101 Santa Clara Cir · Hemet, CA 92543

$130,000

2 bd · 1.0 ba · 624 sqft · Manufactured public records · 41 Days on market

Built 1960 3,920 sqft lot $208/sqft · 44% above area Est $91k · 43% over $185/mo HOA · 11% of rent

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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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +7.4/10.0
• 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

Charming Hemet home that offers comfortable living with a functional layout and inviting feel throughout. Featuring 2 bedrooms, 1 bathroom, and an added bonus space, the home is filled with natural light and sits on its own lot in a quiet, convenient location close to shopping, dining, and everyday amenities. A great opportunity for affordable living, a seasonal getaway, or investment property.

Key facts

• Natural light
• Quiet location
• Convenient location

Tags

• NATURAL LIGHT
• QUIET LOCATION
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Single-unit property; Parcel number: 442242001; Living area and lot info per assessor
• HOA & community: Part of the Sierra Dawn association; Monthly HOA fee of $185; Senior community; Community amenities include pool, spa, clubhouse, gym/exercise room, tennis, billiard room, banquet/meeting rooms, card room, picnic area, outdoor cooking/BBQ, storage area, common RV parking, recreational/multipurpose room, and cable TV; Sidewalks in the community

Exterior

• Utilities: Public water (district); Sewer service paid
• Home design: Manufactured house; Single-story
• Construction: Year built per assessor; No common walls
• Exterior features: Back yard; No pool

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central furnace heating; Evaporative cooling
• Interior features: One-level home; All bedrooms on the main level; Main level entry
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 (+1.8%/yr); 270 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 39% of the median local income ($49k/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 $899 of loan paydown is wiped out by about $4k 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 41 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y 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 $58k; list at $130k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.24% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.17%
• DSCR: 1.41
• GRM: 6.7

CMA / ARV

• ARV (median comp): $90,593
• List price: $130,000
• Delta: 43.50%
• Verdict: OVERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
821 San Ramon	0.16mi	2/1.0	624 (0%)	6mo	$92,000	$147	87
110 Santa Clara Cir	0.02mi	2/1.0	638 (+2%)	19mo	$110,000	$172	79
590 Santa Clara Cir	0.20mi	2/1.0	640 (+3%)	10mo	$120,000	$188	78
270 Santa Clara Cir	0.10mi	2/1.0	672 (+8%)	9mo	$103,000	$153	76
281 Santa Clara Cir	0.09mi	2/1.0	684 (+10%)	13mo	$139,000	$203	69
860 San Mateo Cir	0.23mi	2/1.0	630 (+1%)	23mo	$111,000	$176	68
151 Santa Lucia Dr	0.29mi	1/1.0 (-1)	588 (-6%)	14mo	$74,900	$127	60

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: -3.9%
• Equity multiple: 0.86×
• Total profit: $-5,241
• Equity at exit: $19,383

10-year hold

• IRR: 4.3%
• Equity multiple: 1.29×
• Total profit: $10,657
• Equity at exit: $11,240

Cash invested: $36,400 (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: 270
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,609 high
• Mortgage (P&I): −$682
• Tax from tax record: −$72 /mo · $865/yr
• Insurance: −$54
• HOA: −$185
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $278

Break-even live

Break-even rent $1,257

Max offer price $130,000

Occupancy floor 78%

Sensitivity live

Price	-10% $352	-5% $315	+0% $278	+5% $242	+10% $205
Rent	-10% $151	-5% $215	+0% $278	+5% $342	+10% $405
Rate	-1.0pp $344	-0.5pp $311	base $278	+0.5pp $245	+1.0pp $210

