731 San Juan · Hemet, CA 92543

$90,000

2 bd · 1.0 ba · 940 sqft · Manufactured public records · 6 Days on market

Built 1964 3,920 sqft lot $96/sqft · 30% below area Est $129k · 30% under $167/mo HOA · 10% of rent

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks

55+ manufactured home with land that is owned NO SPACE RENT. One bedroom, one bathroom with 2 enclosed additions that could possible be used as a second bedroom, plenty of storage and covered parking. New water heater and new flooring in the living room area next to the kitchen. Conveniently located directly across the street from the HOA clubhouse on a very quiet street. Please call Sierra Dawn South HOA for rules at 951/925-6502.

Key facts

• Enclosed additions
• Plenty of storage
• Covered parking

Tags

• LAND THAT IS OWNED
• ENCLOSED ADDITIONS
• PLENTY OF STORAGE
• COVERED PARKING
• NEW WATER HEATER
• NEW FLOORING

Property features AI

Finance

• Other: Located in a community with gutters, curbs, sidewalks and street lighting; Access via paved city streets; nearest cross streets Palm & San Juan
• HOA & community: Part of Sierra Dawn South association; Monthly association fee of $167; Senior community; Association amenities include pool, spa, clubhouse, gym/exercise room, meeting and recreational rooms, billiard/card rooms, banquet facilities, picnic and barbecue/outdoor cooking areas, paddle tennis, pickleball, dog park, common RV parking, storage areas, onsite property management, cable TV, and security (call for rules); pet rules and permitted types apply

Exterior

• Parking: Covered carport (2 spaces)
• Security: Association security
• Utilities: District/public water; Public sewer; Natural gas connected; Electricity connected (standard); Cable connected; Telephone on property
• Home design: Manufactured house; Faces north; One story; Planned development
• Construction: Metal construction materials; Composition/shingle roof; Pier jacks foundation; Built year per assessor
• Exterior features: Front porch; Patio; Shed; Block wall fencing; Close to clubhouse; Has a view

Interior

• Kitchen: Gas cooktop; Gas oven; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom with shower-in-tub, bathtub and exhaust fan
• Heating & cooling: Central furnace heating; Central cooling; Wall/window unit; Evaporative cooling
• Interior features: Sliding glass door; Front entry; One-level home; No interior steps (accessible); Carbon monoxide detector; Smoke detector; Main level has 2 bedrooms and 1 bathroom; Spa access via association
• Laundry & utility: Inside laundry; Washer included; Dryer included; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 14.9% 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; 40 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).
• This rent runs 42% 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 $622 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 + 1.8% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y 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 $38k; list at $90k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1964 — 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. 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: 1.92% ✓
• Cap rate: 14.85%
• Cash-on-cash: 30.56%
• DSCR: 2.36
• GRM: 4.3

CMA / ARV

• ARV (median comp): $128,549
• List price: $90,000
• Delta: -29.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
460 San Mateo Cir	0.38mi	2/1.0	940 (0%)	3mo	$85,000	$90	80
220 San Carlos Dr	0.10mi	2/1.0	1,020 (+8%)	2mo	$127,000	$125	79
575 S Lyon #110	0.53mi	2/2.0	940 (0%)	2mo	$52,500	$56	70
670 Santa Clara	0.08mi	1/1.0 (-1)	807 (-14%)	0mo	$90,000	$112	67
190 Santa Lucia	0.22mi	2/2.0	1,040 (+11%)	4mo	$179,000	$172	65
873 San Ignacio	0.15mi	2/2.0	800 (-15%)	1mo	$125,000	$156	63
810 San Ynez Dr	0.22mi	2/2.0	800 (-15%)	3mo	$85,000	$106	59
431 San Mateo Cir	0.35mi	3/2.0 (+1)	1,040 (+11%)	3mo	$118,000	$113	54
1635 Santa Susana Dr	0.43mi	2/1.0	800 (-15%)	2mo	$135,000	$169	54
725 W THORNTON Ave W #25	0.72mi	2/2.0	880 (-6%)	2mo	$58,000	$66	50
995 Santa Teresa Way	0.56mi	3/2.0 (+1)	1,056 (+12%)	3mo	$185,000	$175	42
1097 N state St #101	0.67mi	2/1.5	800 (-15%)	4mo	$94,000	$118	38

