1295 S Cawston #75 · Hemet, CA 92545

$79,900

1 bd · 1.0 ba · 400 sqft · Land · 302 Days on market

55+ age-restricted Built 2004 Fair condition 1,742 sqft lot $200/sqft · 21% below area Est $102k · 21% under $292/mo HOA · 19% 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 +22.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Rent growth +3.4/5.0
• Livability +2.6/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED!!! OWN YOUR LAND! Desired Mountain Shadows RV Resort 55+ Gated Community. 2004 Woodland Trailer Approx 400 Sq Ft Of Living Space. Covered Carport With A Patio Area Great For Enjoying Your Favorite Morning Or Afternoon Beverage. Enter Through The Sliding Glass Doors To The Open Floor Plan. Kitchen With Full Size Refrigerator, Free Standing Propane Stove & Lots Of Extra Cabinetry. Open To The Living Area. The Master Bedroom Has Wardrobe Closet Doors, Ceiling Fan & Newer Laminate Wood Flooring. Bathroom Has Vanity & Shower Tub Combo. Indoor Stackable Washer & Dryer Included. Newer Interior Paint, Laminate Wood Flooring, Wall Window AC Unit & Propane Wall Heater. Covered Carport & Low Maintenance Landscaping. Two Clubhouses To Choose From With Lots of Amenities Including Heated Saltwater Pool, Spas, Indoor & Outdoor Kitchens, Auditorium, Billiard Room, Shuffleboard, Gyms, Laundry Facilities, Restrooms & Showers, Horseshoe Pit, Corn Hole, Ping Pong Tables & More. LOW TAXES & HOA FEES Of Approx $292.00 "ONLY" A Month Includes Water, Sewer, Trash Basic Cable & Internet. Turnkey & Move In Ready! Retirement At It's Finest!

Key facts

• Gated community
• Open floor plan
• Covered carport

Tags

• GATED COMMUNITY
• COVERED CARPORT
• OPEN FLOOR PLAN
• FULL SIZE REFRIGERATOR
• FREE STANDING PROPANE STOVE
• EXTRA CABINETRY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 4.4% 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+, amenities F, commute 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.
• Zoned schools: Harmony Elementary (684 students, 84% FRL); Diamond Valley Middle (math 10% / reading 10%, grade F, #474 of 498 statewide, top 99%, 1,078 students, 91% FRL); West Valley High (math 18% / reading 40%, grade F, #770 of 1,170 statewide, top 66%, 1,898 students, 88% FRL) — zoned schools average 88% FRL vs 66% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 330 active listings in the ZIP; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 302 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $80k implies a 166% 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 302 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.93% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.30%
• DSCR: 2.08
• GRM: 4.3

CMA / ARV

• ARV (median comp): $101,525
• List price: $79,900
• Delta: -21.30%
• Verdict: UNDERPRICED
• Comps: 10 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 (0%)	2mo	$75,000	$188	98
1295 S Cawston Ave #262	0.08mi	1/1.0	400 (0%)	1mo	$109,000	$273	95
1295 S Cawston #319	0.00mi	1/1.0	400 (0%)	9mo	$79,500	$199	92
1295 S Cawston Ave #249	0.06mi	1/1.0	400 (0%)	6mo	$110,000	$275	92
1295 S Cawston #271	0.07mi	1/1.0	400 (0%)	6mo	$115,000	$288	91
1295 S Cawston Ave #378	0.00mi	1/1.0	400 (0%)	10mo	$95,000	$238	91
1295 S Cawston Ave #82	0.08mi	1/1.0	400 (0%)	13mo	$115,000	$288	86
1295 S Cawston Ave #433	0.00mi	1/1.0	420 (+5%)	8mo	$119,100	$284	85
1295 S Cawston Ave #297	0.11mi	1/1.5	400 (0%)	11mo	$135,000	$338	84
1295 S Cawston #21	0.10mi	1/1.0	300 (-25%)	0mo	$38,000	$127	70
1295 S Cawston Ave #344	0.00mi	1/1.0	480 (+20%)	6mo	$55,000	$115	70
1295 S Cawston Ave #503	0.00mi	1/1.0	460 (+15%)	10mo	$94,000	$204	67

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: 18.7%
• Equity multiple: 1.77×
• Total profit: $17,224
• Equity at exit: $11,913

10-year hold

• IRR: 27.8%
• Equity multiple: 3.58×
• Total profit: $57,616
• Equity at exit: $6,908

Cash invested: $22,372 (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: 330
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,545 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$23 /mo · $279/yr
• Insurance: −$33
• HOA: −$292
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $453

Break-even live

Break-even rent $972

Max offer price $79,900

Occupancy floor 66%

Sensitivity live

Price	-10% $498	-5% $476	+0% $453	+5% $430	+10% $408
Rent	-10% $331	-5% $392	+0% $453	+5% $514	+10% $575
Rate	-1.0pp $493	-0.5pp $473	base $453	+0.5pp $432	+1.0pp $411

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: $19,975
• Closing costs: $2,397
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

