1295 S Cawston Ave · Hemet, CA 92545

$57,000

None bd · None ba · — sqft · Manufactured · 38 Days on market

2,614 sqft lot Est $53k · 8% over

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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 +4.0/15.0
• Rent growth +3.4/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Mountain Shadows Community! This approximately 480 sq. ft. furnished single-wide home offers a fantastic opportunity for a seasonal getaway, retirement retreat, or investment property. Featuring 1 bedroom and 1 bathroom, this cozy residence is move-in ready and designed for easy, low-maintenance living. Located in the heart of Hemet, Mountain Shadows offers an array of amenities including a pool, gym, tennis courts, and more. Enjoy convenient access to nearby shopping, dining, fishing, and outdoor recreation, all while being just a short drive to both Temecula Wine Country and Palm Springs. Whether you're looking for an affordable full-time residence, vacation home, or income-pro

Key facts

• Gated community
• Main clubhouse
• Generous shed

Tags

• GATED COMMUNITY
• PREMIUM LOT
• INSET LOT
• MAIN CLUBHOUSE
• GENEROUS SHED
• POOL AND SPA

Property features AI

Finance

• Other: Located in the Mountain shadows park; Latitude 33.726258, Longitude -117.018675
• HOA & community: Part of an association (Mountain shadows); Monthly association fee of $292; Association amenities include pool and spa; Senior community; Community features include biking paths and street lighting

Exterior

• Parking: 2 parking spaces; 2-car garage
• Utilities: Public (district) water; Sewer or septic (unknown)
• Home design: Mobile home (model CCH); Mobile dimensions approximately 12 ft by 35 ft; Mobile home remains on site; Single-story; Located in a gated community (Mountain shadows)
• Construction: Year built per assessor; Estimated living area
• Exterior features: Community pool and spa; One shed on the property; Higher density lot (16–20 units/acre)

Interior

• Bathrooms: 1 full bathroom
• Interior features: One-level entry; One story home
• Laundry & utility: Laundry available; Outside laundry area; Stackable washer/dryer (see remarks)

What this means for you Summary

Snapshot

• This is a manufactured listed at $57k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $57k).
• Recommended offer: $55k (3.0% below list) — sets the bar for market timing.
• Cap rate 37.3% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 44% 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 $394 of loan paydown is wiped out by about $2k 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 $16k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 17y ago; this cycle's ask is 5105% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $26k; list at $57k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,290 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 4.09% ✓
• Cap rate: 37.29%
• Cash-on-cash: 110.72%
• DSCR: 5.93
• GRM: 2.0

CMA / ARV

• ARV (median comp): $52,900
• List price: $57,000
• Delta: 7.75%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1295 S Cawston Ave #359	0.00mi	1/1.0	400	0mo	$75,000	$188	87
1295 S Cawston Ave #490	0.00mi	2/1.0	650	1mo	$94,500	$145	87
1295 S Cawston Ave #391	0.00mi	1/1.0	750	2mo	$147,500	$197	86
1295 S Cawston Ave #344	0.00mi	1/1.0	480	5mo	$55,000	$115	84
1295 S Cawston #102	0.05mi	1/1.0	650	2mo	$136,000	$209	84
1295 S Cawston Ave #340	0.00mi	1/1.0	600	6mo	$120,000	$200	83
1295 S Cawston #263	0.08mi	1/1.0	600	2mo	$128,000	$213	82
1295 S Cawston #246	0.08mi	1/1.0	—	3mo	$132,900	—	82
1295 S Cawston Ave #6	0.08mi	1/1.0	700	3mo	$115,000	$164	82
1295 S Cawston Ave #249	0.06mi	1/1.0	400	5mo	$110,000	$275	81
1295 S Cawston #271	0.07mi	1/1.0	400	5mo	$115,000	$288	80
1295 S Cawston #67	0.09mi	2/1.0	750	4mo	$143,499	$191	80

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: —
• Equity multiple: 6.41×
• Total profit: $86,314
• Equity at exit: $8,499

10-year hold

• IRR: —
• Equity multiple: 13.74×
• Total profit: $203,276
• Equity at exit: $4,928

Cash invested: $15,960 (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: 2.0×

Monthly cashflow live

• Estimated rent: $2,329 high
• Mortgage (P&I): −$299
• Tax from tax record: −$44 /mo · $533/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $1,473