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: 23.8%
• Equity multiple: 1.96×
• Total profit: $24,252
• Equity at exit: $13,419

10-year hold

• IRR: 30.8%
• Equity multiple: 3.60×
• Total profit: $65,594
• Equity at exit: $7,782

Cash invested: $25,200 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$472
• Tax from tax record: −$45 /mo · $544/yr
• Insurance: −$38
• HOA: −$167
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $642

Break-even live

Break-even rent $914

Max offer price $90,000

Occupancy floor 58%

Sensitivity live

Price	-10% $693	-5% $667	+0% $642	+5% $616	+10% $591
Rent	-10% $505	-5% $574	+0% $642	+5% $710	+10% $778
Rate	-1.0pp $687	-0.5pp $665	base $642	+0.5pp $618	+1.0pp $595

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
750 Santa Clara Cir Hemet, CA	2.0	2.0	800	$1,400	$1.75	16d	1	0.06mi
893 S Palm Ave Hemet, CA	2.0	2.0	720	$1,375	$1.91	6d	1	0.10mi
1005 S Gilbert St Hemet, CA	2.0	1.5	975	$1,825	$1.87	25d	2	0.35mi
1025 S Gilbert St Hemet, CA	1.0–2.0	1.0–2.0	890	$2,320	$2.61	3d	8	0.37mi
1150 S Palm Ave Hemet, CA	1.0	1.0	670	$1,534	$2.29	25d	1	0.40mi
1000 S Gilbert St Hemet, CA	1.0–2.0	1.0	500	$1,470	$2.94	0d	3	0.47mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	45d	1	0.48mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	45d	1	0.50mi
1005 Lilac St Hemet, CA	2.0	1.0	894	$2,100	$2.35	0d	1	0.57mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	6d	1	0.60mi
1377 Provence Ct Hemet, CA	1.0	1.0	650	$1,900	$2.92	25d	1	0.69mi
860 Douglas Ct Hemet, CA	2.0	2.0	1114	$1,850	$1.66	19d	1	0.80mi
390 Magnolia Cir Hemet, CA	2.0	2.0	1038	$2,400	$2.31	5d	1	0.86mi
390 Magnolia Cir Hemet, CA	2.0	2.0	1038	$2,400	$2.31	0d	1	0.86mi
576 Montecito Ave Unit C Hemet, CA	2.0	2.0	861	$1,850	$2.15	18d	1	0.90mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,035	$2.27	0d	1	0.95mi
1711 Pepper Tree Dr Hemet, CA	2.0	2.0	864	$1,675	$1.94	23d	1	0.98mi
678 Monterey Pl Hemet, CA	2.0	2.0	1047	$1,995	$1.91	45d	1	0.99mi
700 Johnston Ave Unit 708 Hemet, CA	2.0	1.0	1000	$1,600	$1.60	9d	1	0.99mi
409 E Thornton Ave Hemet, CA	2.0	1.0	970	$1,925	$1.98	0d	1	1.00mi
165 N Hamilton Ave Unit 3 Hemet, CA	1.0	1.0	768	$1,450	$1.89	6d	1	1.03mi
165 N Hamilton Ave Unit 4 Hemet, CA	1.0	1.0	768	$1,525	$1.99	23d	1	1.03mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	9d	1	1.07mi
201 N Valley View Dr Hemet, CA	1.0	1.0	552	$1,500	$2.72	45d	1	1.07mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	25d	1	1.09mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	15d	1	1.12mi
199 N Inez St Apt D Hemet, CA	1.0	1.0	650	$1,300	$2.00	9d	1	1.17mi
199 N Inez St Apt D Hemet, CA	1.0	1.0	650	$1,300	$2.00	0d	1	1.17mi
233 N Alessandro St Hemet, CA	1.0	1.0	690	$1,400	$2.03	45d	1	1.21mi
733 S San Jacinto St Unit B Hemet, CA	2.0	1.0	1000	$1,500	$1.50	25d	1	1.33mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	45d	1	1.33mi
1287 Olive Tree Ln Unit C Hemet, CA	2.0	1.0	995	$1,495	$1.50	25d	1	1.36mi
1287 Olive Tree Ln Unit D Hemet, CA	2.0	1.0	995	$1,599	$1.61	45d	1	1.36mi
341 Calle Nogales Hemet, CA	2.0	1.0	827	$1,395	$1.69	45d	1	1.38mi
26454 S San Jacinto St Hemet, CA	3.0	1.0	800	$1,795	$2.24	4d	1	1.39mi
26452 S San Jacinto St Hemet, CA	3.0	1.0	800	$1,795	$2.24	4d	1	1.39mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	25d	1	1.39mi
1110 Griffith Way Hemet, CA	3.0	2.0	1008	$2,300	$2.28	45d	1	1.40mi
1887 Calle Amargosa Hemet, CA	2.0	1.0	827	$1,545	$1.87	25d	1	1.41mi
3030 W Acacia Ave Hemet, CA	1.0–2.0	1.0–2.0	807	$1,780	$2.20	0d	8	1.41mi

