1250 N Kirby St #132 · Hemet, CA 92545

$112,878

2 bd · 2.0 ba · 1,128 sqft · Manufactured public records · 86 Days on market

Built 2004 $100/sqft · 17% above area Est $96k · 17% over

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Why this score? — see what drove the C+ 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
• Rent growth +3.4/5.0
• 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

Are you looking for a home with resort living, affordability and in excellent condition? This is it! Come and visit beautiful "Foothills of Hemet". This senior community is well taken care of. As you drive up to a gated community you will see the pride of this community. Driving through this lovely neighborhood is a pleasure. As you arrive at #132 you will find a home with great curb appeal. Enter your home and you will find a spacious open floor plan. Large living room, dining room and exceptionaly clean kitchen. Walk down the hall to a huge primary bedroom, walk in closet and private bath. There is also a main bath, and a second bedroom all in immaculate condition. Plenty of windows and skylights give this home an open cheerful feeling. This home has been well taken care of inside and out. There is a separate laundry room and an attached garage. Added bonus is a long driveway. Aside from this home being in an excellent area, excellent condition and excellent floor plan, it also has many expensive upgrades. 2026 New flooring was added to all rooms. In 2020 a 30 year roof with architectural shingles and UV protection was installed. Exterior privacy screens, gutter filters, water heater and numerous piers added to qualify the home for earthquake insurance. Moisture barriers were added both under carriage and around the exterior. Many more upgrades and improvements throughout the home plus plantation shutters. Refrigerator, washer and dryer included. Step out to a spacious back yard and see a beautiful view of the mountains and on the side you will be able to see the sunset. Relax in the covered patio. This home is low maintenance inside and out. Take a short walk to the pool area and guest parking. This community offers 2 swimming pools, 2 spas, club house and pickle ball courts. If you are looking for a great retirement home, this one is it.

Key facts

• Garage
• Community pool
• Built 2004

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $113k.

Deal economics

• At list price, monthly cash flow is $885 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $113k).
• Recommended offer: $106k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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+, 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); 291 active listings in the ZIP; 37 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 37% 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 $780 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 + 3.7% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago 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 $68k; list at $113k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,105 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.75% ✓
• Cap rate: 15.70%
• Cash-on-cash: 33.59%
• DSCR: 2.49
• GRM: 4.8

CMA / ARV

• ARV (median comp): $96,255
• List price: $112,878
• Delta: 17.27%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1250 N Kirby St #138	0.00mi	3/2.0 (+1)	1,200 (+6%)	6mo	$110,000	$92	79
1250 N Kirby St #162	0.00mi	3/2.0 (+1)	1,200 (+6%)	15mo	$120,000	$100	72
1250 N Kirby St #52	0.00mi	2/2.0	1,248 (+11%)	14mo	$95,000	$76	71
1250 N Kirby St #42	0.00mi	2/2.0	1,248 (+11%)	19mo	$65,000	$52	67
1150 N Kirby #75	0.37mi	3/2.0 (+1)	1,248 (+11%)	0mo	$107,000	$86	60
1150 N Kirby St #72	0.37mi	2/2.0	1,296 (+15%)	6mo	$110,000	$85	53
1300 W Menlo Ave #149	0.60mi	2/2.0	1,152 (+2%)	21mo	$61,500	$53	51
1300 W MENLO Ave #120	0.60mi	2/2.0	1,152 (+2%)	23mo	$125,000	$109	49
1300 W Menlo Ave #114	0.60mi	2/2.0	1,248 (+11%)	15mo	$114,000	$91	42
1300 W Menlo Ave #114	0.60mi	2/2.0	1,248 (+11%)	15mo	$114,000	$91	42
1150 N Kirby St #79	0.37mi	3/2.0 (+1)	1,248 (+11%)	24mo	$135,000	$108	40

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: 29.6%
• Equity multiple: 2.25×
• Total profit: $39,509
• Equity at exit: $16,830

10-year hold

• IRR: 37.3%
• Equity multiple: 4.58×
• Total profit: $113,012
• Equity at exit: $9,760

Cash invested: $31,606 (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: 291
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,979 high
• Mortgage (P&I): −$592
• Tax from tax record: −$40 /mo · $475/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $885

Break-even live

Break-even rent $859

Max offer price $112,878

Occupancy floor 50%

Sensitivity live

Price	-10% $949	-5% $917	+0% $885	+5% $853	+10% $821
Rent	-10% $728	-5% $807	+0% $885	+5% $963	+10% $1,041
Rate	-1.0pp $942	-0.5pp $913	base $885	+0.5pp $855	+1.0pp $826

