24600 Mountain #18 · Hemet, CA 92544

$149,500

2 bd · 2.0 ba · 1,728 sqft · Manufactured public records · 23 Days on market

Built 1987 Est $135k · 11% over

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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
• Rent growth +3.7/5.0
• ARV discount +2.6/15.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

What do you get for the price? A new roof, new patio, updated bathroom plumbing, a new shower, new sliding doors, plantation shutters, a newer HVAC system, and the peace of mind that comes with moving into a home that has been well cared for and maintained. Not to mention the beautiful mountain views! Enjoy direct access to the walking and biking trail right from your backyard. But wait, there's more. .. seller is offering prepaid space rent! This beautiful, turnkey 1,728 sq. ft. manufactured home is located in the 55+ community of Mountain View Park and is ready for its new owners. Community amenities include a pool, jacuzzi, clubhouse, and an active social calendar. BINGO anyone?

Key facts

• New patio
• New shower
• New sliding doors

Tags

• NEW ROOF
• NEW PATIO
• UPDATED BATHROOM PLUMBING
• NEW SHOWER
• NEW SLIDING DOORS
• PLANTAIN SHUTTERS

Property features AI

Finance

• Other: Manager approval required for residency; Pets allowed with breed restrictions
• HOA & community: Senior community; Park name: Mountain View; Community features include mountainous setting and street lighting; Rent includes pool access; Land lease required (monthly)

Exterior

• Parking: Two covered carport spaces (attached); Two garage spaces; Four total parking spaces; Guest parking available
• Utilities: Public sewer; District/public water; Electricity connected
• Home design: Single-story manufactured home (Winfield model); Entry on level 1; Has a view
• Construction: Mobile home remains on site; Mobile dimensions approximately 24' x 70'; Year built per public records
• Exterior features: Patio; Arizona room; Rear porch; Community pool

Interior

• Kitchen: Gas cooktop; Gas oven
• Bathrooms: Two full bathrooms; Upgraded baths with bathtub
• Heating & cooling: Central air conditioning; Central furnace heating
• Interior features: One-level living; Turnkey, updated/remodeled condition; Plantation shutters; In-ground community spa
• Laundry & utility: Inside laundry room; Individual laundry room; Washer hookup (washer and dryer excluded)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $880 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 4.8% 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: Bautista Creek Elementary (math 10% / reading 50%, grade F, #849 of 1,571 statewide, top 54%, 1,001 students, 80% FRL); Acacia Middle (1,016 students, 94% FRL); Hemet High (math 21% / reading 46%, grade F, #656 of 1,170 statewide, top 57%, 2,438 students, 82% FRL) — zoned schools average 85% FRL vs 66% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 329 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 36% 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 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 $147,257 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.50% ✓
• Cap rate: 13.36%
• Cash-on-cash: 25.23%
• DSCR: 2.12
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $134,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24600 Mountain Ave #11	0.00mi	3/2.0 (+1)	1,908 (+10%)	0mo	$135,000	$71	78
881 N Lake St #232	0.18mi	2/2.5	1,640 (-5%)	15mo	$121,900	$74	68
24600 Mountain Ave #7	0.00mi	3/2.0 (+1)	1,620 (-6%)	20mo	$127,000	$78	68
881 North Lake St #306	0.18mi	3/2.0 (+1)	1,800 (+4%)	15mo	$121,900	$68	67
881 N Lake St #270	0.27mi	2/2.0	1,600 (-7%)	12mo	$98,000	$61	65
24600 Mountain Ave #94	0.00mi	2/2.0	1,500 (-13%)	18mo	$100,000	$67	63
24892 Rosebrugh Ln	0.58mi	3/2.0 (+1)	1,752 (+1%)	10mo	$367,000	$209	58
881 N Lake St #261	0.21mi	2/2.0	1,488 (-14%)	18mo	$90,200	$61	52
43435 Bos Cir	0.73mi	2/2.0	1,860 (+8%)	6mo	$190,000	$102	48
25005 Rosebrugh Ln	0.62mi	3/2.0 (+1)	1,620 (-6%)	10mo	$415,000	$256	47
43362 Nita Cir	0.67mi	2/2.0	1,896 (+10%)	8mo	$360,000	$190	46
25073 Howard Dr	0.71mi	2/2.0	1,928 (+12%)	16mo	$390,000	$202	35

