2140 San Bernardo Ave · Hemet, CA 92545

$222,000

2 bd · 1.0 ba · 827 sqft · SingleFamily public records · 402 Days on market

Built 1975 4,356 sqft lot $268/sqft · 6% below area Est $235k · 6% under $3/mo HOA

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Why this score? — see what drove the D 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 +14.8/30.0
• ARV discount +10.1/15.0
• DSCR +4.5/10.0
• Rent growth +3.4/5.0
• 1% rule +3.0/10.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a very charming home in a senior community!!! You won't want to overlook this one. this home has had many upgrades paint flooring kitchen UPGRADED FROM HEAD TO TOE, new water heater and many more. There is a large back yard if you enjoy gardening or just enjoying set and relaxing on your patio area. Also, the home is located on a cui-dr-sac street so very little car traffic. Come take a look for yourself.

Key facts

• Patio area
• Cul-de-sac street
• Large back yard

Tags

• LARGE BACK YARD
• PATIO AREA
• CUL-DE-SAC STREET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $222k.

Deal economics

• At list price, monthly cash flow is $61 ($733/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (20.0% below list).
• Recommended offer: $178k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Fruitvale Elementary (805 students, 88% FRL); Rancho Viejo Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 975 students, 88% FRL); Tahquitz High (math 14% / reading 42%, grade F, #777 of 1,170 statewide, top 67%, 1,727 students, 88% FRL) — zoned schools average 88% FRL vs 66% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 292 active listings in the ZIP; 35 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 33% of the median local income ($64k/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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 402 days — a 12% lower offer ($195k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $28k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $222k implies a 296% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,697 (20.0% below list)

Questions for the listing agent

1. It's been on market 402 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.80% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.18%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (median comp): $235,473
• List price: $222,000
• Delta: -5.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2221 San Bernardo	0.07mi	2/1.0	827 (0%)	2mo	$200,000	$242	95
2046 Calle Diablo	0.12mi	2/1.0	820 (-1%)	1mo	$229,000	$279	92
2321 San Helice Ct	0.17mi	2/1.0	827 (0%)	0mo	$215,000	$260	92
2372 Antigua Ct	0.20mi	2/1.0	820 (-1%)	2mo	$258,000	$315	88
1931 Calle Arboleda	0.24mi	2/1.0	827 (0%)	2mo	$215,000	$260	87
2124 San Padre	0.25mi	2/1.0	827 (0%)	1mo	$245,000	$296	87
1991 Nuevo St	0.25mi	2/1.0	827 (0%)	3mo	$240,000	$290	86
1933 Nuevo	0.26mi	2/1.0	827 (0%)	2mo	$235,000	$284	86
1871 Calle Pasito	0.30mi	2/1.0	827 (0%)	3mo	$232,500	$281	83
601 Corona St	0.16mi	2/2.0	882 (+7%)	1mo	$250,000	$283	77
640 Corona	0.22mi	2/2.0	875 (+6%)	1mo	$232,500	$266	75
2024 Ortega Ct	0.14mi	2/2.0	922 (+12%)	2mo	$270,000	$293	69

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: -13.7%
• Equity multiple: 0.50×
• Total profit: $-30,841
• Equity at exit: $33,101

10-year hold

• IRR: -3.9%
• Equity multiple: 0.73×
• Total profit: $-16,663
• Equity at exit: $19,195

Cash invested: $62,160 (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 92545

• Home prices YoY: -24.6%
• Rents YoY: 3.7%
• Active inventory: 292
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$1,164
• Tax from tax record: −$83 /mo · $996/yr
• Insurance: −$92
• HOA: −$3
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $61

Break-even live

Break-even rent $1,700

Max offer price $222,000

Occupancy floor 92%

Sensitivity live

Price	-10% $187	-5% $124	+0% $61	+5% $-2	+10% $-65
Rent	-10% $-79	-5% $-9	+0% $61	+5% $131	+10% $201
Rate	-1.0pp $173	-0.5pp $118	base $61	+0.5pp $4	+1.0pp $-55

