, bright kitchen, cozy dining nook, covered front porch, and a private outdoor area that's all yours. The seller genuinely wants you to feel at home from day one, and has thoughtfully arranged support toward your first month's costs so you can settle in with total peace of mind. Resort-style perks await — pool, golf course, dog park, and clubhouse — with shopping, dining, and medical services just minutes away. Downsizing never looked this good. Come see it — you'll want to stay.

Key facts

• Community pool
• Built 1977
• Listed 83 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $72k. Condition is rated good.

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 $72k).
• Recommended offer: $68k (6.0% below list) — sets the bar for market timing.
• Cap rate 25.3% 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 fast (+4.9%/yr); 323 active listings in the ZIP; 38 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 34% of the median local income ($74k/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 $498 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 + 4.9% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,680 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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: 2.88% ✓
• Cap rate: 25.32%
• Cash-on-cash: 67.96%
• DSCR: 4.02
• GRM: 2.9

CMA / ARV

• ARV (median comp): $51,674
• List price: $72,000
• Delta: 39.33%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 N Kirby St #501	0.24mi	2/2.0	1,440 (0%)	0mo	$49,000	$34	89
601 Kirby St N #451	0.24mi	2/2.0	1,440 (0%)	0mo	$60,000	$42	88
601 Kirby St N #235	0.24mi	2/2.0	1,440 (0%)	3mo	$84,000	$58	87
601 N Kirby #177	0.42mi	2/2.0	1,344 (-7%)	1mo	$10,000	$7	69
1525 W Oakland Ave #62	0.66mi	2/2.0	1,440 (0%)	2mo	$40,000	$28	67
542 Castille	0.56mi	2/2.0	1,392 (-3%)	2mo	$239,000	$172	67
1420 Cabrillo Dr	0.72mi	2/2.0	1,440 (0%)	1mo	$247,500	$172	66
601 N Kirby St #267	0.24mi	2/2.0	1,248 (-13%)	3mo	$82,250	$66	64
1895 W Devonshire #20	0.56mi	2/2.0	1,344 (-7%)	1mo	$44,000	$33	62
1895 W Devonshire Ave #74	0.56mi	3/2.0 (+1)	1,344 (-7%)	2mo	$80,000	$60	56
1300 Menlo Ave #81	0.75mi	3/2.0 (+1)	1,612 (+12%)	1mo	$155,000	$96	39
1150 N Kirby #75	0.74mi	3/2.0 (+1)	1,248 (-13%)	0mo	$107,000	$86	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 · 4.9% rent growth · sell at horizon

5-year hold

• IRR: 69.5%
• Equity multiple: 4.23×
• Total profit: $65,120
• Equity at exit: $10,735

10-year hold

• IRR: 74.1%
• Equity multiple: 9.32×
• Total profit: $167,707
• Equity at exit: $6,225

Cash invested: $20,160 (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 92544

• Rents YoY: 4.9%
• Active inventory: 323
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,075 high
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $1,142

Break-even live

Break-even rent $630

Max offer price $72,000

Occupancy floor 40%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,945	$2.75	2d	11	0.28mi
811 Alondra Dr Hemet, CA	2.0	2.0	1166	$1,875	$1.61	5d	1	0.36mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	18d	1	0.36mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	24d	1	0.38mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	12d	1	0.38mi
627 Solano Dr Hemet, CA	2.0	2.0	882	$1,800	$2.04	18d	1	0.41mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	24d	1	0.42mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	44d	1	0.42mi
743 Via Linda Dr Hemet, CA	2.0	2.0	1206	$1,995	$1.65	5d	1	0.43mi
2014 Iris Way Hemet, CA	3.0	2.0	1192	$2,850	$2.39	44d	1	0.46mi
1700 Walden Ln Hemet, CA	3.0	2.0	1430	$2,670	$1.87	24d	1	0.56mi
543 La Cresta Dr Hemet, CA	2.0	2.0	1544	$1,595	$1.03	44d	1	0.57mi
2208 El Grande St Hemet, CA	2.0	2.0	1327	$2,100	$1.58	18d	1	0.57mi
3471 Dublin Ct Hemet, CA	3.0	2.0	1276	$2,895	$2.27	4d	1	0.60mi
663 Mariposa Dr Hemet, CA	2.0	2.0	1440	$1,500	$1.04	24d	1	0.73mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	24d	1	0.78mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	44d	1	0.81mi
3030 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	892	$1,895	$2.12	2d	10	0.84mi
3800 W Devonshire Ave Hemet, CA	3.0	1.0–2.0	816	$2,055	$2.52	2d	8	0.85mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,035	$2.27	2d	1	0.86mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	24d	1	0.86mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	8d	1	0.87mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	14d	1	0.87mi
1245 Millie Dr Hemet, CA	3.0	2.0	1392	$2,850	$2.05	8d	1	0.90mi
828 Coramdeo Ct Hemet, CA	3.0	2.0	1543	$3,000	$1.94	44d	1	0.90mi
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	44d	1	0.91mi
1850 Amberwood Dr Hemet, CA	2.0	2.0	1170	$1,561	$1.33	44d	1	1.16mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	5d	1	1.18mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	44d	1	1.28mi
1967 Connor Ln San Jacinto, CA	3.0	2.5	1708	$2,950	$1.73	8d	1	1.28mi
683 Jonquil St Hemet, CA	3.0	2.0	1150	$2,448	$2.13	24d	1	1.30mi
1844 Paradise Way San Jacinto, CA	3.0	2.0	1540	$3,000	$1.95	44d	1	1.30mi
4400 W Florida Ave Unit 86 Hemet, CA	3.0	2.0	1310	$1,800	$1.37	44d	1	1.35mi
4400 W Florida Ave Spc 26 Hemet, CA	3.0	2.0	1193	$1,699	$1.42	15d	1	1.37mi
1521 W Westmont Ave Hemet, CA	2.0	2.0	1197	$2,000	$1.67	44d	1	1.46mi
415 S Tahquitz Ave Hemet, CA	3.0	2.0	1766	$2,900	$1.64	18d	1	1.48mi
1241 Sandlewood Dr Hemet, CA	2.0	1.5	1504	$2,000	$1.33	44d	1	1.48mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	44d	1	1.50mi

