2205 W Acacia Ave #129 · Hemet, CA 92545

$204,900

4 bd · 2.0 ba · 1,440 sqft · Manufactured · 281 Days on market

Built 2025 Excellent condition $142/sqft · 65% above 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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Rent growth +3.4/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand New 2025 Turn-Key Home in Gated All-Age Community! Welcome to your dream home in a secure, all-age family park offering top-tier amenities and a welcoming neighborhood vibe. This beautiful brand new 2025-built manufactured home features 4 spacious bedrooms and 2 modern bathrooms, perfectly designed for comfortable family living. Step inside to an open-concept layout with recessed lighting, ceiling fans throughout, and stylish laminate countertops. The heart of the home is the kitchen, complete with a center island, and all appliances included—even the refrigerator! An indoor laundry room adds extra convenience to your daily routine. The primary suite is a true retreat, featuring a walk-in closet, double sinks, and a luxurious walk-in shower in the private en-suite bathroom. Enjoy relaxing evenings on your outdoor porch or park with ease in your covered carport that fits up to three compact cars. Located in a gated community that offers something for everyone—swimming pool, spa, clubhouse, and a playground for the kids—this home truly has it all. Turn-key and move-in ready, this home is waiting for you to make it your own!

Key facts

• Gated community
• Double sinks
• Walk-in closet

Tags

• GATED COMMUNITY
• OPEN-CONCEPT LAYOUT
• CENTER ISLAND
• INDOOR LAUNDRY ROOM
• WALK-IN CLOSET
• DOUBLE SINKS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $205k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 (+3.7%/yr); 290 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $2,582/mo this rent would consume 49% of the median local household income ($64k/yr) (locally 1813% 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 $1k of loan paydown is wiped out by about $6k 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 + 3.7% rent growth), your $57k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 3 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: major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 281 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: 1.26% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.04%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $124,000
• List price: $204,900
• Delta: 65.24%
• 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
2205 W Acacia Ave #195	0.00mi	4/2.0	1,440 (0%)	3mo	$204,900	$142	98
2205 W Acacia Ave #15	0.00mi	3/2.0 (-1)	1,322 (-8%)	8mo	$145,000	$110	75
2205 W Acacia Ave #189	0.00mi	3/2.0 (-1)	1,600 (+11%)	4mo	$197,000	$123	73
2205 W Acacia Ave #6	0.00mi	3/2.0 (-1)	1,250 (-13%)	2mo	$130,000	$104	71
1445-#88 W Florida	0.61mi	3/2.0 (-1)	1,440 (0%)	1mo	$124,000	$86	66
2205 W Acacia Ave #198	0.00mi	3/2.0 (-1)	1,620 (+12%)	12mo	$197,000	$122	64
540 Santa Lucia Dr	0.62mi	3/2.0 (-1)	1,440 (0%)	7mo	$265,000	$184	60
1895 W Devonshire Ave #74	0.63mi	3/2.0 (-1)	1,344 (-7%)	2mo	$80,000	$60	53
260 N Lyon Ave #162	0.74mi	3/2.0 (-1)	1,440 (0%)	10mo	$110,000	$76	52
879 Santa Teresa Way	0.59mi	3/2.0 (-1)	1,352 (-6%)	7mo	$249,900	$185	51
1895 W Devonshire Ave #148	0.63mi	3/2.0 (-1)	1,344 (-7%)	6mo	$87,500	$65	49
1445 W Florida Ave #101	0.60mi	3/2.0 (-1)	1,344 (-7%)	12mo	$145,000	$108	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 · 3.74% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.15×
• Total profit: $8,488
• Equity at exit: $30,551

10-year hold

• IRR: 14.0%
• Equity multiple: 2.16×
• Total profit: $66,755
• Equity at exit: $17,716

Cash invested: $57,372 (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 →

ZIP-level market 92545

• Home prices YoY: -24.6%
• Rents YoY: 3.7%
• Active inventory: 290
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,582 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,074/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $624