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	6d	1	0.12mi
1074 W Johnston Ave Hemet, CA	2.0	1.0	460	$1,500	$3.26	0d	1	0.15mi
1025 S Gilbert St Hemet, CA	1.0–2.0	1.0–2.0	890	$2,320	$2.61	3d	8	0.38mi
1150 S Palm Ave Hemet, CA	1.0	1.0	670	$1,534	$2.29	25d	1	0.46mi
1000 S Gilbert St Hemet, CA	1.0–2.0	1.0	500	$1,470	$2.94	0d	3	0.46mi
1377 Provence Ct Hemet, CA	1.0	1.0	650	$1,900	$2.92	25d	1	0.76mi
113 E Kimball Ave Unit 2 Hemet, CA	2.0	1.0	500	$1,295	$2.59	45d	1	0.92mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,035	$2.27	0d	1	0.95mi
201 N Valley View Dr Hemet, CA	1.0	1.0	552	$1,500	$2.72	45d	1	1.01mi
199 N Inez St Apt D Hemet, CA	1.0	1.0	650	$1,300	$2.00	9d	1	1.08mi
199 N Inez St Apt D Hemet, CA	1.0	1.0	650	$1,300	$2.00	0d	1	1.08mi
233 N Alessandro St Hemet, CA	1.0	1.0	690	$1,400	$2.03	45d	1	1.13mi
3030 W Acacia Ave Hemet, CA	1.0–2.0	1.0–2.0	807	$1,780	$2.20	0d	8	1.43mi
210 N Santa Fe St Hemet, CA	1.0	1.0	600	$1,300	$2.17	5d	1	1.47mi

HOA detail

• Monthly dues: $185 · $2,220/yr

Listing history 32 events

1. 2026-06-21
   days on market $130,000 Active 41 DOM
2. 2026-06-18
   days on market $130,000 Active 38 DOM
3. 2026-06-17
   days on market $130,000 Active 37 DOM
4. 2026-06-16
   days on market $130,000 Active 36 DOM
5. 2026-06-15
   days on market $130,000 Active 35 DOM
6. 2026-06-13
   days on market $130,000 Active 33 DOM
7. 2026-06-09
   days on market $130,000 Active 29 DOM
8. 2026-06-08
   days on market $130,000 Active 28 DOM
9. 2026-06-07
   days on market $130,000 Active 27 DOM
10. 2026-06-04
    days on market $130,000 Active 24 DOM
11. 2026-06-03
    days on market $130,000 Active 23 DOM
12. 2026-06-02
    days on market $130,000 Active 22 DOM
13. 2026-06-01
    days on market $130,000 Active 21 DOM
14. 2026-05-31
    days on market $130,000 Active 20 DOM
15. 2026-05-11
    listed $130,000 Active 397-char remark
16. 2024-12-31
    historical
17. 2024-06-10
    listed $125,000 Active
18. 2019-02-01
    historical
19. 2018-08-02
    listed $75,000 Active
20. 2017-02-28
    historical
21. 2016-03-20
    status Active
22. 2016-03-18
    historical
23. 2015-12-29
    listed $69,900 Active
24. 2014-02-27
    historical
25. 2013-12-05
    listed $69,900 Active
26. 2013-12-01
    historical
27. 2013-05-30
    listed $69,900 Active
28. 2013-05-21
    historical
29. 2013-04-30
    price $69,900
30. 2013-02-14
    price $69,000
31. 2012-07-23
    listed $49,000 Active
32. 2004-11-18
    soldstatus $58,500

ⓘ 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: $865 · $72/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$123/yr (+$10/mo · 14.2%)

ⓘ 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 · 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: $19,311
• − Mortgage interest: −$7,282
• − Property taxes: −$865
• − Insurance: −$650
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − HOA: −$2,220
• − Depreciation: −$3,782
• Taxable income: $1,422
• Est. tax owed @ 24.0%: −$341
• After-tax cash flow: $2,998/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

+122.2% since first listed

18 events — show timeline

• 2026-05-11 Listed $130,000 CRMLS
• 2024-12-31 Listing Removed — CRMLS
• 2024-06-10 Listed $125,000 CRMLS
• 2019-02-01 Listing Removed — CRMLS
• 2018-08-02 Listed $75,000 CRMLS
• 2017-02-28 Listing Removed — CRMLS
• 2016-03-20 Relisted — CRMLS
• 2016-03-18 Listing Removed — CRMLS
• 2015-12-29 Listed $69,900 CRMLS
• 2014-02-27 Listing Removed — CRMLS
• 2013-12-05 Listed $69,900 CRMLS
• 2013-12-01 Listing Removed — CRMLS
• 2013-05-30 Listed $69,900 CRMLS
• 2013-05-21 Listing Removed — CRMLS
• 2013-04-30 Price Changed $69,900 CRMLS
• 2013-02-14 Price Changed $69,000 CRMLS
• 2012-07-23 Listed $49,000 CRMLS
• 2004-11-18 Sold (Public Records) $58,500 Public Records

Property tax history

+1.7%/yr

Latest (2025): $865 · +18.1% YoY. Source: county tax records.