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: $55,500
• Closing costs: $6,660
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2120 San Bernardo Ave Hemet, CA	2.0	1.0	827	$2,100	$2.54	45d	1	0.02mi
2054 Avenida Olivos Hemet, CA	2.0	1.0	820	$1,500	$1.83	45d	1	0.07mi
2269 San Bernardo Ave Hemet, CA	2.0	1.0	827	$1,650	$2.00	45d	1	0.08mi
528 San Marino St Hemet, CA	2.0	1.0	827	$1,900	$2.30	45d	1	0.13mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	19d	1	0.14mi
341 Calle Nogales Hemet, CA	2.0	1.0	827	$1,395	$1.69	45d	1	0.17mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	26d	1	0.17mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	45d	1	0.17mi
601 Corona St Hemet, CA	2.0	2.0	882	$1,700	$1.93	0d	1	0.18mi
1887 Calle Amargosa Hemet, CA	2.0	1.0	827	$1,545	$1.87	26d	1	0.21mi
627 Solano Dr Hemet, CA	2.0	2.0	882	$1,800	$2.04	20d	1	0.23mi
682 San Marino St Hemet, CA	2.0	1.0	827	$1,600	$1.93	45d	1	0.25mi
1933 Nuevo St Hemet, CA	2.0	1.0	827	$1,700	$2.06	26d	1	0.28mi
1931 Nuevo St Hemet, CA	2.0	1.0	820	$1,600	$1.95	45d	1	0.29mi
2488 San Padre Ct Hemet, CA	2.0	1.0	827	$1,599	$1.93	1d	1	0.30mi
2488 San Padre Ct Hemet, CA	2.0	1.0	827	$1,599	$1.93	15d	1	0.30mi
2422 San Padre Ct Hemet, CA	2.0	1.0	827	$1,800	$2.18	26d	1	0.33mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,945	$2.75	0d	10	0.38mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	26d	1	0.54mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	45d	1	0.56mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	15d	1	0.61mi
201 N Valley View Dr Hemet, CA	1.0	1.0	552	$1,500	$2.72	45d	1	0.66mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,035	$2.27	0d	1	0.68mi
165 N Hamilton Ave Unit 4 Hemet, CA	1.0	1.0	768	$1,525	$1.99	23d	1	0.72mi
165 N Hamilton Ave Unit 3 Hemet, CA	1.0	1.0	768	$1,450	$1.89	7d	1	0.72mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	9d	1	0.74mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	26d	1	0.75mi
3030 W Acacia Ave Hemet, CA	1.0–2.0	1.0–2.0	807	$1,780	$2.20	0d	8	0.84mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	7d	1	0.97mi
3800 W Devonshire Ave Hemet, CA	3.0	1.0–2.0	816	$2,172	$2.66	0d	7	1.04mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	45d	1	1.05mi
233 N Alessandro St Hemet, CA	1.0	1.0	690	$1,400	$2.03	45d	1	1.17mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	45d	1	1.24mi
199 N Inez St Apt D Hemet, CA	1.0	1.0	650	$1,300	$2.00	1d	1	1.25mi
199 N Inez St Apt D Hemet, CA	1.0	1.0	650	$1,300	$2.00	9d	1	1.25mi

HOA detail

• Monthly dues: $3 · $36/yr
• Likely covers: water

Listing history 9 events

1. 2026-05-31
   days on market $222,000 Active 402 DOM
2. 2026-02-04
   price $222,000 416-char remark

   Show marketing remark (416 chars)

   This is a very charming home in a senior community!!! You won't want to overlook this one. this home has had many upgrades paint flooring kitchen UPGRADED FROM HEAD TO TOE, new water heater and many more. There is a large back yard if you enjoy gardening or just enjoying set and relaxing on your patio area. Also, the home is located on a cui-dr-sac street so very little car traffic. Come take a look for yourself.

3. 2025-05-16
   price $239,900 416-char remark

   Show marketing remark (416 chars)

   This is a very charming home in a senior community!!! You won't want to overlook this one. this home has had many upgrades paint flooring kitchen UPGRADED FROM HEAD TO TOE, new water heater and many more. There is a large back yard if you enjoy gardening or just enjoying set and relaxing on your patio area. Also, the home is located on a cui-dr-sac street so very little car traffic. Come take a look for yourself.

4. 2025-04-24
   listed $249,900 Active 416-char remark

   Show marketing remark (416 chars)

   This is a very charming home in a senior community!!! You won't want to overlook this one. this home has had many upgrades paint flooring kitchen UPGRADED FROM HEAD TO TOE, new water heater and many more. There is a large back yard if you enjoy gardening or just enjoying set and relaxing on your patio area. Also, the home is located on a cui-dr-sac street so very little car traffic. Come take a look for yourself.

5. 2007-12-21
   historical
6. 2007-06-23
   listed $158,000
7. 2007-06-07
   historical
8. 2007-01-08
   listed $160,500
9. 2001-10-12
   soldstatus $56,000

ⓘ 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: $996 · $83/mo
• Projected year-2 tax: $1,687 · $141/mo
• Expected delta: +$691/yr (+$58/mo · 69.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 21 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: $21,324
• − Mortgage interest: −$12,435
• − Property taxes: −$996
• − Insurance: −$1,110
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − HOA: −$36
• − Depreciation: −$6,458
• Taxable loss: −$3,124
• Est. tax savings @ 24.0%: +$750
• After-tax cash flow: $1,483/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): 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

+296.4% since first listed

8 events — show timeline

• 2026-02-04 Price Changed $222,000 CRMLS
• 2025-05-16 Price Changed $239,900 CRMLS
• 2025-04-24 Listed $249,900 CRMLS
• 2007-12-21 Listing Removed — CRMLS
• 2007-06-23 Listed $158,000 CRMLS
• 2007-06-07 Listing Removed — CRMLS
• 2007-01-08 Listed $160,500 CRMLS
• 2001-10-12 Sold (Public Records) $56,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $996 · +2.0% YoY. Source: county tax records.