725 W Thornton Ave #161 · Hemet, CA 92543

$89,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 290 Days on market

Built 1978 $62/sqft · 43% below area Est $159k · 43% under ↓ 28% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated seller , Fully Furnished, Move-In Ready 2 Bed/2 Bath in 55+ Community this beautifully maintained 2-Bedroom, 2-bathroom in a desirable 55+ community is fully furnished and ready for you to move in! Enjoy indoor-outdoor living with spacious covered patio complete with outdoor furniture--perfect for relaxing or entertaining. Step inside to find a bright, layout featuring vaulted ceilings in the living room, a built in hutch, and a kitchen with abundant cabinet space. the seperate laundry room includes a washer and dryer for your convenience. The versatile guest room can double as an office or craft room and includes direct office to a full bathroom. the main bedroom boasts a generous en suite with garden tub, separate shower and ample cabinet space. With plenty of closets and built-in storage throughout, this home offers comfort, function, and style--just bring your suitcase. Prior Resident is alive and well and accepted a job offer out of town, so only good vibes. Buyer must get Park Residency approval prior to purchase. Please reach out to Park office today, to start that process

Key facts

• Built in hutch
• Move in ready
• Vaulted ceilings

Tags

• FULLY FURNISHED
• MOVE IN READY
• SPACIOUS COVERED PATIO
• VAULTED CEILINGS
• BUILT IN HUTCH
• ABUNDANT CABINET SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.9% 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 (+1.8%/yr); 264 active listings in the ZIP; 36 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).
• At $2,243/mo this rent would consume 54% of the median local household income ($49k/yr) (locally 2144% 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 $622 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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($79k) 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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 290 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 1978 — 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: 2.49% ✓
• Cap rate: 22.93%
• Cash-on-cash: 59.41%
• DSCR: 3.64
• GRM: 3.3

CMA / ARV

• ARV (median comp): $158,780
• List price: $89,900
• Delta: -43.38%
• 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 #109	0.04mi	2/2.0 (-1)	1,440 (0%)	2mo	$23,900	$17	92
601 Bermuda	0.18mi	3/2.0	1,440 (0%)	0mo	$300,000	$208	91
1631 Bella Vis	0.65mi	2/2.0 (-1)	1,440 (0%)	0mo	$147,115	$102	64
970 Vista Grande	0.57mi	2/2.0 (-1)	1,488 (+3%)	2mo	$190,000	$128	61
1279 Sorrel Dr	0.74mi	2/2.0 (-1)	1,440 (0%)	0mo	$185,000	$128	60
1545 El Cerrito	0.71mi	2/2.0 (-1)	1,440 (0%)	3mo	$226,100	$157	59
930 S Santa Victoria	0.69mi	3/2.0	1,356 (-6%)	1mo	$140,000	$103	57
944 S Elk	0.65mi	2/2.0 (-1)	1,368 (-5%)	3mo	$71,000	$52	54
1262 Sorrel	0.74mi	3/2.0	1,560 (+8%)	3mo	$215,000	$138	49
1020 Tierra Linda	0.46mi	2/2.0 (-1)	1,640 (+14%)	5mo	$180,000	$110	46
1536 S State St #219	0.57mi	2/2.0 (-1)	1,248 (-13%)	0mo	$135,000	$108	46
1470 San Marcos	0.67mi	2/2.0 (-1)	1,600 (+11%)	4mo	$221,000	$138	42

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: 56.7%
• Equity multiple: 3.46×
• Total profit: $62,016
• Equity at exit: $13,404

10-year hold

• IRR: 61.2%
• Equity multiple: 6.76×
• Total profit: $145,044
• Equity at exit: $7,773

Cash invested: $25,172 (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: 3.3×

Monthly cashflow live

• Estimated rent: $2,243 high
• Mortgage (P&I): −$471
• Tax from tax record: −$16 /mo · $198/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $1,246

Break-even live

Break-even rent $665

Max offer price $89,900

Occupancy floor 39%

Sensitivity live

Price	-10% $1,297	-5% $1,272	+0% $1,246	+5% $1,221	+10% $1,088
Rent	-10% $1,069	-5% $1,158	+0% $1,246	+5% $1,335	+10% $1,423
Rate	-1.0pp $1,292	-0.5pp $1,269	base $1,246	+0.5pp $1,223	+1.0pp $1,199

