611 Santa Clara · Hemet, CA 92543

$118,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 9 Days on market

Built 1967 3,485 sqft lot Est $108k · 9% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +3.6/15.0
• 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

Listing remarks

This 2 bedroom 1 bath home located in Sierra Dawn Estates, This Energy Efficient home Boasts Dual Pane Windows and Blown in Insulation in the Exterior Walls, An Upgraded kitchen with an adjoining family room / dining area with a built-in China Cabinet The primary bedroom is good size featuring dual sliding closet doors and vanity, The bathroom has jack and jill access with a new Commode and new faucets for both the tub and shower. other features include a guest bedroom & indoor laundry. There is Central Heat and the Cooling is provided by an Evaporative Cooler. Outside you will find a covered patio and a covered carport, EZ Care landscaping a citrus tree and 2 storage sheds. This hom

Key facts

• Blown in insulation
• Jack and jill access
• Upgraded kitchen

Tags

• ENERGY EFFICIENT HOME
• DUAL PANE WINDOWS
• BLOWN IN INSULATION
• UPGRADED KITCHEN
• BUILT-IN CHINA CABINET
• JACK AND JILL ACCESS

Property features AI

Finance

• Other: Community features include curbs, street lighting, storm drains, suburban setting
• Financial info: Special assessments
• HOA & community: Part of Sierra Dawn association; Monthly association fee of $185; Senior community; Association amenities: pool, spa, clubhouse, banquet facilities, meeting room, card room, recreational/multipurpose room, onsite property management, pet rules

Exterior

• Parking: Detached/attached carport (1 space); 1-car garage; Driveway (concrete); Total 2 parking spaces; Common RV parking (association)
• Security: Smoke detector
• Utilities: District/public water; Public sewer; Electricity on property; Natural gas connected; Cable connected; Underground utilities; Sewer connected; Water connected
• Home design: Manufactured house; Faces southwest; One story; Planned development
• Construction: Metal construction materials; Blown insulation; Metal roof; Pier jacks foundation; Built/recorded by builder
• Exterior features: Covered patio/porch; Awning; Rain gutters; Shed; Pool (association); Has view; Lot level/flat with front and back yard; Rectangular lot shape; Walkstreet access

Interior

• Kitchen: Gas cooktop; Electric oven; Formica counters; Breakfast counter/bar; Formal dining room
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; Bathtub; Shower; Remodeled bath
• Heating & cooling: Natural gas heating; Forced air / central furnace; Evaporative cooling
• Interior features: Open floor plan; Unfurnished; Sliding glass door(s); Double pane windows with blinds; Formica counters; Updated/remodeled condition; One-level living; Smoke detector; Jack & Jill layout; Center hall
• Laundry & utility: Inside laundry in an individual room; Water heater unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $118k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Cap rate 11.3% 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); 273 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 43% 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 $816 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

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 $118,000

Questions for the listing agent

1. Built in 1967 — 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: 1.48% ✓
• Cap rate: 11.33%
• Cash-on-cash: 17.97%
• DSCR: 1.80
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $108,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
270 San Mateo Cir	0.24mi	2/2.0	960 (0%)	6mo	$163,000	$170	84
845 S Lyon	0.33mi	2/2.0	960 (0%)	6mo	$89,000	$93	80
550 Santa Clara Cir	0.04mi	2/2.0	1,040 (+8%)	7mo	$165,000	$159	79
220 San Carlos Dr	0.14mi	2/1.0	1,020 (+6%)	2mo	$127,000	$125	77
460 San Mateo Cir	0.31mi	2/1.0	940 (-2%)	3mo	$85,000	$90	75
190 Santa Lucia	0.17mi	2/2.0	1,040 (+8%)	4mo	$179,000	$172	75
575 S Lyon #110	0.50mi	2/2.0	940 (-2%)	2mo	$52,500	$56	72
838 San Francisco Dr	0.31mi	2/2.0	1,040 (+8%)	5mo	$110,000	$106	68
431 San Mateo Cir	0.29mi	3/2.0 (+1)	1,040 (+8%)	3mo	$118,000	$113	65
725 W Thornton Ave #97	0.71mi	2/2.0	960 (0%)	4mo	$25,200	$26	64
995 Santa Teresa Way	0.46mi	3/2.0 (+1)	1,056 (+10%)	3mo	$185,000	$175	54
725 W THORNTON Ave W #25	0.70mi	2/2.0	880 (-8%)	2mo	$58,000	$66	52

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: 8.1%
• Equity multiple: 1.31×
• Total profit: $10,309
• Equity at exit: $17,594

10-year hold

• IRR: 16.2%
• Equity multiple: 2.25×
• Total profit: $41,213
• Equity at exit: $10,202

Cash invested: $33,040 (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: 273
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,750 high
• Mortgage (P&I): −$619
• Tax from tax record: −$35 /mo · $419/yr
• Insurance: −$49
• HOA: −$185
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $495

Break-even live

Break-even rent $1,124

Max offer price $118,000

Occupancy floor 67%

Sensitivity live

Price	-10% $562	-5% $528	+0% $495	+5% $461	+10% $428
Rent	-10% $357	-5% $426	+0% $495	+5% $564	+10% $633
Rate	-1.0pp $554	-0.5pp $525	base $495	+0.5pp $464	+1.0pp $433