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: $28,220
• Closing costs: $3,386
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2208 El Grande St Hemet, CA	2.0	2.0	1327	$2,100	$1.58	19d	1	0.47mi
2208 El Grande St Hemet, CA	2.0	2.0	1327	$2,000	$1.51	0d	1	0.47mi
2014 Iris Way Hemet, CA	3.0	2.0	1192	$2,850	$2.39	45d	1	0.59mi
1700 Walden Ln Hemet, CA	3.0	2.0	1430	$2,670	$1.87	25d	1	0.62mi
1931 Nuevo St Hemet, CA	2.0	1.0	820	$1,600	$1.95	45d	1	0.79mi
1933 Nuevo St Hemet, CA	2.0	1.0	827	$1,700	$2.06	25d	1	0.80mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	25d	1	0.81mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	13d	1	0.81mi
682 San Marino St Hemet, CA	2.0	1.0	827	$1,600	$1.93	45d	1	0.83mi
1245 Millie Dr Hemet, CA	3.0	2.0	1392	$2,850	$2.05	9d	1	0.84mi
2422 San Padre Ct Hemet, CA	2.0	1.0	827	$1,800	$2.18	25d	1	0.87mi
811 Alondra Dr Hemet, CA	2.0	2.0	1166	$1,875	$1.61	6d	1	0.87mi
663 Mariposa Dr Hemet, CA	2.0	2.0	1440	$1,500	$1.04	25d	1	0.88mi
2488 San Padre Ct Hemet, CA	2.0	1.0	827	$1,599	$1.93	0d	1	0.88mi
2488 San Padre Ct Hemet, CA	2.0	1.0	827	$1,599	$1.93	15d	1	0.88mi
627 Solano Dr Hemet, CA	2.0	2.0	882	$1,800	$2.04	19d	1	0.89mi
601 Corona St Hemet, CA	2.0	2.0	882	$1,700	$1.93	0d	1	0.92mi
528 San Marino St Hemet, CA	2.0	1.0	827	$1,900	$2.30	45d	1	0.94mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	19d	1	0.97mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	25d	1	1.01mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	45d	1	1.01mi
2120 San Bernardo Ave Hemet, CA	2.0	1.0	827	$2,100	$2.54	45d	1	1.04mi
743 Via Linda Dr Hemet, CA	2.0	2.0	1206	$1,995	$1.65	6d	1	1.05mi
2054 Avenida Olivos Hemet, CA	2.0	1.0	820	$1,500	$1.83	45d	1	1.07mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	25d	1	1.07mi
2269 San Bernardo Ave Hemet, CA	2.0	1.0	827	$1,650	$2.00	45d	1	1.09mi
1887 Calle Amargosa Hemet, CA	2.0	1.0	827	$1,545	$1.87	25d	1	1.09mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	45d	1	1.14mi
1106 Don Carlos Ct San Jacinto, CA	3.0	2.0	1389	$2,999	$2.16	45d	1	1.20mi
341 Calle Nogales Hemet, CA	2.0	1.0	827	$1,395	$1.69	45d	1	1.21mi
1410 Cottonwood Ave San Jacinto, CA	2.0	1.5	1257	$2,300	$1.83	45d	1	1.27mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,945	$2.75	0d	10	1.28mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	15d	1	1.33mi
3471 Dublin Ct Hemet, CA	3.0	2.0	1276	$2,895	$2.27	5d	1	1.41mi
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	45d	1	1.43mi
165 N Hamilton Ave Unit 3 Hemet, CA	1.0	1.0	768	$1,450	$1.89	6d	1	1.44mi
165 N Hamilton Ave Unit 4 Hemet, CA	1.0	1.0	768	$1,525	$1.99	23d	1	1.44mi

Listing history 31 events

1. 2026-06-21
   days on market $112,878 Active 86 DOM
2. 2026-06-18
   days on market $112,878 Active 83 DOM
3. 2026-06-17
   days on market $112,878 Active 82 DOM
4. 2026-06-16
   days on market $112,878 Active 81 DOM
5. 2026-06-15
   days on market $112,878 Active 80 DOM
6. 2026-06-13
   days on market $112,878 Active 78 DOM
7. 2026-06-09
   days on market $112,878 Active 74 DOM
8. 2026-06-08
   days on market $112,878 Active 73 DOM
9. 2026-06-07
   days on market $112,878 Active 72 DOM
10. 2026-06-04
    days on market $112,878 Active 69 DOM
11. 2026-06-03
    days on market $112,878 Active 68 DOM
12. 2026-06-02
    days on market $112,878 Active 67 DOM
13. 2026-06-01
    days on market $112,878 Active 66 DOM
14. 2026-05-31
    days on market $112,878 Active 65 DOM
15. 2026-03-30
    status Active 1884-char remark

    Show marketing remark (1884 chars)