Break-even live

Break-even rent $1,792

Max offer price $204,900

Occupancy floor 71%

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: $51,225
• Closing costs: $6,147
• 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	$2,475	$2.77	1d	1	0.24mi
683 Jonquil St Hemet, CA	3.0	2.0	1150	$2,448	$2.13	24d	1	0.30mi
3030 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	892	$2,195	$2.46	1d	10	0.52mi
2971 Pembroke Ave Hemet, CA	3.0	2.0	1572	$3,000	$1.91	18d	1	0.68mi
3080 Hampton Ave Hemet, CA	4.0	2.0	1552	$2,695	$1.74	7d	1	0.75mi
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	43d	1	0.78mi
1955 Silver Oak Way Hemet, CA	3.0	2.0	1318	$2,250	$1.71	43d	1	0.94mi
415 S Tahquitz Ave Hemet, CA	3.0	2.0	1766	$2,900	$1.64	18d	1	0.94mi
363 S Gilbert St Hemet, CA	3.0	2.0	1200	$1,900	$1.58	4d	1	1.08mi
363 S Gilbert St Unit B Hemet, CA	3.0	2.0	1200	$1,900	$1.58	14d	1	1.08mi
735 S Gilbert St Hemet, CA	3.0	2.0	1202	$2,400	$2.00	43d	1	1.14mi
3800 W Devonshire Ave Hemet, CA	3.0	1.0–2.0	816	$2,160	$2.65	1d	8	1.23mi
716 Robert Dr Hemet, CA	3.0	2.0	1450	$2,300	$1.59	5d	1	1.25mi
3471 Dublin Ct Hemet, CA	3.0	2.0	1276	$2,895	$2.27	4d	1	1.26mi
795 Cameo Ave Hemet, CA	4.0	2.0	1600	$2,900	$1.81	15d	1	1.34mi
1700 Walden Ln Hemet, CA	3.0	2.0	1430	$2,670	$1.87	24d	1	1.35mi
2014 Iris Way Hemet, CA	3.0	2.0	1192	$2,850	$2.39	43d	1	1.37mi
4400 W Florida Ave Unit 86 Hemet, CA	3.0	2.0	1310	$1,800	$1.37	43d	1	1.39mi
4400 W Florida Ave Spc 26 Hemet, CA	3.0	2.0	1193	$1,699	$1.42	15d	1	1.40mi

Listing history 18 events

1. 2026-06-18
   days on market $204,900 Active 281 DOM
2. 2026-06-17
   days on market $204,900 Active 280 DOM
3. 2026-06-16
   days on market $204,900 Active 279 DOM
4. 2026-06-15
   days on market $204,900 Active 278 DOM
5. 2026-06-13
   days on market $204,900 Active 276 DOM
6. 2026-06-09
   days on market $204,900 Active 272 DOM
7. 2026-06-08
   days on market $204,900 Active 271 DOM
8. 2026-06-07
   days on market $204,900 Active 270 DOM
9. 2026-06-04
   days on market $204,900 Active 267 DOM
10. 2026-06-03
    days on market $204,900 Active 266 DOM
11. 2026-06-02
    days on market $204,900 Active 265 DOM
12. 2026-06-01
    days on market $204,900 Active 264 DOM
13. 2026-05-31
    days on market $204,900 Active 263 DOM
14. 2026-04-29
    status Active 1166-char remark

    Show marketing remark (1166 chars)

    Brand New 2025 Turn-Key Home in Gated All-Age Community! Welcome to your dream home in a secure, all-age family park offering top-tier amenities and a welcoming neighborhood vibe. This beautiful brand new 2025-built manufactured home features 4 spacious bedrooms and 2 modern bathrooms, perfectly designed for comfortable family living. Step inside to an open-concept layout with recessed lighting, ceiling fans throughout, and stylish laminate countertops. The heart of the home is the kitchen, complete with a center island, and all appliances included—even the refrigerator! An indoor laundry room adds extra convenience to your daily routine. The primary suite is a true retreat, featuring a walk-in closet, double sinks, and a luxurious walk-in shower in the private en-suite bathroom. Enjoy relaxing evenings on your outdoor porch or park with ease in your covered carport that fits up to three compact cars. Located in a gated community that offers something for everyone—swimming pool, spa, clubhouse, and a playground for the kids—this home truly has it all. Turn-key and move-in ready, this home is waiting for you to make it your own!

15. 2026-03-24
    status Pending Sale 1166-char remark

    Show marketing remark (1166 chars)

    Brand New 2025 Turn-Key Home in Gated All-Age Community! Welcome to your dream home in a secure, all-age family park offering top-tier amenities and a welcoming neighborhood vibe. This beautiful brand new 2025-built manufactured home features 4 spacious bedrooms and 2 modern bathrooms, perfectly designed for comfortable family living. Step inside to an open-concept layout with recessed lighting, ceiling fans throughout, and stylish laminate countertops. The heart of the home is the kitchen, complete with a center island, and all appliances included—even the refrigerator! An indoor laundry room adds extra convenience to your daily routine. The primary suite is a true retreat, featuring a walk-in closet, double sinks, and a luxurious walk-in shower in the private en-suite bathroom. Enjoy relaxing evenings on your outdoor porch or park with ease in your covered carport that fits up to three compact cars. Located in a gated community that offers something for everyone—swimming pool, spa, clubhouse, and a playground for the kids—this home truly has it all. Turn-key and move-in ready, this home is waiting for you to make it your own!

16. 2025-09-02
    status Active 1166-char remark

    Show marketing remark (1166 chars)

    Brand New 2025 Turn-Key Home in Gated All-Age Community! Welcome to your dream home in a secure, all-age family park offering top-tier amenities and a welcoming neighborhood vibe. This beautiful brand new 2025-built manufactured home features 4 spacious bedrooms and 2 modern bathrooms, perfectly designed for comfortable family living. Step inside to an open-concept layout with recessed lighting, ceiling fans throughout, and stylish laminate countertops. The heart of the home is the kitchen, complete with a center island, and all appliances included—even the refrigerator! An indoor laundry room adds extra convenience to your daily routine. The primary suite is a true retreat, featuring a walk-in closet, double sinks, and a luxurious walk-in shower in the private en-suite bathroom. Enjoy relaxing evenings on your outdoor porch or park with ease in your covered carport that fits up to three compact cars. Located in a gated community that offers something for everyone—swimming pool, spa, clubhouse, and a playground for the kids—this home truly has it all. Turn-key and move-in ready, this home is waiting for you to make it your own!