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
795 Cameo Ave Hemet, CA	4.0	2.0	1600	$2,900	$1.81	15d	1	0.14mi
1025 S Gilbert St Hemet, CA	1.0–2.0	1.0–2.0	890	$2,320	$2.61	2d	8	0.39mi
1005 S Gilbert St Hemet, CA	2.0	1.5	975	$1,825	$1.87	25d	2	0.47mi
409 E Thornton Ave Hemet, CA	2.0	1.0	970	$1,912	$1.97	3d	2	0.49mi
390 Magnolia Cir Hemet, CA	2.0	2.0	1038	$2,400	$2.31	0d	1	0.61mi
390 Magnolia Cir Hemet, CA	2.0	2.0	1038	$2,400	$2.31	4d	1	0.61mi
640 Vista del Monte Hemet, CA	3.0	2.0	1480	$2,650	$1.79	44d	1	0.74mi
735 S Gilbert St Hemet, CA	3.0	2.0	1202	$2,400	$2.00	44d	1	0.77mi
716 Robert Dr Hemet, CA	3.0	2.0	1450	$2,300	$1.59	6d	1	0.78mi
120 Santa Lucia Dr Hemet, CA	2.0	2.0	1197	$1,600	$1.34	44d	1	0.80mi
853 Douglas Ct Hemet, CA	2.0	2.0	1148	$1,850	$1.61	4d	1	0.81mi
101 San Mateo Cir Hemet, CA	2.0	2.0	1152	$1,790	$1.55	0d	1	0.82mi
678 Monterey Pl Hemet, CA	2.0	2.0	1047	$1,995	$1.91	44d	1	0.82mi
876 W Whittier Ave Unit 878 Hemet, CA	2.0	2.0	1127	$2,150	$1.91	25d	1	0.82mi
860 Douglas Ct Hemet, CA	2.0	2.0	1114	$1,850	$1.66	19d	1	0.83mi
611 S Palm Ave Unit K Hemet, CA	2.0	2.0	1254	$1,895	$1.51	8d	1	0.93mi
700 Johnston Ave Unit 708 Hemet, CA	2.0	1.0	1000	$1,600	$1.60	8d	1	0.96mi
1241 Sandlewood Dr Hemet, CA	2.0	1.5	1504	$2,000	$1.33	44d	1	0.96mi
1955 Silver Oak Way Hemet, CA	3.0	2.0	1318	$2,250	$1.71	44d	1	0.96mi
1521 W Westmont Ave Hemet, CA	2.0	2.0	1197	$2,000	$1.67	44d	1	0.97mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	44d	1	1.09mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	44d	1	1.15mi
415 S Tahquitz Ave Hemet, CA	3.0	2.0	1766	$2,900	$1.64	19d	1	1.16mi
363 S Gilbert St Unit B Hemet, CA	3.0	2.0	1200	$1,900	$1.58	14d	1	1.20mi
363 S Gilbert St Hemet, CA	3.0	2.0	1200	$1,900	$1.58	4d	1	1.20mi
1096 Burton St Hemet, CA	3.0	2.5	1477	$2,595	$1.76	0d	1	1.20mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	6d	1	1.25mi
1850 Amberwood Dr Hemet, CA	2.0	2.0	1170	$1,561	$1.33	44d	1	1.26mi
733 S San Jacinto St Unit B Hemet, CA	2.0	1.0	1000	$1,500	$1.50	25d	1	1.31mi
1354 Jasmine Way Hemet, CA	2.0	2.0	1440	$1,650	$1.15	44d	1	1.35mi
683 Jonquil St Hemet, CA	3.0	2.0	1150	$2,448	$2.13	25d	1	1.40mi
1287 Olive Tree Ln Unit D Hemet, CA	2.0	1.0	995	$1,599	$1.61	44d	1	1.41mi
1287 Olive Tree Ln Unit C Hemet, CA	2.0	1.0	995	$1,495	$1.50	25d	1	1.41mi
26450 San Jacinto St Hemet, CA	3.0	2.0	1250	$2,295	$1.84	3d	1	1.42mi
2971 Peach Tree St Hemet, CA	3.0	2.0	1834	$2,395	$1.31	44d	1	1.44mi
26416 S San Jacinto St Unit 26416 Hemet, CA	2.0	1.0	900	$1,675	$1.86	25d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $89,900 Active 290 DOM
2. 2026-06-17
   days on market $89,900 Active 289 DOM
3. 2026-06-16
   days on market $89,900 Active 288 DOM
4. 2026-06-15
   days on market $89,900 Active 287 DOM
5. 2026-06-13
   days on market $89,900 Active 285 DOM
6. 2026-06-09
   days on market $89,900 Active 281 DOM
7. 2026-06-08
   days on market $89,900 Active 280 DOM
8. 2026-06-07
   days on market $89,900 Active 279 DOM
9. 2026-06-04
   days on market $89,900 Active 276 DOM
10. 2026-06-03
    days on market $89,900 Active 275 DOM
11. 2026-06-02
    days on market $89,900 Active 274 DOM
12. 2026-06-01
    days on market $89,900 Active 273 DOM
13. 2026-05-31
    days on market $89,900 Active 272 DOM
14. 2026-04-09
    price $89,900 1108-char remark

