900 W Johnston · Hemet, CA 92543

$172,900

2 bd · 2.0 ba · 1,100 sqft · Manufactured public records · 74 Days on market

Built 1964 5,227 sqft lot $157/sqft · 28% above area Est $135k · 28% over $185/mo HOA · 10% of rent

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Why this score? — see what drove the D 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 +20.0/30.0
• DSCR +6.3/10.0
• 1% rule +5.8/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 2-bedroom, 2-bath home offering comfort and convenience in every corner. Step into a spacious living room that flows seamlessly into the dining area—perfect for entertaining family and friends. Outside, enjoy your own private orchard featuring 4 fruit-bearing trees: orange, lemon, grapefruit, and fig. A wonderful opportunity to savor fresh-picked fruit right from your backyard. Don’t miss this delightful home! The HOA includes swimming pools, spas, pickle ball courts, a dog park. Freshly painted and new carpet. Please use booties provided in laundry room before enrty into home.

Key facts

• Dog park
• Swimming pools
• Private orchard

Tags

• PRIVATE ORCHARD
• FRUIT BEARING TREES
• SWIMMING POOLS
• DOG PARK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $173k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $173k).
• Recommended offer: $163k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 18d 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 $1,863/mo this rent would consume 45% 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.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $173k implies a 284% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,526 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.08% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 7.7

CMA / ARV

• ARV (median comp): $135,000
• List price: $172,900
• Delta: 28.07%
• 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
360 Santa Clara Cir	0.28mi	2/2.0	1,120 (+2%)	3mo	$224,000	$200	81
1167 Via Del Mesa	0.26mi	2/2.0	1,152 (+5%)	1mo	$135,000	$117	79
1111 W Johnston Ave	0.13mi	2/2.0	1,200 (+9%)	0mo	$135,000	$113	78
190 Santa Lucia	0.34mi	2/2.0	1,040 (-6%)	4mo	$179,000	$172	72
1083 Via Del Mesa	0.23mi	2/2.0	1,200 (+9%)	3mo	$149,900	$125	72
220 San Carlos Dr	0.23mi	2/1.0	1,020 (-7%)	2mo	$127,000	$125	71
770 S Lyon	0.50mi	2/2.0	1,152 (+5%)	3mo	$78,900	$68	66
431 San Mateo Cir	0.46mi	3/2.0 (+1)	1,040 (-6%)	3mo	$118,000	$113	62
995 Santa Teresa Way	0.61mi	3/2.0 (+1)	1,056 (-4%)	3mo	$185,000	$175	57
1760 Santiago	0.60mi	2/2.0	1,248 (+14%)	0mo	$118,000	$95	49
460 San Mateo Cir	0.49mi	2/1.0	940 (-14%)	3mo	$85,000	$90	46
575 S Lyon #110	0.66mi	2/2.0	940 (-14%)	2mo	$52,500	$56	43

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-16,822
• Equity at exit: $25,780

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-6,275
• Equity at exit: $14,949

Cash invested: $48,412 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,863 high
• Mortgage (P&I): −$907
• Tax from tax record: −$98 /mo · $1,171/yr
• Insurance: −$72
• HOA: −$185
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $211

Break-even live

Break-even rent $1,597

Max offer price $172,900

Occupancy floor 84%

Sensitivity live

Price	-10% $309	-5% $260	+0% $211	+5% $162	+10% $113
Rent	-10% $64	-5% $137	+0% $211	+5% $284	+10% $358
Rate	-1.0pp $298	-0.5pp $255	base $211	+0.5pp $166	+1.0pp $120