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: $29,500
• Closing costs: $3,540
• 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	17d	1	0.16mi
893 S Palm Ave Hemet, CA	2.0	2.0	720	$1,375	$1.91	7d	1	0.21mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	45d	1	0.44mi
1150 S Palm Ave Hemet, CA	1.0	1.0	670	$1,534	$2.29	26d	1	0.45mi
1005 S Gilbert St Hemet, CA	2.0	1.5	975	$1,825	$1.87	26d	2	0.46mi
1025 S Gilbert St Hemet, CA	1.0–2.0	1.0–2.0	890	$2,320	$2.61	4d	8	0.46mi
1005 Lilac St Hemet, CA	2.0	1.0	894	$2,100	$2.35	1d	1	0.46mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	45d	1	0.53mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	7d	1	0.54mi
1000 S Gilbert St Hemet, CA	1.0–2.0	1.0	500	$1,470	$2.94	1d	3	0.58mi
1377 Provence Ct Hemet, CA	1.0	1.0	650	$1,900	$2.92	26d	1	0.68mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,035	$2.27	0d	1	0.88mi
860 Douglas Ct Hemet, CA	2.0	2.0	1114	$1,850	$1.66	20d	1	0.91mi
1711 Pepper Tree Dr Hemet, CA	2.0	2.0	864	$1,675	$1.94	24d	1	0.93mi
390 Magnolia Cir Hemet, CA	2.0	2.0	1038	$2,400	$2.31	1d	1	0.97mi
390 Magnolia Cir Hemet, CA	2.0	2.0	1038	$2,400	$2.31	6d	1	0.97mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	9d	1	0.98mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	26d	1	1.00mi
576 Montecito Ave Unit C Hemet, CA	2.0	2.0	861	$1,850	$2.15	18d	1	1.02mi
165 N Hamilton Ave Unit 4 Hemet, CA	1.0	1.0	768	$1,525	$1.99	24d	1	1.03mi
165 N Hamilton Ave Unit 3 Hemet, CA	1.0	1.0	768	$1,450	$1.89	7d	1	1.03mi
201 N Valley View Dr Hemet, CA	1.0	1.0	552	$1,500	$2.72	45d	1	1.06mi
409 E Thornton Ave Hemet, CA	2.0	1.0	970	$1,925	$1.98	1d	1	1.09mi
678 Monterey Pl Hemet, CA	2.0	2.0	1047	$1,995	$1.91	45d	1	1.10mi
700 Johnston Ave Unit 708 Hemet, CA	2.0	1.0	1000	$1,600	$1.60	9d	1	1.11mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	16d	1	1.12mi
199 N Inez St Apt D Hemet, CA	1.0	1.0	650	$1,300	$2.00	9d	1	1.22mi
199 N Inez St Apt D Hemet, CA	1.0	1.0	650	$1,300	$2.00	1d	1	1.22mi
233 N Alessandro St Hemet, CA	1.0	1.0	690	$1,400	$2.03	45d	1	1.26mi
3030 W Acacia Ave Hemet, CA	1.0–2.0	1.0–2.0	807	$1,770	$2.19	0d	8	1.32mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	45d	1	1.32mi
341 Calle Nogales Hemet, CA	2.0	1.0	827	$1,395	$1.69	45d	1	1.33mi
1887 Calle Amargosa Hemet, CA	2.0	1.0	827	$1,545	$1.87	26d	1	1.38mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	26d	1	1.39mi
733 S San Jacinto St Unit B Hemet, CA	2.0	1.0	1000	$1,500	$1.50	26d	1	1.44mi
2054 Avenida Olivos Hemet, CA	2.0	1.0	820	$1,500	$1.83	45d	1	1.45mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	45d	1	1.46mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	26d	1	1.46mi
1287 Olive Tree Ln Unit C Hemet, CA	2.0	1.0	995	$1,495	$1.50	26d	1	1.47mi
1287 Olive Tree Ln Unit D Hemet, CA	2.0	1.0	995	$1,599	$1.61	45d	1	1.47mi

HOA detail

• Monthly dues: $185 · $2,220/yr
• Likely covers: landscaping

Listing history 7 events

1. 2026-06-21
   days on market $118,000 Active 9 DOM
2. 2026-06-18
   days on market $118,000 Active 6 DOM
3. 2026-06-17
   days on market $118,000 Active 5 DOM
4. 2026-06-16
   days on market $118,000 Active 4 DOM
5. 2026-06-15
   days on market $118,000 Active 3 DOM
6. 2026-06-13
   remarks 695-char remark
7. 2026-06-13
   listed $118,000 Active 1 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: $419 · $35/mo
• Projected year-2 tax: $897 · $75/mo
• Expected delta: +$478/yr (+$40/mo · 114.1%)

ⓘ 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: $21,003
• − Mortgage interest: −$6,610
• − Property taxes: −$419
• − Insurance: −$590
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − HOA: −$2,220
• − Depreciation: −$3,433
• Taxable income: $4,371
• Est. tax owed @ 24.0%: −$1,049
• After-tax cash flow: $4,889/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

• 2026-06-12 Listed $118,000 CRMLS

Property tax history

-1.7%/yr

Latest (2025): $419 · +2.0% YoY. Source: county tax records.