    Show marketing remark (1108 chars)

    Motivated seller , Fully Furnished, Move-In Ready 2 Bed/2 Bath in 55+ Community this beautifully maintained 2-Bedroom, 2-bathroom in a desirable 55+ community is fully furnished and ready for you to move in! Enjoy indoor-outdoor living with spacious covered patio complete with outdoor furniture--perfect for relaxing or entertaining. Step inside to find a bright, layout featuring vaulted ceilings in the living room, a built in hutch, and a kitchen with abundant cabinet space. the seperate laundry room includes a washer and dryer for your convenience. The versatile guest room can double as an office or craft room and includes direct office to a full bathroom. the main bedroom boasts a generous en suite with garden tub, separate shower and ample cabinet space. With plenty of closets and built-in storage throughout, this home offers comfort, function, and style--just bring your suitcase. Prior Resident is alive and well and accepted a job offer out of town, so only good vibes. Buyer must get Park Residency approval prior to purchase. Please reach out to Park office today, to start that process

15. 2025-10-28
    price $104,900 1108-char remark

    Show marketing remark (1108 chars)

    Motivated seller , Fully Furnished, Move-In Ready 2 Bed/2 Bath in 55+ Community this beautifully maintained 2-Bedroom, 2-bathroom in a desirable 55+ community is fully furnished and ready for you to move in! Enjoy indoor-outdoor living with spacious covered patio complete with outdoor furniture--perfect for relaxing or entertaining. Step inside to find a bright, layout featuring vaulted ceilings in the living room, a built in hutch, and a kitchen with abundant cabinet space. the seperate laundry room includes a washer and dryer for your convenience. The versatile guest room can double as an office or craft room and includes direct office to a full bathroom. the main bedroom boasts a generous en suite with garden tub, separate shower and ample cabinet space. With plenty of closets and built-in storage throughout, this home offers comfort, function, and style--just bring your suitcase. Prior Resident is alive and well and accepted a job offer out of town, so only good vibes. Buyer must get Park Residency approval prior to purchase. Please reach out to Park office today, to start that process

16. 2025-09-01
    listed $124,900 Active 1108-char remark

    Show marketing remark (1108 chars)

    Motivated seller , Fully Furnished, Move-In Ready 2 Bed/2 Bath in 55+ Community this beautifully maintained 2-Bedroom, 2-bathroom in a desirable 55+ community is fully furnished and ready for you to move in! Enjoy indoor-outdoor living with spacious covered patio complete with outdoor furniture--perfect for relaxing or entertaining. Step inside to find a bright, layout featuring vaulted ceilings in the living room, a built in hutch, and a kitchen with abundant cabinet space. the seperate laundry room includes a washer and dryer for your convenience. The versatile guest room can double as an office or craft room and includes direct office to a full bathroom. the main bedroom boasts a generous en suite with garden tub, separate shower and ample cabinet space. With plenty of closets and built-in storage throughout, this home offers comfort, function, and style--just bring your suitcase. Prior Resident is alive and well and accepted a job offer out of town, so only good vibes. Buyer must get Park Residency approval prior to purchase. Please reach out to Park office today, to start that process

ⓘ 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: $198 · $16/mo
• Projected year-2 tax: $683 · $57/mo
• Expected delta: +$486/yr (+$40/mo · 245.7%)

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

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: $26,910
• − Mortgage interest: −$5,036
• − Property taxes: −$198
• − Insurance: −$450
• − Repairs & maintenance: −$2,153
• − Management: −$2,153
• − Depreciation: −$2,615
• Taxable income: $14,307
• Est. tax owed @ 24.0%: −$3,434
• After-tax cash flow: $11,521/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

• 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

-28.0% since first listed

3 events — show timeline

• 2026-04-09 Price Changed $89,900 CRMLS
• 2025-10-28 Price Changed $104,900 CRMLS
• 2025-09-01 Listed $124,900 CRMLS

Property tax history

+2.5%/yr

Latest (2025): $198 · +2.8% YoY. Source: county tax records.