Huntington Plan · Hemet, CA 92545

$149,900

3 bd · 2.0 ba · 1,310 sqft · Manufactured · 69 Days on market

Excellent condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Rent growth +3.4/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

55+ age qualified community. DBA: Decal: CAV220CA2542897A/B Dealer Number: 91126.COMING SOON! Currently under construction. Welcome to Royal Holiday, a 55+ age-qualified active and vibrant community located in Hemet, CA where your dream home is coming to life. We are excited to offer a 2026 brand new, beautiful 3 bed, 2 bath home for sale. Featuring approximately 1290.24 sq ft of thoughtfully designed living space. This soon-to-be-completed property will offer the perfect blend of modern design and timeless comfort. Construction is underway, and soon you'll be able to step inside and experience an open-concept floor plan, high ceilings and natural light and a utility with space for a washer and dryer. The spacious kitchen will be beautifully designed with a kitchen island, stainless steel appliances, plenty of custom cabinetry ideal for both everyday living and entertaining. The ensuite master bedroom will serve as a relaxing retreat, complete with dual vanities, walk in shower and walk-in closet. There also is two additional bedrooms that will provide flexibility for guests or a home office and a full size extra bathroom. Outside the home includes a front covered porch, low-maintenance landscaping and a awning covered driveway. Residents can enjoy access to a variety of premium amenities, including a swimming pool, 2 jacuzzis, sauna, fitness center, clubhouse with a full kitchen, library, billiards room, shuffleboard, horseshoes, carwash and a beautiful dog park. This prop

Key facts

• Custom cabinetry
• Dual vanities
• Kitchen island

Tags

• OPEN CONCEPT FLOOR PLAN
• KITCHEN ISLAND
• STAINLESS STEEL APPLIANCES
• CUSTOM CABINETRY
• ENSUITE MASTER BEDROOM
• DUAL VANITIES

🏗️ New construction. The $149,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $59,000.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 31.0% 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: Cawston Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 835 students, 81% FRL); Rancho Viejo Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 975 students, 88% FRL); Tahquitz High (math 14% / reading 42%, grade F, #777 of 1,170 statewide, top 67%, 1,727 students, 88% FRL) — zoned schools average 86% FRL vs 66% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 292 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 ($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 $408 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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: 3.48% ✓
• Cap rate: 31.01%
• Cash-on-cash: 88.28%
• DSCR: 4.93
• GRM: 2.4

CMA / ARV

• ARV (median comp): $59,000
• List price: $149,900
• Delta: 154.07%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5001 W Florida Ave #122	0.48mi	2/2.0 (-1)	1,296 (-1%)	0mo	$52,500	$41	70
5001 W Florida #618	0.54mi	2/2.0 (-1)	1,344 (+3%)	4mo	$70,000	$52	62
5001 W Florida Ave W #728	0.54mi	2/2.0 (-1)	1,344 (+3%)	4mo	$56,000	$42	62
5001 W Florida #695	0.48mi	2/2.0 (-1)	1,248 (-5%)	5mo	$45,000	$36	60
5001 W Florida #171	0.54mi	2/2.0 (-1)	1,440 (+10%)	1mo	$67,000	$47	52
5001 FLORIDA #311	0.54mi	2/2.0 (-1)	1,440 (+10%)	1mo	$73,990	$51	52
5001 W Florida Ave #305	0.54mi	2/2.0 (-1)	1,440 (+10%)	2mo	$91,000	$63	51
5001 W Florida #661	0.54mi	2/2.0 (-1)	1,440 (+10%)	3mo	$97,000	$67	51
5001 W Florida Ave #482	0.54mi	2/2.0 (-1)	1,440 (+10%)	4mo	$55,000	$38	50
5001 W Florida #524	0.54mi	2/2.0 (-1)	1,488 (+14%)	3mo	$62,000	$42	44
5001 W Florida #476	0.54mi	2/2.0 (-1)	1,120 (-14%)	2mo	$45,000	$40	44
5001 W Florida Ave #135	0.47mi	2/2.0 (-1)	1,504 (+15%)	6mo	$55,000	$37	44

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: 89.7%
• Equity multiple: 5.20×
• Total profit: $69,414
• Equity at exit: $8,797

