955 Camino Del Rancho · Hemet, CA 92543

$170,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 1 Days on market

Built 1975 5,227 sqft lot Est $135k · 26% over $31/mo HOA · 2% of rent

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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 +24.1/30.0
• DSCR +7.8/10.0
• 1% rule +6.1/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

GORGEOUS 2 BEDROOM 2 BATH HOME 'PRIDE OF OWNERSHIP' LOCATED AT SIERRA DAWN ESTATES. .. .. A 55+ COMMUNITY "YOU OWN THE LAND". ENJOY ALL THAT SIERRA DAWN HOA HAS TO OFFER. 4 CLUBHOUSES , 4 POOLS WITH HEATED SPAS. THIS HOME FEATURES 2 FULL BEDROOMS WITH 2 FULL BATHS. .. .BOTH BATHROOMS JUST RECENTLY UPGRADED. .. .BEAUTIFUL HARDWOOD FLOORING THROUGHOUT. SPACIOUS COVERED CARPORT WITH AUTOMATIC LIFT GARAGE DOOR ADDING A LITTLE EXTRA SECURITY FOR YOU AND YOUR FAMILY. LARGE LIVING ROOM WITH FORMAL DINING AREA. NEWER UPGRADED KITCHEN CABINETS WITH INDOOR WASHER AND DRYER CONVIENTLY LOCATED NEAR KITCHEN. ONE OF THE LARGEST LOTS OFFERED AT SIERRA DAWN ESTATES WITH ENCLOSED SCREENED IN PATIO AREA. TRULY ONE OF THE MOST BEAUTIFUL HOMES OFFERED AT SIERRA DAWN. }}}}}MASK ARE REQUIRED WHEN VIEWING PROPERTY{{{{{{{{{

Key facts

• 5,227 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Other: Street lighting, storm drains and sidewalks in the community; Access via paved city streets
• HOA & community: Part of Sierra Dawn Estates HOA; Semi-annual HOA fee; Senior community; Community amenities: clubhouse, pool, spa, gym/exercise room, sauna, card room, billiard room, pickleball, dog park, barbecue, pet rules

Exterior

• Parking: Carport (2 spaces); Garage with single door and front entry; Has parking
• Security: Smoke detector; Carbon monoxide detector(s)
• Utilities: Public (district) water; Public sewer; Natural gas connected; Electricity connected; Cable connected; Telephone in street; Sewer connected; Water connected
• Home design: North-facing; One story; Entry at front; Entry level 1; Turnkey condition; No common walls
• Construction: Pier jacks foundation; Other roof
• Exterior features: Manufactured house; Front and rear porches; Front porch on slab; Porch - rear; Shed; Community pool; Community spa; Masonry and vinyl fencing; Yard; Lot is level/flat; No landscaping

Interior

• Kitchen: Garbage disposal; Refrigerator; Gas range and gas oven; Gas water heater; Water heater unit; Dining area in kitchen; Formal dining room
• Bedrooms: Two main-level bedrooms; All bedrooms on one level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Bathtub; Shower; Shower in tub; Walk-in shower; Privacy toilet door
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Furnished; Ceiling fan; Storage space; Drapes/Curtains; Carbon monoxide detector(s); Smoke detector
• Laundry & utility: Inside laundry; Washer included; Dryer included; Washer hookup; Gas dryer hookup; Laundry in closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 8.7% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1,886/mo this rent would consume 46% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y ago; this cycle's ask is 26% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,000

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 1.11% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.44%
• DSCR: 1.38
• GRM: 7.5

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
1167 Via Del Mesa	0.15mi	2/2.0	1,152 (0%)	1mo	$135,000	$117	93
1083 Via Del Mesa	0.09mi	2/2.0	1,200 (+4%)	3mo	$149,900	$125	86
1111 W Johnston Ave	0.23mi	2/2.0	1,200 (+4%)	0mo	$135,000	$113	82
711 San Mateo Cir	0.45mi	2/1.5	1,140 (-1%)	4mo	$93,500	$82	72
360 Santa Clara Cir	0.47mi	2/2.0	1,120 (-3%)	3mo	$224,000	$200	71
770 S Lyon	0.58mi	2/2.0	1,152 (0%)	3mo	$78,900	$68	70
190 Santa Lucia	0.46mi	2/2.0	1,040 (-10%)	4mo	$179,000	$172	59
220 San Carlos Dr	0.43mi	2/1.0	1,020 (-12%)	2mo	$127,000	$125	55
1760 Santiago	0.69mi	2/2.0	1,248 (+8%)	0mo	$118,000	$95	54
1455 S State St #111	0.60mi	2/2.0	1,040 (-10%)	3mo	$102,000	$98	54
995 Santa Teresa Way	0.57mi	3/2.0 (+1)	1,056 (-8%)	3mo	$185,000	$175	52
431 San Mateo Cir	0.56mi	3/2.0 (+1)	1,040 (-10%)	3mo	$118,000	$113	50

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-8,528
• Equity at exit: $25,348

10-year hold

• IRR: 3.3%
• Equity multiple: 1.23×
• Total profit: $10,799
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,886 high
• Mortgage (P&I): −$891
• Tax from tax record: −$162 /mo · $1,943/yr
• Insurance: −$71
• HOA: −$31
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $335

