1455 S State #323 · Hemet, CA 92543

$89,000

2 bd · 2.0 ba · 867 sqft · Manufactured public records · 215 Days on market

Built 1974 $103/sqft · 113% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Santa Rosa Mobile Park! This well-maintained all-age family community that is a convenient location close to shopping centers, schools, and local amenities. This cozy 2-bedroom, 1.5-bath mobile home features a comfortable and functional floor plan, ideal for first-time homebuyers or those looking to downsize. The home includes a spacious living area, dining space, and a bright kitchen with plenty of cabinet storage. Enjoy a covered carport, storage shed, and a private patio area perfect for relaxing or entertaining. Residents of Santa Rosa Mobile Park enjoy wonderful community amenities, including a swimming pool, jacuzzi, and a clubhouse—perfect for gatherings and leisure time. Don’t miss this great opportunity to own an affordable home in a desirable community. This one won’t last—schedule your private showing today!

Key facts

• Bright kitchen
• Spacious living area
• Covered carport

Tags

• CONVENIENT LOCATION
• SPACIOUS LIVING AREA
• BRIGHT KITCHEN
• PLENTY OF CABINET STORAGE
• COVERED CARPORT
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $790 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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.
• San Jacinto Unified (suburban): math 13% / reading 36% proficiency, ranked #421 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.8%/yr); 264 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 43% 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 $615 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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 $75k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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: 2.00% ✓
• Cap rate: 16.95%
• Cash-on-cash: 38.06%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (median comp): $41,871
• List price: $89,000
• Delta: 112.56%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1536 S State St #234	0.05mi	2/2.0	960 (+11%)	17mo	$98,900	$103	66
1097 N State St #565	0.42mi	2/1.0	840 (-3%)	13mo	$70,000	$83	61
1600 S San Jacinto S #172	0.64mi	2/2.0	900 (+4%)	19mo	$49,000	$54	48
999 S Santa Fe Ave #86	0.72mi	2/2.0	960 (+11%)	3mo	$55,000	$57	46
999 S Santa Fe Ave #15	0.72mi	2/1.0	800 (-8%)	10mo	$20,000	$25	42
999 S Santa Fe St #1	0.72mi	2/1.5	800 (-8%)	13mo	$49,500	$62	41
1097 N State St #544	0.46mi	3/2.0 (+1)	960 (+11%)	18mo	$100,000	$104	40
1600 S San Jacinto Ave #87	0.64mi	2/2.0	760 (-12%)	14mo	$55,000	$72	38
1600 S San Jacinto Ave #156	0.67mi	2/2.0	800 (-8%)	24mo	$60,000	$75	36
1600-Spc 75 S San Jacinto Ave	0.64mi	2/1.0	738 (-15%)	8mo	$40,000	$54	35
999 S Santa Fe Ave #88	0.72mi	2/1.0	768 (-11%)	18mo	$36,000	$47	29
999 S Santa Fe Ave #3	0.72mi	1/1.0 (-1)	756 (-13%)	12mo	$13,000	$17	26

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: 32.7%
• Equity multiple: 2.35×
• Total profit: $33,748
• Equity at exit: $13,270

10-year hold

• IRR: 39.1%
• Equity multiple: 4.43×
• Total profit: $85,537
• Equity at exit: $7,695

Cash invested: $24,920 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,779 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $790

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 51%

Sensitivity live

Price	-10% $852	-5% $821	+0% $790	+5% $760	+10% $729
Rent	-10% $650	-5% $720	+0% $790	+5% $861	+10% $931
Rate	-1.0pp $835	-0.5pp $813	base $790	+0.5pp $767	+1.0pp $744