    Are you looking for a home with resort living, affordability and in excellent condition? This is it! Come and visit beautiful "Foothills of Hemet". This senior community is well taken care of. As you drive up to a gated community you will see the pride of this community. Driving through this lovely neighborhood is a pleasure. As you arrive at #132 you will find a home with great curb appeal. Enter your home and you will find a spacious open floor plan. Large living room, dining room and exceptionaly clean kitchen. Walk down the hall to a huge primary bedroom, walk in closet and private bath. There is also a main bath, and a second bedroom all in immaculate condition. Plenty of windows and skylights give this home an open cheerful feeling. This home has been well taken care of inside and out. There is a separate laundry room and an attached garage. Added bonus is a long driveway. Aside from this home being in an excellent area, excellent condition and excellent floor plan, it also has many expensive upgrades. 2026 New flooring was added to all rooms. In 2020 a 30 year roof with architectural shingles and UV protection was installed. Exterior privacy screens, gutter filters, water heater and numerous piers added to qualify the home for earthquake insurance. Moisture barriers were added both under carriage and around the exterior. Many more upgrades and improvements throughout the home plus plantation shutters. Refrigerator, washer and dryer included. Step out to a spacious back yard and see a beautiful view of the mountains and on the side you will be able to see the sunset. Relax in the covered patio. This home is low maintenance inside and out. Take a short walk to the pool area and guest parking. This community offers 2 swimming pools, 2 spas, club house and pickle ball courts. If you are looking for a great retirement home, this one is it.

16. 2026-03-26
    listed $112,878 Active 1884-char remark

    Show marketing remark (1884 chars)

    Are you looking for a home with resort living, affordability and in excellent condition? This is it! Come and visit beautiful "Foothills of Hemet". This senior community is well taken care of. As you drive up to a gated community you will see the pride of this community. Driving through this lovely neighborhood is a pleasure. As you arrive at #132 you will find a home with great curb appeal. Enter your home and you will find a spacious open floor plan. Large living room, dining room and exceptionaly clean kitchen. Walk down the hall to a huge primary bedroom, walk in closet and private bath. There is also a main bath, and a second bedroom all in immaculate condition. Plenty of windows and skylights give this home an open cheerful feeling. This home has been well taken care of inside and out. There is a separate laundry room and an attached garage. Added bonus is a long driveway. Aside from this home being in an excellent area, excellent condition and excellent floor plan, it also has many expensive upgrades. 2026 New flooring was added to all rooms. In 2020 a 30 year roof with architectural shingles and UV protection was installed. Exterior privacy screens, gutter filters, water heater and numerous piers added to qualify the home for earthquake insurance. Moisture barriers were added both under carriage and around the exterior. Many more upgrades and improvements throughout the home plus plantation shutters. Refrigerator, washer and dryer included. Step out to a spacious back yard and see a beautiful view of the mountains and on the side you will be able to see the sunset. Relax in the covered patio. This home is low maintenance inside and out. Take a short walk to the pool area and guest parking. This community offers 2 swimming pools, 2 spas, club house and pickle ball courts. If you are looking for a great retirement home, this one is it.

17. 2025-11-13
    historical
18. 2025-10-20
    listed $108,000 Active
19. 2025-10-05
    historical
20. 2025-07-05
    listed $108,000 Active
21. 2021-05-25
    soldstatus $67,999 Closed Sale
22. 2021-05-06
    status Pending Sale
23. 2021-04-19
    status Active
24. 2021-04-04
    status Pending Sale
25. 2021-02-19
    price $69,999
26. 2021-01-06
    price $79,900
27. 2020-12-09
    listed $89,900 Active
28. 2017-02-14
    soldstatus $44,000 Closed Sale
29. 2017-01-24
    status Pending Sale
30. 2016-12-08
    price $49,000
31. 2016-09-03
    listed $52,000 Active

ⓘ 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: $475 · $40/mo
• Projected year-2 tax: $858 · $71/mo
• Expected delta: +$382/yr (+$32/mo · 80.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 19 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: $23,747
• − Mortgage interest: −$6,323
• − Property taxes: −$475
• − Insurance: −$564
• − Repairs & maintenance: −$1,900
• − Management: −$1,900
• − Depreciation: −$3,284
• Taxable income: $9,301
• Est. tax owed @ 24.0%: −$2,232
• After-tax cash flow: $8,385/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

+117.1% since first listed

17 events — show timeline

• 2026-03-30 Relisted — CRMLS
• 2026-03-26 Listed $112,878 CRMLS
• 2025-11-13 Listing Removed — CRMLS
• 2025-10-20 Listed $108,000 CRMLS
• 2025-10-05 Listing Removed — CRMLS
• 2025-07-05 Listed $108,000 CRMLS
• 2021-05-25 Sold (MLS) $67,999 CRMLS
• 2021-05-06 Pending — CRMLS
• 2021-04-19 Relisted — CRMLS
• 2021-04-04 Pending — CRMLS
• 2021-02-19 Price Changed $69,999 CRMLS
• 2021-01-06 Price Changed $79,900 CRMLS
• 2020-12-09 Listed $89,900 CRMLS
• 2017-02-14 Sold (MLS) $44,000 CRMLS
• 2017-01-24 Pending — CRMLS
• 2016-12-08 Price Changed $49,000 CRMLS
• 2016-09-03 Listed $52,000 CRMLS

Property tax history

-1.9%/yr

Latest (2025): $475 · +2.3% YoY. Source: county tax records.