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: $43,225
• Closing costs: $5,187
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
893 S Palm Ave Hemet, CA	2.0	2.0	720	$1,375	$1.91	6d	1	0.03mi
750 Santa Clara Cir Hemet, CA	2.0	2.0	800	$1,400	$1.75	16d	1	0.03mi
876 W Whittier Ave Unit 878 Hemet, CA	2.0	2.0	1127	$2,150	$1.91	25d	1	0.27mi
1005 S Gilbert St Hemet, CA	2.0	1.5	975	$1,825	$1.87	25d	2	0.27mi
1025 S Gilbert St Hemet, CA	1.0–2.0	1.0–2.0	890	$2,320	$2.61	3d	8	0.28mi
101 San Mateo Cir Hemet, CA	2.0	2.0	1152	$1,790	$1.55	0d	1	0.30mi
120 Santa Lucia Dr Hemet, CA	2.0	2.0	1197	$1,600	$1.34	45d	1	0.30mi
735 S Gilbert St Hemet, CA	3.0	2.0	1202	$2,400	$2.00	45d	1	0.34mi
611 S Palm Ave Unit K Hemet, CA	2.0	2.0	1254	$1,895	$1.51	9d	1	0.36mi
716 Robert Dr Hemet, CA	3.0	2.0	1450	$2,300	$1.59	6d	1	0.44mi
1521 W Westmont Ave Hemet, CA	2.0	2.0	1197	$2,000	$1.67	45d	1	0.44mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	45d	1	0.54mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	45d	1	0.59mi
1005 Lilac St Hemet, CA	2.0	1.0	894	$2,100	$2.35	0d	1	0.61mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	6d	1	0.69mi
363 S Gilbert St Hemet, CA	3.0	2.0	1200	$1,900	$1.58	5d	1	0.70mi
363 S Gilbert St Unit B Hemet, CA	3.0	2.0	1200	$1,900	$1.58	15d	1	0.70mi
1850 Amberwood Dr Hemet, CA	2.0	2.0	1170	$1,561	$1.33	45d	1	0.70mi
853 Douglas Ct Hemet, CA	2.0	2.0	1148	$1,850	$1.61	5d	1	0.70mi
860 Douglas Ct Hemet, CA	2.0	2.0	1114	$1,850	$1.66	20d	1	0.74mi
390 Magnolia Cir Hemet, CA	2.0	2.0	1038	$2,400	$2.31	0d	1	0.78mi
390 Magnolia Cir Hemet, CA	2.0	2.0	1038	$2,400	$2.31	5d	1	0.78mi
576 Montecito Ave Unit C Hemet, CA	2.0	2.0	861	$1,850	$2.15	18d	1	0.84mi
1955 Silver Oak Way Hemet, CA	3.0	2.0	1318	$2,250	$1.71	45d	1	0.87mi
409 E Thornton Ave Hemet, CA	2.0	1.0	970	$1,925	$1.98	0d	1	0.91mi
678 Monterey Pl Hemet, CA	2.0	2.0	1047	$1,995	$1.91	45d	1	0.92mi
700 Johnston Ave Unit 708 Hemet, CA	2.0	1.0	1000	$1,600	$1.60	9d	1	0.94mi
640 Vista del Monte Hemet, CA	3.0	2.0	1480	$2,650	$1.79	45d	1	0.94mi
1711 Pepper Tree Dr Hemet, CA	2.0	2.0	864	$1,675	$1.94	23d	1	0.95mi
683 Jonquil St Hemet, CA	3.0	2.0	1150	$2,448	$2.13	25d	1	0.99mi
1096 Burton St Hemet, CA	3.0	2.5	1477	$2,595	$1.76	0d	1	1.00mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,035	$2.27	0d	1	1.04mi
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	45d	1	1.10mi
165 N Hamilton Ave Unit 3 Hemet, CA	1.0	1.0	768	$1,450	$1.89	6d	1	1.10mi
165 N Hamilton Ave Unit 4 Hemet, CA	1.0	1.0	768	$1,525	$1.99	23d	1	1.10mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	9d	1	1.16mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	25d	1	1.17mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	15d	1	1.20mi
733 S San Jacinto St Unit B Hemet, CA	2.0	1.0	1000	$1,500	$1.50	25d	1	1.28mi
1354 Jasmine Way Hemet, CA	2.0	2.0	1440	$1,650	$1.15	45d	1	1.31mi