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
N Santa Fe St GLMN HOT SPGS, CA	2.0–3.0	2.0	1053	$2,350	$2.23	0d	2	0.51mi
1569 Willowcreek Loop San Jacinto, CA	2.0	1.5	921	$2,100	$2.28	25d	1	0.57mi
429 W 6th St San Jacinto, CA	2.0	1.0	864	$1,600	$1.85	3d	1	0.83mi
740 S Jordan Ave Unit 742 San Jacinto, CA	2.0	1.0	800	$1,650	$2.06	44d	1	0.99mi
811 E Menlo Ave Apt 12 Hemet, CA	1.0	1.0	550	$1,300	$2.36	25d	1	1.07mi
811 E Menlo Ave Unit 02 Hemet, CA	1.0	1.0	550	$1,300	$2.36	44d	1	1.07mi
320 S Pico Ave San Jacinto, CA	2.0	1.0	650	$1,500	$2.31	44d	1	1.09mi
1354 Yorktown Cir San Jacinto, CA	2.0	2.0	1106	$2,100	$1.90	44d	1	1.11mi
526 Greystone Ln Hemet, CA	2.0	1.0	700	$1,600	$2.29	18d	1	1.11mi
526 Greystone Ln Hemet, CA	2.0	1.0	700	$1,600	$2.29	44d	1	1.11mi
526 Greystone Ln Apt 3 Hemet, CA	2.0	1.0	700	$1,650	$2.36	44d	1	1.11mi
646 Greystone Ln Apt 2 Hemet, CA	3.0	1.0	750	$1,500	$2.00	45d	1	1.13mi
795 Minor St Unit A San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	25d	1	1.16mi
800 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	0d	1	1.17mi
344 E 6th St San Jacinto, CA	2.0	1.0	900	$1,900	$2.11	25d	1	1.17mi
784 Minor St Unit B San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	25d	1	1.17mi
748 Minor St Apt F San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	44d	1	1.18mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	44d	1	1.20mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	25d	1	1.20mi
419 Angela Way San Jacinto, CA	3.0	1.0	988	$2,150	$2.18	15d	1	1.20mi
560 E Oakland Ave Apt P Hemet, CA	1.0	1.0	550	$1,325	$2.41	17d	1	1.21mi
426 N Buena Vista St Hemet, CA	2.0	1.0	680	$1,550	$2.28	4d	1	1.29mi
426 N Buena Vista St Apt 1 Hemet, CA	2.0	1.0	680	$1,550	$2.28	8d	1	1.29mi
910 E Campus Way Unit 910 Hemet, CA	2.0	1.0	940	$1,550	$1.65	44d	1	1.35mi
157 W Washburn Ave San Jacinto, CA	2.0	1.0	850	$1,795	$2.11	44d	1	1.35mi
1118 E Campus Way Hemet, CA	2.0	2.0	900	$2,200	$2.44	25d	1	1.38mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	25d	1	1.43mi
249 Idyllwild Dr San Jacinto, CA	3.0	2.0	1025	$2,300	$2.24	44d	1	1.46mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	44d	1	1.48mi
1931 Nuevo St Hemet, CA	2.0	1.0	820	$1,600	$1.95	44d	1	1.50mi
233 N Alessandro St Hemet, CA	1.0	1.0	690	$1,400	$2.03	44d	1	1.50mi

Listing history 34 events

1. 2026-06-18
   days on market $89,000 Active 215 DOM
2. 2026-06-17
   price $89,000 Active 214 DOM
3. 2026-06-17
   days on market $91,500 Active 214 DOM
4. 2026-06-16
   days on market $91,500 Active 213 DOM
5. 2026-06-15
   days on market $91,500 Active 212 DOM
6. 2026-06-13
   days on market $91,500 Active 210 DOM
7. 2026-06-13
   days on market $91,500 Active 209 DOM
8. 2026-06-09
   days on market $91,500 Active 206 DOM
9. 2026-06-08
   days on market $91,500 Active 205 DOM
10. 2026-06-07
    days on market $91,500 Active 204 DOM
11. 2026-06-04
    pricedays on market $91,500 Active 201 DOM
12. 2026-06-03
    days on market $92,000 Active 200 DOM
13. 2026-06-02
    days on market $92,000 Active 199 DOM
14. 2026-06-01
    days on market $92,000 Active 198 DOM
15. 2026-05-31
    days on market $92,000 Active 197 DOM
16. 2026-05-09
    status Active 866-char remark

    Show marketing remark (866 chars)

    Welcome to Santa Rosa Mobile Park! This well-maintained all-age family community that is a convenient location close to shopping centers, schools, and local amenities. This cozy 2-bedroom, 1.5-bath mobile home features a comfortable and functional floor plan, ideal for first-time homebuyers or those looking to downsize. The home includes a spacious living area, dining space, and a bright kitchen with plenty of cabinet storage. Enjoy a covered carport, storage shed, and a private patio area perfect for relaxing or entertaining. Residents of Santa Rosa Mobile Park enjoy wonderful community amenities, including a swimming pool, jacuzzi, and a clubhouse—perfect for gatherings and leisure time. Don’t miss this great opportunity to own an affordable home in a desirable community. This one won’t last—schedule your private showing today!

17. 2026-04-09
    historical Active Under Contract 866-char remark

    Show marketing remark (866 chars)

    Welcome to Santa Rosa Mobile Park! This well-maintained all-age family community that is a convenient location close to shopping centers, schools, and local amenities. This cozy 2-bedroom, 1.5-bath mobile home features a comfortable and functional floor plan, ideal for first-time homebuyers or those looking to downsize. The home includes a spacious living area, dining space, and a bright kitchen with plenty of cabinet storage. Enjoy a covered carport, storage shed, and a private patio area perfect for relaxing or entertaining. Residents of Santa Rosa Mobile Park enjoy wonderful community amenities, including a swimming pool, jacuzzi, and a clubhouse—perfect for gatherings and leisure time. Don’t miss this great opportunity to own an affordable home in a desirable community. This one won’t last—schedule your private showing today!

