1069 Redondo · Hemet, CA 92543

$166,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 22 Days on market

Built 1973 5,227 sqft lot Est $157k · 6% 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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• ARV discount +5.0/15.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

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

Property features AI

Finance

• Financial info: Assessments: buyer to verify; Rent includes: none
• HOA & community: Part of an association; Association amenities include pool, clubhouse, gym/exercise room, meeting/banquet rooms, billiard and card rooms, pickleball and other courts, sport court, barbecue area, maintenance of grounds, recreational multipurpose room, common RV parking, and pets permitted (call for rules); Senior community

Exterior

• Parking: Attached carport (1 space); Street parking
• Security: 24-hour security; Association security
• Utilities: Public water (district/public); Public sewer; Standard electric service with 220V in kitchen and laundry; Telephone and cable available; Water and sewer available
• Home design: Single-story home; Entry on level 1; Faces west; Repairs cosmetic noted; Mobile home remains on site; Has a view
• Construction: Steel construction materials; Stone roof; Aluminum skirt; Concrete perimeter foundation; Year built per public records
• Exterior features: Porch; Has patio; Shed; Chain link and wood fencing; Front yard and back yard; Flow control for water conservation; Community pool (association); Community amenities and common grounds

Interior

• Kitchen: Formica counters; Laminate counters; Built-in range; Range/stove hood; Garbage disposal; Water heater unit (gas water heater)
• Bedrooms: Main floor primary bedroom; Main floor bedrooms; All bedrooms on one level; Additional bedroom(s) and bonus room; Attic and basement space noted
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms; Bathtub and shower; Shower in tub; Vanity area; Closet in bathroom; Exhaust fan(s); Main floor full bath
• Heating & cooling: Central furnace heating; Central air conditioning; Gas and electric cooling; Wall/window cooling units
• Interior features: Partially furnished; Ceiling fan(s); Pantry; Storage space; French doors; Sliding glass door(s); Mirrored closet doors; Drapes/curtains; Wood frame windows; Blinds; Window screens; 24-hour security; Community/association spa
• Laundry & utility: Laundry in closet; Laundry in kitchen; Stackable washer/dryer configuration; 220V available in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $166k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $164k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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+, 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: Whittier Elementary (886 students, 92% 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 90% FRL vs 66% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 270 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $2,032/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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

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 $163,510 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.66%
• DSCR: 1.70
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $157,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1631 Bella Vis	0.05mi	2/2.0	1,440 (+7%)	0mo	$147,115	$102	85
930 S Santa Victoria	0.23mi	3/2.0 (+1)	1,356 (+1%)	1mo	$140,000	$103	82
1279 Sorrel Dr	0.30mi	2/2.0	1,440 (+7%)	0mo	$185,000	$128	74
1778 Burr Oak Way	0.23mi	3/2.0 (+1)	1,440 (+7%)	0mo	$190,000	$132	72
1288 Lodgepole	0.32mi	2/2.0	1,440 (+7%)	2mo	$219,000	$152	72
1207 Sorrel Dr	0.27mi	2/2.0	1,464 (+9%)	1mo	$198,000	$135	72
942 Santa Elena	0.14mi	2/1.5	1,503 (+12%)	0mo	$144,000	$96	72
1760 Santiago	0.45mi	2/2.0	1,248 (-7%)	0mo	$118,000	$95	67
1111 W Johnston Ave	0.37mi	2/2.0	1,200 (-11%)	0mo	$135,000	$113	64
1167 Via Del Mesa	0.27mi	2/2.0	1,152 (-14%)	1mo	$135,000	$117	63
575 S Lyon Ave #34	0.60mi	2/2.0	1,440 (+7%)	1mo	$62,900	$44	59
1232 Brentwood Way	0.63mi	2/2.0	1,512 (+12%)	1mo	$240,000	$159	49

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: 5.2%
• Equity multiple: 1.20×
• Total profit: $9,174
• Equity at exit: $24,751

10-year hold

• IRR: 13.5%
• Equity multiple: 2.02×
• Total profit: $47,473
• Equity at exit: $14,353

Cash invested: $46,480 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,032 high
• Mortgage (P&I): −$871
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $607

Break-even live

Break-even rent $1,264

Max offer price $166,000

Occupancy floor 65%

Sensitivity live

Price	-10% $701	-5% $654	+0% $607	+5% $560	+10% $513
Rent	-10% $446	-5% $526	+0% $607	+5% $687	+10% $767
Rate	-1.0pp $690	-0.5pp $649	base $607	+0.5pp $564	+1.0pp $520