HOA detail

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

Listing history 24 events

1. 2026-06-21
   days on market $172,900 Active 74 DOM
2. 2026-06-18
   days on market $172,900 Active 71 DOM
3. 2026-06-17
   days on market $172,900 Active 70 DOM
4. 2026-06-16
   days on market $172,900 Active 69 DOM
5. 2026-06-15
   days on market $172,900 Active 68 DOM
6. 2026-06-13
   days on market $172,900 Active 66 DOM
7. 2026-06-09
   days on market $172,900 Active 62 DOM
8. 2026-06-08
   days on market $172,900 Active 61 DOM
9. 2026-06-07
   days on market $172,900 Active 60 DOM
10. 2026-06-04
    days on market $172,900 Active 57 DOM
11. 2026-06-03
    days on market $172,900 Active 56 DOM
12. 2026-06-02
    days on market $172,900 Active 55 DOM
13. 2026-06-01
    days on market $172,900 Active 54 DOM
14. 2026-05-31
    days on market $172,900 Active 53 DOM
15. 2026-04-23
    price $172,900 621-char remark

    Show marketing remark (621 chars)

    Welcome to this charming 2-bedroom, 2-bath home offering comfort and convenience in every corner. Step into a spacious living room that flows seamlessly into the dining area—perfect for entertaining family and friends. Outside, enjoy your own private orchard featuring 4 fruit-bearing trees: orange, lemon, grapefruit, and fig. A wonderful opportunity to savor fresh-picked fruit right from your backyard. Don’t miss this delightful home! The HOA includes swimming pools, spas, pickle ball courts, a dog park. Freshly painted and new carpet. Please use booties provided in laundry room before enrty into home.

16. 2026-04-08
    listed $183,000 Active 621-char remark

    Show marketing remark (621 chars)

    Welcome to this charming 2-bedroom, 2-bath home offering comfort and convenience in every corner. Step into a spacious living room that flows seamlessly into the dining area—perfect for entertaining family and friends. Outside, enjoy your own private orchard featuring 4 fruit-bearing trees: orange, lemon, grapefruit, and fig. A wonderful opportunity to savor fresh-picked fruit right from your backyard. Don’t miss this delightful home! The HOA includes swimming pools, spas, pickle ball courts, a dog park. Freshly painted and new carpet. Please use booties provided in laundry room before enrty into home.

17. 2026-01-22
    historical
18. 2026-01-17
    status Active
19. 2025-09-04
    listed $195,000 Active
20. 2025-09-04
    historical
21. 2025-09-03
    listed $195,000 Active
22. 2008-11-05
    soldstatus $45,000
23. 1987-04-24
    soldstatus $24,000
24. 1984-05-22
    soldstatus $24,000

ⓘ 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: $1,171 · $98/mo
• Projected year-2 tax: $1,314 · $110/mo
• Expected delta: +$143/yr (+$12/mo · 12.2%)

ⓘ 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 · 16 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: $22,361
• − Mortgage interest: −$9,685
• − Property taxes: −$1,171
• − Insurance: −$864
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − HOA: −$2,220
• − Depreciation: −$5,030
• Taxable loss: −$187
• Est. tax savings @ 24.0%: +$45
• After-tax cash flow: $2,574/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

+620.4% since first listed

10 events — show timeline

• 2026-04-23 Price Changed $172,900 CRMLS
• 2026-04-08 Listed $183,000 CRMLS
• 2026-01-22 Listing Removed — CRMLS
• 2026-01-17 Relisted — CRMLS
• 2025-09-04 Listing Removed — CRMLS
• 2025-09-04 Listed $195,000 CRMLS
• 2025-09-03 Listed $195,000 CRMLS
• 2008-11-05 Sold (Public Records) $45,000 Public Records
• 1987-04-24 Sold (Public Records) $24,000 Public Records
• 1984-05-22 Sold (Public Records) $24,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,171 · +16.4% YoY. Source: county tax records.