1081 San Gorgonio · Hemet, CA 92543

$180,000

2 bd · 2.0 ba · 1,464 sqft · Manufactured public records · 17 Days on market

Built 1975 4,792 sqft lot $123/sqft · 15% above area Est $156k · 15% over $185/mo HOA · 9% 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 +23.2/30.0
• DSCR +7.5/10.0
• 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 +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Sierra Dawn Estates, one of Hemet's most beloved 55+ communities! This charming 2 bed/2 bath double-wide offers a surprisingly spacious layout with a large open kitchen featuring abundant cabinetry, double wall oven, gas cooktop, recessed lighting, and a generous peninsula, perfect for easy living. The living area showcases beautiful wood-look laminate flooring, brand new carpet and a ceiling fan, with a bright slider overlooking the private backyard. Washer, dryer, and refrigerator included. Enjoy the enclosed garage/workshop addition, truly a rare find. Community amenities include pool, clubhouse, woodshop, and cable TV included in HOA. New blinds (2023), swamp cooler, and work

Key facts

• 4,792 sq ft lot
• Community pool
• Built 1975

Property features AI

Finance

• Other: Assessor's data used for lot and living area sources
• HOA & community: Part of an association (Sierra Dawn Estates); Monthly association fee ($185); Association amenities include: pool, spa, clubhouse, meeting room, gym/exercise room, sport court, other courts, banquet facilities, recreational/multipurpose room, dog park, common RV parking, cable TV; pet rules and pets permitted; Senior community

Exterior

• Utilities: Public sewer; District/public water
• Home design: Single-story property; Entry level: 1
• Construction: Year built source: public records
• Exterior features: Manufactured home; Corner lot; Patio-home style; Landscaped yard; Rectangular lot shape; Back yard; Park nearby; Association/community pool and spa

Interior

• Kitchen: Gas cooktop; Double oven; Appliances included
• Bedrooms: Primary bedroom on the main level; Two main-level bedrooms; All bedrooms on the ground floor
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central furnace heating; Central gas cooling
• Interior features: One-level home with main-floor primary bedroom; Porch steps at the entry; No shared/common walls; Has a view
• Laundry & utility: Laundry area located in the kitchen; Has laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 19d 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 $2,002/mo this rent would consume 49% 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

• It's been on market 17 days — a 2% lower offer ($177k) 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.
• Current owner paid $70k; list at $180k implies a 157% gain — meaningful room to come down on a strong offer.

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 $177,300 (1.5% below list)

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: 8.47%
• Cash-on-cash: 7.77%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $156,500
• List price: $180,000
• Delta: 15.02%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1631 Bella Vis	0.18mi	2/2.0	1,440 (-2%)	0mo	$147,115	$102	88
1655 Vista Grande Dr	0.24mi	2/2.0	1,440 (-2%)	1mo	$158,000	$110	85
942 Santa Elena	0.31mi	2/1.5	1,503 (+3%)	0mo	$144,000	$96	79
1207 Sorrel Dr	0.45mi	2/2.0	1,464 (0%)	1mo	$198,000	$135	78
1279 Sorrel Dr	0.45mi	2/2.0	1,440 (-2%)	0mo	$185,000	$128	76
1288 Lodgepole	0.47mi	2/2.0	1,440 (-2%)	1mo	$219,000	$152	74
930 S Santa Victoria	0.17mi	3/2.0 (+1)	1,356 (-7%)	1mo	$140,000	$103	74
1778 Burr Oak Way	0.42mi	3/2.0 (+1)	1,440 (-2%)	0mo	$190,000	$132	72
725 W Thornton Ave #109	0.57mi	2/2.0	1,440 (-2%)	2mo	$23,900	$17	69
575 S Lyon Ave #34	0.69mi	2/2.0	1,440 (-2%)	1mo	$62,900	$44	64
601 Bermuda	0.70mi	3/2.0 (+1)	1,440 (-2%)	0mo	$300,000	$208	59
1760 Santiago	0.54mi	2/2.0	1,248 (-15%)	0mo	$118,000	$95	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: -5.9%
• Equity multiple: 0.79×
• Total profit: $-10,825
• Equity at exit: $26,839

10-year hold

• IRR: 2.2%
• Equity multiple: 1.15×
• Total profit: $7,597
• Equity at exit: $15,563

Cash invested: $50,400 (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: $2,002 high
• Mortgage (P&I): −$944
• Tax from tax record: −$52 /mo · $620/yr
• Insurance: −$75
• HOA: −$185
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $326