10-year hold

• IRR: 92.8%
• Equity multiple: 11.09×
• Total profit: $166,657
• Equity at exit: $5,101

Cash invested: $16,520 (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: 292
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,054 high
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $1,215

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 36%

Sensitivity live

Price	-10% $1,256	-5% $1,236	+0% $1,215	+5% $1,195	+10% $1,175
Rent	-10% $1,053	-5% $1,134	+0% $1,215	+5% $1,296	+10% $1,378
Rate	-1.0pp $1,245	-0.5pp $1,230	base $1,215	+0.5pp $1,200	+1.0pp $1,184

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4400 W Florida Ave Spc 26 Hemet, CA	3.0	2.0	1193	$1,699	$1.42	16d	1	0.03mi
4400 W Florida Ave Unit 86 Hemet, CA	3.0	2.0	1310	$1,800	$1.37	45d	1	0.04mi
3800 W Devonshire Ave Hemet, CA	3.0	1.0–2.0	816	$2,335	$2.86	0d	7	0.57mi
3471 Dublin Ct Hemet, CA	3.0	2.0	1276	$2,895	$2.27	5d	1	0.89mi
3030 W Acacia Ave Hemet, CA	1.0–2.0	1.0–2.0	807	$1,780	$2.20	0d	8	0.92mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,945	$2.75	0d	10	1.16mi
3080 Hampton Ave Hemet, CA	4.0	2.0	1552	$2,695	$1.74	9d	1	1.21mi
2971 Pembroke Ave Hemet, CA	3.0	2.0	1572	$3,000	$1.91	20d	1	1.26mi
743 Via Linda Dr Hemet, CA	2.0	2.0	1206	$1,995	$1.65	6d	1	1.26mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	25d	1	1.28mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	9d	1	1.30mi
683 Jonquil St Hemet, CA	3.0	2.0	1150	$2,448	$2.13	25d	1	1.38mi
811 Alondra Dr Hemet, CA	2.0	2.0	1166	$1,875	$1.61	6d	1	1.43mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,475	$2.77	0d	1	1.49mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	13d	1	1.49mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	25d	1	1.49mi

Listing history 4 events

1. 2026-06-02
   days on market $149,900 Active 69 DOM
2. 2026-06-01
   days on market $149,900 Active 68 DOM
3. 2026-05-31
   days on market $149,900 Active 67 DOM
4. 2026-03-25
   listed $149,900 Active 1498-char remark

   Show marketing remark (1498 chars)

   55+ age qualified community. DBA: Decal: CAV220CA2542897A/B Dealer Number: 91126.COMING SOON! Currently under construction. Welcome to Royal Holiday, a 55+ age-qualified active and vibrant community located in Hemet, CA where your dream home is coming to life. We are excited to offer a 2026 brand new, beautiful 3 bed, 2 bath home for sale. Featuring approximately 1290.24 sq ft of thoughtfully designed living space. This soon-to-be-completed property will offer the perfect blend of modern design and timeless comfort. Construction is underway, and soon you'll be able to step inside and experience an open-concept floor plan, high ceilings and natural light and a utility with space for a washer and dryer. The spacious kitchen will be beautifully designed with a kitchen island, stainless steel appliances, plenty of custom cabinetry ideal for both everyday living and entertaining. The ensuite master bedroom will serve as a relaxing retreat, complete with dual vanities, walk in shower and walk-in closet. There also is two additional bedrooms that will provide flexibility for guests or a home office and a full size extra bathroom. Outside the home includes a front covered porch, low-maintenance landscaping and a awning covered driveway. Residents can enjoy access to a variety of premium amenities, including a swimming pool, 2 jacuzzis, sauna, fitness center, clubhouse with a full kitchen, library, billiards room, shuffleboard, horseshoes, carwash and a beautiful dog park. This prop

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 19 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: $24,654
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − Depreciation: −$1,716
• Taxable income: $14,508
• Est. tax owed @ 24.0%: −$3,482
• After-tax cash flow: $11,102/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 · 12 photos

Excellent 100/100 None rehab

This 55+ age-qualified community home is move-in ready with a modern design and ample space, making it an excellent investment opportunity.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Painting exterior — Fresh paint can make the home look newer and more appealing to potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting exterior — Fresh paint can make the home look newer and more appealing to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-03-25 Listed $149,900 Zillow