18. 2026-03-22
    status Active 866-char remark

    Show marketing remark (866 chars)

    Welcome to Santa Rosa Mobile Park! This well-maintained all-age family community that is a convenient location close to shopping centers, schools, and local amenities. This cozy 2-bedroom, 1.5-bath mobile home features a comfortable and functional floor plan, ideal for first-time homebuyers or those looking to downsize. The home includes a spacious living area, dining space, and a bright kitchen with plenty of cabinet storage. Enjoy a covered carport, storage shed, and a private patio area perfect for relaxing or entertaining. Residents of Santa Rosa Mobile Park enjoy wonderful community amenities, including a swimming pool, jacuzzi, and a clubhouse—perfect for gatherings and leisure time. Don’t miss this great opportunity to own an affordable home in a desirable community. This one won’t last—schedule your private showing today!

19. 2026-02-28
    status Pending Sale 866-char remark

    Show marketing remark (866 chars)

    Welcome to Santa Rosa Mobile Park! This well-maintained all-age family community that is a convenient location close to shopping centers, schools, and local amenities. This cozy 2-bedroom, 1.5-bath mobile home features a comfortable and functional floor plan, ideal for first-time homebuyers or those looking to downsize. The home includes a spacious living area, dining space, and a bright kitchen with plenty of cabinet storage. Enjoy a covered carport, storage shed, and a private patio area perfect for relaxing or entertaining. Residents of Santa Rosa Mobile Park enjoy wonderful community amenities, including a swimming pool, jacuzzi, and a clubhouse—perfect for gatherings and leisure time. Don’t miss this great opportunity to own an affordable home in a desirable community. This one won’t last—schedule your private showing today!

20. 2025-10-23
    listed $92,000 Active 866-char remark

    Show marketing remark (866 chars)

    Welcome to Santa Rosa Mobile Park! This well-maintained all-age family community that is a convenient location close to shopping centers, schools, and local amenities. This cozy 2-bedroom, 1.5-bath mobile home features a comfortable and functional floor plan, ideal for first-time homebuyers or those looking to downsize. The home includes a spacious living area, dining space, and a bright kitchen with plenty of cabinet storage. Enjoy a covered carport, storage shed, and a private patio area perfect for relaxing or entertaining. Residents of Santa Rosa Mobile Park enjoy wonderful community amenities, including a swimming pool, jacuzzi, and a clubhouse—perfect for gatherings and leisure time. Don’t miss this great opportunity to own an affordable home in a desirable community. This one won’t last—schedule your private showing today!

21. 2025-10-15
    historical
22. 2025-06-27
    price $99,000
23. 2025-05-10
    status Active
24. 2025-05-10
    price $103,000
25. 2025-04-30
    historical Active Under Contract
26. 2025-04-10
    price $106,000
27. 2025-03-02
    price $109,998
28. 2025-02-17
    price $118,000
29. 2024-12-04
    price $125,000
30. 2024-10-18
    listed $135,999 Active
31. 2023-10-17
    soldstatus $75,000 Closed Sale
32. 2023-09-12
    historical Active Under Contract
33. 2023-07-30
    price $79,999
34. 2023-07-03
    listed $91,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,348
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − Depreciation: −$2,589
• Taxable income: $8,577
• Est. tax owed @ 24.0%: −$2,059
• After-tax cash flow: $7,425/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: San Jacinto Unified
• NCES district ID: 0634440
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $43,560
• Composite: 20.94/100
• National rank: #8478
• State rank: #421 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

+0.1% since first listed

19 events — show timeline

• 2026-05-09 Relisted — CRMLS
• 2026-04-09 Contingent — CRMLS
• 2026-03-22 Relisted — CRMLS
• 2026-02-28 Pending — CRMLS
• 2025-10-23 Listed $92,000 CRMLS
• 2025-10-15 Listing Removed — CRMLS
• 2025-06-27 Price Changed $99,000 CRMLS
• 2025-05-10 Relisted — CRMLS
• 2025-05-10 Price Changed $103,000 CRMLS
• 2025-04-30 Contingent — CRMLS
• 2025-04-10 Price Changed $106,000 CRMLS
• 2025-03-02 Price Changed $109,998 CRMLS
• 2025-02-17 Price Changed $118,000 CRMLS
• 2024-12-04 Price Changed $125,000 CRMLS
• 2024-10-18 Listed $135,999 CRMLS
• 2023-10-17 Sold (MLS) $75,000 CRMLS
• 2023-09-12 Contingent — CRMLS
• 2023-07-30 Price Changed $79,999 CRMLS
• 2023-07-03 Listed $91,900 CRMLS

Property tax history

-7.2%/yr

Latest (2025): $44 · -23.3% YoY. Source: county tax records.