Listing history 28 events

1. 2026-06-18
   days on market $72,000 Active 83 DOM
2. 2026-06-17
   days on market $72,000 Active 82 DOM
3. 2026-06-16
   days on market $72,000 Active 81 DOM
4. 2026-06-15
   days on market $72,000 Active 80 DOM
5. 2026-06-13
   days on market $72,000 Active 78 DOM
6. 2026-06-09
   days on market $72,000 Active 74 DOM
7. 2026-06-08
   days on market $72,000 Active 73 DOM
8. 2026-06-08
   price $72,000 Active 72 DOM
9. 2026-06-07
   days on market $87,300 Active 72 DOM
10. 2026-06-04
    days on market $87,300 Active 69 DOM
11. 2026-06-03
    days on market $87,300 Active 68 DOM
12. 2026-06-02
    days on market $87,300 Active 67 DOM
13. 2026-06-01
    days on market $87,300 Active 66 DOM
14. 2026-05-31
    days on market $87,300 Active 65 DOM
15. 2026-03-27
    listed $87,300 Active 693-char remark

    Show marketing remark (693 chars)

    Your Next Chapter Starts Here — and It's a Good One! Welcome to the good life in Hemet's sought-after 55+ community! This darling 2BD/2BA gem is move-in ready — open, airy layout, bright kitchen, cozy dining nook, covered front porch, and a private outdoor area that's all yours. The seller genuinely wants you to feel at home from day one, and has thoughtfully arranged support toward your first month's costs so you can settle in with total peace of mind. Resort-style perks await — pool, golf course, dog park, and clubhouse — with shopping, dining, and medical services just minutes away. Downsizing never looked this good. Come see it — you'll want to stay.

16. 2026-03-23
    historical $87,300 693-char remark

    Show marketing remark (693 chars)

    Your Next Chapter Starts Here — and It's a Good One! Welcome to the good life in Hemet's sought-after 55+ community! This darling 2BD/2BA gem is move-in ready — open, airy layout, bright kitchen, cozy dining nook, covered front porch, and a private outdoor area that's all yours. The seller genuinely wants you to feel at home from day one, and has thoughtfully arranged support toward your first month's costs so you can settle in with total peace of mind. Resort-style perks await — pool, golf course, dog park, and clubhouse — with shopping, dining, and medical services just minutes away. Downsizing never looked this good. Come see it — you'll want to stay.

17. 2026-03-18
    historical
18. 2026-03-05
    status Active
19. 2026-02-27
    status Active
20. 2025-09-26
    price $88,500
21. 2025-07-17
    listed $112,988 Active
22. 2025-07-02
    historical
23. 2025-02-17
    historical
24. 2024-09-25
    price $82,000
25. 2024-08-19
    listed $88,000 Active
26. 2024-07-21
    historical
27. 2024-03-20
    price $94,900
28. 2024-02-08
    listed $100,000 Active

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 5 d/yr ≥104°F today · 14 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: $24,900
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − Depreciation: −$2,095
• Taxable income: $13,348
• Est. tax owed @ 24.0%: −$3,204
• After-tax cash flow: $10,497/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

This mobile home is move-in ready with a good exterior and interior condition, and minimal maintenance required.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and resale value.
• Both Trim the landscaping — Improves curb appeal and rental value by making the property look more maintained.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Enhances curb appeal and resale value. ↑
• Both Trim the landscaping — Improves curb appeal and rental value by making the property look more maintained. ↑

ⓘ 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): 51,751
• Household income: $73,596
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1518.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 49% White 40% Two or more races 18% Black 5% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 43% Puerto Rican 1%
• Common ancestry: Slovak 2% Italian 2% Portuguese 2%
• Foreign-born: 15% · Canada, China
• Languages at home: 70% English-only · Spanish 27% Other Asian/Pacific 1% Other Indo-European 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: ▼ -219.06%
• Current HPI: 391.972
• Rent YoY: ▲ 4.90%
• 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

-12.7% since first listed

14 events — show timeline

• 2026-03-27 Listed $87,300 CRMLS
• 2026-03-23 Coming Soon $87,300 CRMLS
• 2026-03-18 Listing Removed — CRMLS
• 2026-03-05 Relisted — CRMLS
• 2026-02-27 Relisted — CRMLS
• 2025-09-26 Price Changed $88,500 CRMLS
• 2025-07-17 Listed $112,988 CRMLS
• 2025-07-02 Coming Soon — CRMLS
• 2025-02-17 Listing Removed — CRMLS
• 2024-09-25 Price Changed $82,000 CRMLS
• 2024-08-19 Listed $88,000 CRMLS
• 2024-07-21 Listing Removed — CRMLS
• 2024-03-20 Price Changed $94,900 CRMLS
• 2024-02-08 Listed $100,000 CRMLS