HOA detail $292/mo · $3,504/yr

• Likely covers: watersewertrashinternetcablelandscapingpoolgymsecurity

Listing history 50 events

1. 2026-08-08
   days on market $79,900 Active 302 DOM
2. 2026-08-06
   days on market $79,900 Active 300 DOM
3. 2026-08-05
   days on market $79,900 Active 299 DOM
4. 2026-08-04
   days on market $79,900 Active 298 DOM
5. 2026-08-03
   days on market $79,900 Active 297 DOM
6. 2026-07-31
   days on market $79,900 Active 294 DOM
7. 2026-07-30
   days on market $79,900 Active 293 DOM
8. 2026-07-30
   days on market $79,900 Active 292 DOM
9. 2026-07-28
   days on market $79,900 Active 291 DOM
10. 2026-07-26
    days on market $79,900 Active 289 DOM
11. 2026-07-24
    days on market $79,900 Active 287 DOM
12. 2026-07-23
    days on market $79,900 Active 286 DOM
13. 2026-07-22
    days on market $79,900 Active 285 DOM
14. 2026-07-21
    days on market $79,900 Active 284 DOM
15. 2026-07-20
    days on market $79,900 Active 283 DOM
16. 2026-07-18
    days on market $79,900 Active 281 DOM
17. 2026-07-18
    days on market $79,900 Active 280 DOM
18. 2026-07-16
    days on market $79,900 Active 279 DOM
19. 2026-07-15
    days on market $79,900 Active 278 DOM
20. 2026-07-14
    days on market $79,900 Active 277 DOM
21. 2026-07-13
    days on market $79,900 Active 276 DOM
22. 2026-07-13
    days on market $79,900 Active 275 DOM
23. 2026-07-11
    days on market $79,900 Active 274 DOM
24. 2026-07-10
    days on market $79,900 Active 273 DOM
25. 2026-07-09
    days on market $79,900 Active 272 DOM
26. 2026-07-07
    days on market $79,900 Active 270 DOM
27. 2026-07-06
    days on market $79,900 Active 269 DOM
28. 2026-07-06
    days on market $79,900 Active 268 DOM
29. 2026-07-05
    days on market $79,900 Active 267 DOM
30. 2026-07-03
    days on market $79,900 Active 266 DOM
31. 2026-07-02
    days on market $79,900 Active 265 DOM
32. 2026-07-01
    days on market $79,900 Active 264 DOM
33. 2026-06-30
    days on market $79,900 Active 263 DOM
34. 2026-06-29
    days on market $79,900 Active 262 DOM
35. 2026-06-28
    days on market $79,900 Active 261 DOM
36. 2026-06-27
    days on market $79,900 Active 260 DOM
37. 2026-06-26
    days on market $79,900 Active 259 DOM
38. 2026-06-24
    days on market $79,900 Active 257 DOM
39. 2026-06-22
    days on market $79,900 Active 255 DOM
40. 2026-06-21
    days on market $79,900 Active 254 DOM
41. 2026-06-18
    days on market $79,900 Active 251 DOM
42. 2026-06-17
    days on market $79,900 Active 250 DOM
43. 2026-06-16
    days on market $79,900 Active 249 DOM
44. 2026-06-15
    days on market $79,900 Active 248 DOM
45. 2026-06-13
    days on market $79,900 Active 246 DOM
46. 2026-06-09
    days on market $79,900 Active 242 DOM
47. 2026-06-08
    days on market $79,900 Active 241 DOM
48. 2026-06-07
    days on market $79,900 Active 240 DOM
49. 2026-06-04
    days on market $79,900 Active 237 DOM
50. 2026-06-03
    days on market $79,900 Active 236 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: $279 · $23/mo
• Projected year-2 tax: $607 · $51/mo
• Expected delta: +$328/yr (+$27/mo · 117.6%)

ⓘ 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: $18,541
• − Mortgage interest: −$4,476
• − Property taxes: −$279
• − Insurance: −$400
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − HOA: −$3,504
• − Depreciation: −$2,324
• Taxable income: $4,592
• Est. tax owed @ 24.0%: −$1,102
• After-tax cash flow: $4,335/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $10,000–$18,000 screening

The property is in fair condition with moderate repairs needed, primarily focusing on exterior and interior painting. Upgrades in these areas would significantly enhance its value for both resale and rental purposes.

Repairs flagged

• Moderate Siding — Weathered and discolored, indicating wear and tear.
• Moderate Exterior paint — Some discoloration and peeling visible.

Value-add opportunities

• Both Painting and repainting the exterior and interior — Improves curb appeal and interior aesthetics, enhancing both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting atmosphere for potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Harmony Elementary Middle Diamond Valley Middle F CA #474/498 Nat'l #13,307/14,009 High West Valley High F CA #770/1,170 Nat'l #11,621/17,239

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

D Composite livability gradescore 51/100

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 · 2,664,475 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: 12% of renters

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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%

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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%

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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

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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

+320.5% since first listed

18 events — show timeline

• 2026-03-22 Price Changed $79,900 CRMLS
• 2026-03-17 Price Changed $99,500 CRMLS
• 2026-01-12 Price Changed $79,900 CRMLS
• 2025-11-21 Price Changed $84,900 CRMLS
• 2025-10-10 Listed $99,500 CRMLS
• 2019-02-07 Sold (Public Records) $25,000 Public Records
• 2019-02-07 Sold (MLS) $30,000 CRMLS
• 2018-12-24 Pending — CRMLS
• 2018-12-07 Price Changed $40,000 CRMLS
• 2018-10-08 Listed $45,000 CRMLS
• 2013-11-01 Sold (MLS) $18,500 CRMLS
• 2013-10-10 Pending — CRMLS
• 2013-09-18 Listed $19,900 CRMLS
• 2008-02-20 Sold (Public Records) $40,000 Public Records
• 2008-02-20 Sold (MLS) $48,500 CRMLS
• 2008-02-09 Listing Removed — CRMLS
• 2007-08-02 Listed $48,500 CRMLS
• 1990-01-17 Sold (Public Records) $19,000 Public Records

Property tax history

-0.9%/yr

Latest (2014): $279 · -11.0% YoY. Source: county tax records.