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: $41,500
• Closing costs: $4,980
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1005 Lilac St Hemet, CA	2.0	1.0	894	$2,100	$2.35	0d	1	0.18mi
120 Santa Lucia Dr Hemet, CA	2.0	2.0	1197	$1,600	$1.34	45d	1	0.36mi
1955 Silver Oak Way Hemet, CA	3.0	2.0	1318	$2,250	$1.71	45d	1	0.36mi
101 San Mateo Cir Hemet, CA	2.0	2.0	1152	$1,790	$1.55	0d	1	0.40mi
1521 W Westmont Ave Hemet, CA	2.0	2.0	1197	$2,000	$1.67	45d	1	0.49mi
1096 Burton St Hemet, CA	3.0	2.5	1477	$2,595	$1.76	0d	1	0.52mi
1241 Sandlewood Dr Hemet, CA	2.0	1.5	1504	$2,000	$1.33	45d	1	0.62mi
1025 S Gilbert St Hemet, CA	1.0–2.0	1.0–2.0	890	$2,320	$2.61	3d	8	0.69mi
683 Jonquil St Hemet, CA	3.0	2.0	1150	$2,448	$2.13	25d	1	0.69mi
611 S Palm Ave Unit K Hemet, CA	2.0	2.0	1254	$1,895	$1.51	9d	1	0.69mi
876 W Whittier Ave Unit 878 Hemet, CA	2.0	2.0	1127	$2,150	$1.91	25d	1	0.69mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	45d	1	0.70mi
1005 S Gilbert St Hemet, CA	2.0	1.5	975	$1,825	$1.87	25d	2	0.72mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	6d	1	0.74mi
1850 Amberwood Dr Hemet, CA	2.0	2.0	1170	$1,561	$1.33	45d	1	0.77mi
1354 Jasmine Way Hemet, CA	2.0	2.0	1440	$1,650	$1.15	45d	1	0.81mi
2971 Pembroke Ave Hemet, CA	3.0	2.0	1572	$3,000	$1.91	19d	1	0.84mi
735 S Gilbert St Hemet, CA	3.0	2.0	1202	$2,400	$2.00	45d	1	0.84mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	45d	1	0.92mi
716 Robert Dr Hemet, CA	3.0	2.0	1450	$2,300	$1.59	6d	1	0.95mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,035	$2.27	0d	1	1.01mi
415 S Tahquitz Ave Hemet, CA	3.0	2.0	1766	$2,900	$1.64	19d	1	1.01mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	9d	1	1.03mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	25d	1	1.04mi
424 W Mayberry Ave Unit 1 Hemet, CA	1.0	1.0	1664	$850	$0.51	9d	1	1.06mi
2971 Peach Tree St Hemet, CA	3.0	2.0	1834	$2,395	$1.31	45d	1	1.06mi
363 S Gilbert St Hemet, CA	3.0	2.0	1200	$1,900	$1.58	5d	1	1.12mi
363 S Gilbert St Unit B Hemet, CA	3.0	2.0	1200	$1,900	$1.58	15d	1	1.12mi
390 Magnolia Cir Hemet, CA	2.0	2.0	1038	$2,400	$2.31	5d	1	1.19mi
390 Magnolia Cir Hemet, CA	2.0	2.0	1038	$2,400	$2.31	0d	1	1.19mi
853 Douglas Ct Hemet, CA	2.0	2.0	1148	$1,850	$1.61	5d	1	1.19mi
409 E Thornton Ave Hemet, CA	2.0	1.0	970	$1,925	$1.98	0d	1	1.19mi
860 Douglas Ct Hemet, CA	2.0	2.0	1114	$1,850	$1.66	19d	1	1.23mi
3030 W Acacia Ave Hemet, CA	1.0–2.0	1.0–2.0	807	$1,780	$2.20	0d	8	1.29mi
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	45d	1	1.31mi
640 Vista del Monte Hemet, CA	3.0	2.0	1480	$2,650	$1.79	45d	1	1.35mi
678 Monterey Pl Hemet, CA	2.0	2.0	1047	$1,995	$1.91	45d	1	1.36mi
700 Johnston Ave Unit 708 Hemet, CA	2.0	1.0	1000	$1,600	$1.60	9d	1	1.42mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	15d	1	1.42mi

Listing history 14 events

1. 2026-06-21
   days on market $166,000 Active 22 DOM
2. 2026-06-18
   days on market $166,000 Active 19 DOM
3. 2026-06-17
   days on market $166,000 Active 18 DOM
4. 2026-06-16
   days on market $166,000 Active 17 DOM
5. 2026-06-15
   days on market $166,000 Active 16 DOM
6. 2026-06-13
   days on market $166,000 Active 14 DOM
7. 2026-06-09
   days on market $166,000 Active 10 DOM
8. 2026-06-08
   days on market $166,000 Active 9 DOM
9. 2026-06-07
   days on market $166,000 Active 8 DOM
10. 2026-06-04
    days on market $166,000 Active 5 DOM
11. 2026-06-03
    days on market $166,000 Active 4 DOM
12. 2026-06-02
    days on market $166,000 Active 3 DOM
13. 2026-06-01
    days on market $166,000 Active 2 DOM
14. 2026-05-27
    historical $166,000

ⓘ 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: $708 · $59/mo
• Projected year-2 tax: $1,262 · $105/mo
• Expected delta: +$554/yr (+$46/mo · 78.3%)

ⓘ 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: $24,385
• − Mortgage interest: −$9,299
• − Property taxes: −$708
• − Insurance: −$830
• − Repairs & maintenance: −$1,951
• − Management: −$1,951
• − Depreciation: −$4,829
• Taxable income: $4,818
• Est. tax owed @ 24.0%: −$1,156
• After-tax cash flow: $6,124/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

1 event — show timeline

• 2026-05-27 Coming Soon $166,000 CRMLS

Property tax history

+4.7%/yr

Latest (2025): $708 · +2.0% YoY. Source: county tax records.