HOA detail

• Monthly dues: $167 · $2,004/yr
• Likely covers: water

Listing history 27 events

1. 2026-06-21
   days on market $90,000 Active 6 DOM
2. 2026-06-18
   days on market $90,000 Active 3 DOM
3. 2026-06-17
   days on market $90,000 Active 2 DOM
4. 2026-06-15
   days on marketlisting id $90,000 Active 1 DOM
5. 2026-06-13
   days on market $90,000 Active 92 DOM
6. 2026-06-09
   days on market $90,000 Active 88 DOM
7. 2026-06-08
   days on market $90,000 Active 87 DOM
8. 2026-06-07
   days on market $90,000 Active 86 DOM
9. 2026-06-04
   days on market $90,000 Active 83 DOM
10. 2026-06-03
    days on market $90,000 Active 82 DOM
11. 2026-06-02
    days on market $90,000 Active 81 DOM
12. 2026-06-01
    days on market $90,000 Active 80 DOM
13. 2026-05-31
    days on market $90,000 Active 79 DOM
14. 2026-05-04
    price $90,000 435-char remark
15. 2026-03-13
    listed $99,900 Active 435-char remark
16. 2026-03-12
    historical
17. 2026-02-17
    price $109,000
18. 2026-02-03
    price $115,000
19. 2026-01-13
    price $120,000
20. 2025-12-12
    listed $125,000 Active
21. 2025-12-05
    historical
22. 2021-05-19
    soldstatus $37,500 Closed Sale
23. 2021-04-01
    status Pending Sale
24. 2021-03-31
    listed $50,000 Active
25. 2018-04-13
    soldstatus $55,000 Closed Sale
26. 2018-03-08
    status Pending Sale
27. 2018-02-21
    listed $59,000 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: $544 · $45/mo
• Projected year-2 tax: $684 · $57/mo
• Expected delta: +$140/yr (+$12/mo · 25.7%)

ⓘ 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 · 18 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: $20,713
• − Mortgage interest: −$5,041
• − Property taxes: −$544
• − Insurance: −$450
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − HOA: −$2,004
• − Depreciation: −$2,618
• Taxable income: $6,741
• Est. tax owed @ 24.0%: −$1,618
• After-tax cash flow: $6,084/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

+52.5% since first listed

16 events — show timeline

• 2026-06-15 Listed $90,000 CRMLS
• 2026-06-13 Listing Removed — CRMLS
• 2026-05-04 Price Changed $90,000 CRMLS
• 2026-03-13 Listed $99,900 CRMLS
• 2026-03-12 Listing Removed — CRMLS
• 2026-02-17 Price Changed $109,000 CRMLS
• 2026-02-03 Price Changed $115,000 CRMLS
• 2026-01-13 Price Changed $120,000 CRMLS
• 2025-12-12 Listed $125,000 CRMLS
• 2025-12-05 Coming Soon — CRMLS
• 2021-05-19 Sold (MLS) $37,500 CRMLS
• 2021-04-01 Pending — CRMLS
• 2021-03-31 Listed $50,000 CRMLS
• 2018-04-13 Sold (MLS) $55,000 CRMLS
• 2018-03-08 Pending — CRMLS
• 2018-02-21 Listed $59,000 CRMLS

Property tax history

+3.4%/yr

Latest (2025): $544 · +2.3% YoY. Source: county tax records.