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: 20.7%
• Equity multiple: 1.86×
• Total profit: $36,120
• Equity at exit: $22,291

10-year hold

• IRR: 30.0%
• Equity multiple: 3.91×
• Total profit: $121,980
• Equity at exit: $12,926

Cash invested: $41,860 (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: 329
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,237 high
• Mortgage (P&I): −$784
• Tax from tax record: −$41 /mo · $492/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $880

Break-even live

Break-even rent $1,123

Max offer price $149,500

Occupancy floor 56%

Sensitivity live

Price	-10% $965	-5% $922	+0% $880	+5% $838	+10% $795
Rent	-10% $703	-5% $792	+0% $880	+5% $968	+10% $1,057
Rate	-1.0pp $955	-0.5pp $918	base $880	+0.5pp $841	+1.0pp $802

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1809 Rue Chenin Blanc San Jacinto, CA	3.0	2.0	1548	$2,500	$1.61	6d	1	0.51mi
1939 Hooper Dr San Jacinto, CA	2.0	2.0	1111	$1,950	$1.76	26d	1	0.72mi
43435 Nola St Hemet, CA	3.0	2.0	1500	$1,950	$1.30	26d	1	0.89mi
43170 Wall St Hemet, CA	2.0	2.0	1140	$1,895	$1.66	4d	1	0.98mi
43160 San Marcos Pl Hemet, CA	3.0	2.0	1916	$2,895	$1.51	26d	1	1.26mi
25905 Hemet St Hemet, CA	3.0	2.0	1954	$2,550	$1.31	45d	1	1.41mi

Listing history 16 events

1. 2026-06-21
   days on market $149,500 Active 23 DOM
2. 2026-06-18
   days on market $149,500 Active 20 DOM
3. 2026-06-17
   remarks 693-char remark
4. 2026-06-17
   days on market $149,500 Active 19 DOM
5. 2026-06-16
   days on market $149,500 Active 18 DOM
6. 2026-06-15
   days on market $149,500 Active 17 DOM
7. 2026-06-13
   remarks 624-char remark
8. 2026-06-13
   days on market $149,500 Active 15 DOM
9. 2026-06-09
   days on market $149,500 Active 11 DOM
10. 2026-06-08
    days on market $149,500 Active 10 DOM
11. 2026-06-07
    days on market $149,500 Active 9 DOM
12. 2026-06-04
    days on market $149,500 Active 6 DOM
13. 2026-06-03
    days on market $149,500 Active 5 DOM
14. 2026-06-02
    days on market $149,500 Active 4 DOM
15. 2026-06-01
    days on market $149,500 Active 3 DOM
16. 2026-05-31
    days on market $149,500 Active 2 DOM

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $492 · $41/mo
• Projected year-2 tax: $1,136 · $95/mo
• Expected delta: +$645/yr (+$54/mo · 131.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,844
• − Mortgage interest: −$8,374
• − Property taxes: −$492
• − Insurance: −$748
• − Repairs & maintenance: −$2,147
• − Management: −$2,147
• − Depreciation: −$4,349
• Taxable income: $8,586
• Est. tax owed @ 24.0%: −$2,061
• After-tax cash flow: $8,499/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: 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

• 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

+6.9% since first listed

3 events — show timeline

• 2026-05-29 Listed $149,500 CRMLS
• 2025-08-28 Listed $139,900 CRMLS
• 2025-08-27 Coming Soon — CRMLS

Property tax history

-1.9%/yr

Latest (2025): $492 · +2.0% YoY. Source: county tax records.