Break-even live

Break-even rent $465

Max offer price $57,000

Occupancy floor 32%

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5077 Hoss Cir Hemet, CA	3.0	2.0	1935	$3,050	$1.58	19d	1	0.84mi
1429 Camino Sueno Hemet, CA	3.0	3.0	2796	$2,750	$0.98	23d	1	0.87mi
1354 Jasmine Way Hemet, CA	2.0	2.0	1440	$1,650	$1.15	43d	1	0.90mi
2971 Pembroke Ave Hemet, CA	3.0	2.0	1572	$3,000	$1.91	18d	1	0.97mi
2971 Peach Tree St Hemet, CA	3.0	2.0	1834	$2,395	$1.31	43d	1	0.99mi
828 Greenwich Ct Hemet, CA	3.0	3.0	1977	$2,700	$1.37	18d	1	0.99mi
1955 Silver Oak Way Hemet, CA	3.0	2.0	1318	$2,250	$1.71	43d	1	1.30mi
683 Jonquil St Hemet, CA	3.0	2.0	1150	$2,448	$2.13	24d	1	1.36mi
4400 W Florida Ave Spc 26 Hemet, CA	3.0	2.0	1193	$1,699	$1.42	14d	1	1.37mi
4400 W Florida Ave Unit 86 Hemet, CA	3.0	2.0	1310	$1,800	$1.37	43d	1	1.40mi
2277 Oak Ave Hemet, CA	2.0	2.0	—	$2,095	—	2d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $57,000 Active 38 DOM
2. 2026-06-17
   days on market $57,000 Active 37 DOM
3. 2026-06-16
   days on market $57,000 Active 36 DOM
4. 2026-06-15
   pricedays on marketlisting id $57,000 Active 35 DOM
5. 2026-06-13
   days on market $95,900 Active 4 DOM
6. 2026-06-10
   listing id $95,900 Active 1 DOM
7. 2026-06-08
   remarks 699-char remark
8. 2026-06-08
   pricedays on marketlisting id $95,900 Active 1 DOM
9. 2026-06-07
   days on market $57,000 Active 27 DOM
10. 2026-06-04
    remarks 669-char remark
11. 2026-06-04
    days on market $57,000 Active 24 DOM
12. 2026-06-03
    days on market $57,000 Active 23 DOM
13. 2026-06-02
    days on market $57,000 Active 22 DOM
14. 2026-06-01
    days on market $57,000 Active 21 DOM
15. 2026-05-31
    days on market $57,000 Active 20 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: $533 · $44/mo
• Projected year-2 tax: $533 · $44/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 17 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: $27,943
• − Mortgage interest: −$3,193
• − Property taxes: −$533
• − Insurance: −$285
• − Repairs & maintenance: −$2,235
• − Management: −$2,235
• − Depreciation: −$1,658
• Taxable income: $17,803
• Est. tax owed @ 24.0%: −$4,273
• After-tax cash flow: $13,397/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

-99.1% since first listed

46 events — show timeline

• 2025-03-14 Rental Removed $1,095 APPFOLIO
• 2025-03-07 Listed for Rent $1,095 APPFOLIO
• 2025-01-18 Rental Removed $1,250 BUILDIUM
• 2025-01-17 Listed for Rent $1,250 BUILDIUM
• 2025-01-17 Rental Removed $1,250 CRMLS
• 2024-12-24 Listed for Rent $1,250 CRMLS
• 2024-12-24 Rental Removed $1,250 BUILDIUM
• 2024-12-12 Listed for Rent $1,250 BUILDIUM
• 2023-07-13 Rental Removed — APPFOLIO
• 2013-05-13 Listing Removed — CRMLS
• 2013-05-13 Listing Removed — CRMLS
• 2013-03-01 Listing Removed — CRMLS
• 2012-11-13 Listed $23,000 CRMLS
• 2012-11-13 Listed $45,000 CRMLS
• 2012-11-01 Listed $23,900 CRMLS
• 2012-04-11 Sold (MLS) $26,500 CRMLS
• 2012-03-20 Pending — CRMLS
• 2012-01-11 Price Changed $29,900 CRMLS
• 2011-12-16 Price Changed $35,000 CRMLS
• 2011-10-17 Listed $45,000 CRMLS
• 2011-04-21 Sold (MLS) $35,000 CRMLS
• 2011-03-14 Pending — CRMLS
• 2011-03-09 Listed $35,000 CRMLS
• 2010-03-25 Sold (MLS) $16,500 CRMLS
• 2010-02-26 Listed $18,900 CRMLS
• 2010-01-22 Sold (MLS) $16,000 CRMLS
• 2009-12-31 Sold (MLS) $21,000 CRMLS
• 2009-12-18 Pending — CRMLS
• 2009-10-27 Price Changed $18,900 CRMLS
• 2009-08-17 Price Changed $25,000 CRMLS
• 2009-07-20 Listing Removed — CRMLS
• 2009-07-20 Listing Removed — CRMLS
• 2009-07-14 Listing Removed — CRMLS
• 2009-06-25 Price Changed $29,900 CRMLS
• 2009-06-15 Listing Removed — CRMLS
• 2009-04-30 Listing Removed — CRMLS
• 2009-04-30 Listing Removed — CRMLS
• 2009-04-07 Price Changed $19,900 CRMLS
• 2009-02-17 Price Changed $49,000 CRMLS
• 2009-02-14 Listed $74,500 CRMLS
• 2009-02-13 Listing Removed — CRMLS
• 2009-02-13 Listing Removed — CRMLS
• 2009-02-13 Listing Removed — CRMLS
• 2009-02-13 Listing Removed — CRMLS
• 2009-02-11 Listed $119,500 CRMLS
• 2009-02-10 Listing Removed — CRMLS

Property tax history

+8.6%/yr

Latest (2014): $533 · +14.2% YoY. Source: county tax records.