Break-even live

Break-even rent $1,589

Max offer price $180,000

Occupancy floor 79%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Santa Lucia Dr Hemet, CA	2.0	2.0	1197	$1,600	$1.34	43d	1	0.31mi
101 San Mateo Cir Hemet, CA	2.0	2.0	1152	$1,725	$1.50	16d	1	0.35mi
1025 S Gilbert St Hemet, CA	1.0–2.0	1.0–2.0	890	$2,320	$2.61	2d	8	0.46mi
1521 W Westmont Ave Hemet, CA	2.0	2.0	1197	$2,000	$1.67	43d	1	0.49mi
1005 S Gilbert St Hemet, CA	2.0	1.5	975	$1,825	$1.87	24d	2	0.50mi
876 W Whittier Ave Unit 878 Hemet, CA	2.0	2.0	1127	$2,150	$1.91	24d	1	0.55mi
1241 Sandlewood Dr Hemet, CA	2.0	1.5	1504	$2,000	$1.33	43d	1	0.55mi
1955 Silver Oak Way Hemet, CA	3.0	2.0	1318	$2,250	$1.71	43d	1	0.57mi
611 S Palm Ave Unit K Hemet, CA	2.0	2.0	1254	$1,895	$1.51	7d	1	0.59mi
735 S Gilbert St Hemet, CA	3.0	2.0	1202	$2,400	$2.00	43d	1	0.65mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	43d	1	0.70mi
716 Robert Dr Hemet, CA	3.0	2.0	1450	$2,300	$1.59	5d	1	0.74mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	5d	1	0.77mi
1850 Amberwood Dr Hemet, CA	2.0	2.0	1170	$1,561	$1.33	43d	1	0.79mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	43d	1	0.80mi
683 Jonquil St Hemet, CA	3.0	2.0	1150	$2,448	$2.13	24d	1	0.87mi
415 S Tahquitz Ave Hemet, CA	3.0	2.0	1766	$2,900	$1.64	18d	1	0.89mi
424 W Mayberry Ave Unit 1 Hemet, CA	1.0	1.0	1664	$850	$0.51	7d	1	0.90mi
390 Magnolia Cir Hemet, CA	2.0	2.0	1038	$2,400	$2.31	4d	1	0.96mi
853 Douglas Ct Hemet, CA	2.0	2.0	1148	$1,850	$1.61	4d	1	0.97mi
409 E Thornton Ave Hemet, CA	2.0	1.0	970	$1,912	$1.97	2d	2	0.98mi
363 S Gilbert St Hemet, CA	3.0	2.0	1200	$1,900	$1.58	4d	1	0.99mi
363 S Gilbert St Unit B Hemet, CA	3.0	2.0	1200	$1,900	$1.58	14d	1	0.99mi
860 Douglas Ct Hemet, CA	2.0	2.0	1114	$1,850	$1.66	18d	1	1.00mi
1354 Jasmine Way Hemet, CA	2.0	2.0	1440	$1,650	$1.15	43d	1	1.02mi
2971 Pembroke Ave Hemet, CA	3.0	2.0	1572	$3,000	$1.91	18d	1	1.06mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,035	$2.27	1d	1	1.09mi
640 Vista del Monte Hemet, CA	3.0	2.0	1480	$2,650	$1.79	43d	1	1.12mi
678 Monterey Pl Hemet, CA	2.0	2.0	1047	$1,995	$1.91	43d	1	1.13mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	7d	1	1.15mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	24d	1	1.16mi
700 Johnston Ave Unit 708 Hemet, CA	2.0	1.0	1000	$1,600	$1.60	7d	1	1.19mi
2971 Peach Tree St Hemet, CA	3.0	2.0	1834	$2,395	$1.31	43d	1	1.23mi
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	43d	1	1.28mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	14d	1	1.39mi
3030 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	892	$1,895	$2.12	1d	10	1.44mi

HOA detail

• Monthly dues: $185 · $2,220/yr
• Likely covers: gascablepool

Listing history 14 events

1. 2026-06-18
   days on market $180,000 Active 17 DOM
2. 2026-06-17
   days on market $180,000 Active 16 DOM
3. 2026-06-16
   days on market $180,000 Active 15 DOM
4. 2026-06-15
   days on market $180,000 Active 14 DOM
5. 2026-06-09
   days on market $180,000 Active 11 DOM
6. 2026-06-08
   days on market $180,000 Active 10 DOM
7. 2026-06-07
   days on market $180,000 Active 9 DOM
8. 2026-06-04
   days on market $180,000 Active 6 DOM
9. 2026-06-03
   days on market $180,000 Active 5 DOM
10. 2026-06-02
    days on market $180,000 Active 4 DOM
11. 2026-06-01
    days on market $180,000 Active 3 DOM
12. 2026-05-31
    days on market $180,000 Active 2 DOM
13. 2026-05-12
    historical $180,000 871-char remark
14. 2010-02-16
    soldstatus $70,000

ⓘ 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: $620 · $52/mo
• Projected year-2 tax: $1,368 · $114/mo
• Expected delta: +$748/yr (+$62/mo · 120.6%)

ⓘ 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 · 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: $24,027
• − Mortgage interest: −$10,083
• − Property taxes: −$620
• − Insurance: −$900
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − HOA: −$2,220
• − Depreciation: −$5,236
• Taxable income: $1,123
• Est. tax owed @ 24.0%: −$270
• After-tax cash flow: $3,644/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

+157.1% since first listed

4 events — show timeline

• 2026-06-15 Relisted — CRMLS
• 2026-05-29 Listed $180,000 CRMLS
• 2026-05-12 Coming Soon $180,000 CRMLS
• 2010-02-16 Sold (Public Records) $70,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $620 · +2.0% YoY. Source: county tax records.