Break-even live

Break-even rent $1,462

Max offer price $170,000

Occupancy floor 77%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
893 S Palm Ave Hemet, CA	2.0	2.0	720	$1,375	$1.91	5d	1	0.23mi
1025 S Gilbert St Hemet, CA	1.0–2.0	1.0–2.0	890	$2,320	$2.61	2d	8	0.23mi
750 Santa Clara Cir Hemet, CA	2.0	2.0	800	$1,400	$1.75	15d	1	0.23mi
1005 S Gilbert St Hemet, CA	2.0	1.5	975	$1,825	$1.87	24d	2	0.28mi
120 Santa Lucia Dr Hemet, CA	2.0	2.0	1197	$1,600	$1.34	43d	1	0.42mi
101 San Mateo Cir Hemet, CA	2.0	2.0	1152	$1,725	$1.50	16d	1	0.43mi
876 W Whittier Ave Unit 878 Hemet, CA	2.0	2.0	1127	$2,150	$1.91	24d	1	0.47mi
735 S Gilbert St Hemet, CA	3.0	2.0	1202	$2,400	$2.00	43d	1	0.50mi
716 Robert Dr Hemet, CA	3.0	2.0	1450	$2,300	$1.59	5d	1	0.56mi
611 S Palm Ave Unit K Hemet, CA	2.0	2.0	1254	$1,895	$1.51	7d	1	0.56mi
1521 W Westmont Ave Hemet, CA	2.0	2.0	1197	$2,000	$1.67	43d	1	0.59mi
390 Magnolia Cir Hemet, CA	2.0	2.0	1038	$2,400	$2.31	4d	1	0.73mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	43d	1	0.74mi
853 Douglas Ct Hemet, CA	2.0	2.0	1148	$1,850	$1.61	4d	1	0.75mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	43d	1	0.77mi
860 Douglas Ct Hemet, CA	2.0	2.0	1114	$1,850	$1.66	18d	1	0.78mi
1711 Pepper Tree Dr Hemet, CA	2.0	2.0	864	$1,675	$1.94	22d	1	0.78mi
409 E Thornton Ave Hemet, CA	2.0	1.0	970	$1,912	$1.97	2d	2	0.78mi
1955 Silver Oak Way Hemet, CA	3.0	2.0	1318	$2,250	$1.71	43d	1	0.80mi
576 Montecito Ave Unit C Hemet, CA	2.0	2.0	861	$1,850	$2.15	16d	1	0.85mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	5d	1	0.86mi
1850 Amberwood Dr Hemet, CA	2.0	2.0	1170	$1,561	$1.33	43d	1	0.88mi
640 Vista del Monte Hemet, CA	3.0	2.0	1480	$2,650	$1.79	43d	1	0.89mi
363 S Gilbert St Unit B Hemet, CA	3.0	2.0	1200	$1,900	$1.58	14d	1	0.89mi
363 S Gilbert St Hemet, CA	3.0	2.0	1200	$1,900	$1.58	4d	1	0.89mi
678 Monterey Pl Hemet, CA	2.0	2.0	1047	$1,995	$1.91	43d	1	0.90mi
700 Johnston Ave Unit 708 Hemet, CA	2.0	1.0	1000	$1,600	$1.60	7d	1	0.96mi
683 Jonquil St Hemet, CA	3.0	2.0	1150	$2,448	$2.13	24d	1	1.07mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,035	$2.27	1d	1	1.20mi
1354 Jasmine Way Hemet, CA	2.0	2.0	1440	$1,650	$1.15	43d	1	1.23mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	7d	1	1.30mi
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	43d	1	1.30mi
165 N Hamilton Ave Unit 4 Hemet, CA	1.0	1.0	768	$1,525	$1.99	22d	1	1.31mi
165 N Hamilton Ave Unit 3 Hemet, CA	1.0	1.0	768	$1,450	$1.89	5d	1	1.31mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	24d	1	1.31mi
733 S San Jacinto St Unit B Hemet, CA	2.0	1.0	1000	$1,500	$1.50	24d	1	1.32mi
1287 Olive Tree Ln Unit D Hemet, CA	2.0	1.0	995	$1,599	$1.61	43d	1	1.39mi
1287 Olive Tree Ln Unit C Hemet, CA	2.0	1.0	995	$1,495	$1.50	24d	1	1.39mi
26454 S San Jacinto St Hemet, CA	3.0	1.0	800	$1,795	$2.24	3d	1	1.41mi
26452 S San Jacinto St Hemet, CA	3.0	1.0	800	$1,795	$2.24	3d	1	1.41mi

HOA detail

• Monthly dues: $31 · $372/yr
• Likely covers: poolsecurity

Listing history 7 events

1. 2026-06-18
   statusdays on market $170,000 Active 1 DOM
2. 2026-06-18
   days on market $170,000 Coming Soon 5 DOM
3. 2026-06-17
   days on market $170,000 Coming Soon 4 DOM
4. 2026-06-16
   days on market $170,000 Coming Soon 3 DOM
5. 2026-06-15
   days on market $170,000 Coming Soon 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $170,000 Coming Soon 1 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: $1,943 · $162/mo
• Projected year-2 tax: $1,943 · $162/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 18 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: $22,635
• − Mortgage interest: −$9,523
• − Property taxes: −$1,943
• − Insurance: −$850
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − HOA: −$372
• − Depreciation: −$4,945
• Taxable income: $1,380
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $3,687/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

+655.6% since first listed

12 events — show timeline

• 2026-06-13 Coming Soon $170,000 CRMLS
• 2022-02-01 Sold (Public Records) $77,500 Public Records
• 2022-02-01 Sold (MLS) $155,000 CRMLS
• 2022-01-13 Pending — CRMLS
• 2022-01-05 Listed $134,900 CRMLS
• 2019-10-28 Sold (MLS) $78,200 CRMLS
• 2019-10-07 Pending — CRMLS
• 2019-10-04 Price Changed $84,500 CRMLS
• 2019-09-24 Relisted — CRMLS
• 2019-09-09 Pending — CRMLS
• 2019-09-03 Listed $99,000 CRMLS
• 2013-12-16 Sold (Public Records) $22,500 Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,943 · +2.0% YoY. Source: county tax records.