17. 2025-07-25
    status Pending Sale 1166-char remark

    Show marketing remark (1166 chars)

    Brand New 2025 Turn-Key Home in Gated All-Age Community! Welcome to your dream home in a secure, all-age family park offering top-tier amenities and a welcoming neighborhood vibe. This beautiful brand new 2025-built manufactured home features 4 spacious bedrooms and 2 modern bathrooms, perfectly designed for comfortable family living. Step inside to an open-concept layout with recessed lighting, ceiling fans throughout, and stylish laminate countertops. The heart of the home is the kitchen, complete with a center island, and all appliances included—even the refrigerator! An indoor laundry room adds extra convenience to your daily routine. The primary suite is a true retreat, featuring a walk-in closet, double sinks, and a luxurious walk-in shower in the private en-suite bathroom. Enjoy relaxing evenings on your outdoor porch or park with ease in your covered carport that fits up to three compact cars. Located in a gated community that offers something for everyone—swimming pool, spa, clubhouse, and a playground for the kids—this home truly has it all. Turn-key and move-in ready, this home is waiting for you to make it your own!

18. 2025-06-26
    listed $204,900 Active 1166-char remark

    Show marketing remark (1166 chars)

    Brand New 2025 Turn-Key Home in Gated All-Age Community! Welcome to your dream home in a secure, all-age family park offering top-tier amenities and a welcoming neighborhood vibe. This beautiful brand new 2025-built manufactured home features 4 spacious bedrooms and 2 modern bathrooms, perfectly designed for comfortable family living. Step inside to an open-concept layout with recessed lighting, ceiling fans throughout, and stylish laminate countertops. The heart of the home is the kitchen, complete with a center island, and all appliances included—even the refrigerator! An indoor laundry room adds extra convenience to your daily routine. The primary suite is a true retreat, featuring a walk-in closet, double sinks, and a luxurious walk-in shower in the private en-suite bathroom. Enjoy relaxing evenings on your outdoor porch or park with ease in your covered carport that fits up to three compact cars. Located in a gated community that offers something for everyone—swimming pool, spa, clubhouse, and a playground for the kids—this home truly has it all. Turn-key and move-in ready, this home is waiting for you to make it your own!

ⓘ 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 6 d/yr ≥104°F today · 19 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: $30,981
• − Mortgage interest: −$11,478
• − Property taxes: −$3,074
• − Insurance: −$1,024
• − Repairs & maintenance: −$2,478
• − Management: −$2,478
• − Depreciation: −$5,961
• Taxable income: $4,488
• Est. tax owed @ 24.0%: −$1,077
• After-tax cash flow: $6,406/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 · 13 photos

Excellent 95/100 None rehab

This turn-key manufactured home is in excellent condition with no visible repairs needed. It offers a modern and well-maintained living space, perfect for both resale and rental.

Value-add opportunities

• Both Painting the exterior siding and repainting the interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replacing the carpet with hardwood flooring in the living areas — Hardwood flooring is more durable and adds value to the home.
• Both Upgrading the kitchen appliances to high-end models — High-end appliances can attract more buyers and renters.
• Both Adding smart home features like smart thermostats and security systems — Smart home features can increase the home's appeal and marketability.
• Both Landscaping the front yard with a more attractive and well-maintained garden — A well-maintained garden can enhance curb appeal and attract more buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding and repainting the interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replacing the carpet with hardwood flooring in the living areas — Hardwood flooring is more durable and adds value to the home. ↑
• Both Upgrading the kitchen appliances to high-end models — High-end appliances can attract more buyers and renters. ↑
• Both Adding smart home features like smart thermostats and security systems — Smart home features can increase the home's appeal and marketability. ↑
• Both Landscaping the front yard with a more attractive and well-maintained garden — A well-maintained garden can enhance curb appeal and attract more buyers and renters. ↑

ⓘ 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): 45,982
• Household income: $63,770
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 1813.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 46% White 35% Two or more races 17% Black 8% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Slovak 2% Lithuanian 2% Portuguese 1%
• Foreign-born: 19% · Canada, Vietnam, Jamaica
• Languages at home: 69% English-only · Spanish 27% Tagalog/Filipino 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: ▼ -116.25%
• Current HPI: 356.9414
• Rent YoY: ▲ 3.74%
• 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

5 events — show timeline

• 2026-04-29 Relisted — CRMLS
• 2026-03-24 Pending — CRMLS
• 2025-09-02 Relisted — CRMLS
• 2025-07-25 Pending — CRMLS
• 2025-06-26 Listed $204,900 CRMLS