1300 W Menlo Ave #217 · Hemet, CA 92543

$109,900

2 bd · 2.0 ba · 1,900 sqft · Manufactured public records · 307 Days on market

Built 1985 $58/sqft · 6% below area Est $117k · 6% under ↓ 21% since listing

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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 +10.2/15.0
• 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 MLS

Beautiful Triple-Wide Home in a Heather Estates Senior Park Spacious and full of natural light, this home offers comfort and style in a welcoming 55+ community. Featuring an open-concept living and dining area, large kitchen with ample storage, and a cozy breakfast nook. The primary suite includes a generous walk-in closet and private bath, while additional bedrooms provide plenty of space for guests or a home office. Enjoy morning coffee on the covered porch, plus low-maintenance landscaping and a private carport. The community offers well-kept grounds, lots amenities, and convenient access to shopping, dining, and medical services. This home has lots of light and large kitchen, huge dinning room, primary bedroom is a great size with lots of closet space. Water Heater is new and Roof is only 5 years old with warranty that will transfer to new owner.

Key facts

• Community pool
• Built 1985
• Listed 307 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.6% vs local median 4.9% 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); 264 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $2,279/mo this rent would consume 55% 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 $760 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 307 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 307 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.07% ✓
• Cap rate: 18.65%
• Cash-on-cash: 44.12%
• DSCR: 2.96
• GRM: 4.0

CMA / ARV

• ARV (median comp): $116,911
• List price: $109,900
• Delta: -6.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1300 W Menlo #59	0.00mi	2/2.0	1,880 (-1%)	1mo	$45,000	$24	97
1300 W Menlo #163	0.00mi	3/2.0 (+1)	1,872 (-2%)	5mo	$122,000	$65	88
1300 W Menlo Ave #227	0.00mi	2/2.0	1,712 (-10%)	11mo	$65,000	$38	74
1300 W Menlo Ave #172	0.07mi	2/2.0	2,160 (+14%)	8mo	$147,500	$68	67
1250 N Kirby St #240	0.60mi	3/2.0 (+1)	1,909 (+0%)	4mo	$130,000	$68	62
1580 Cabrillo Dr	0.36mi	2/2.0	1,640 (-14%)	4mo	$235,000	$143	58
676 Seville Dr	0.24mi	3/2.0 (+1)	1,660 (-13%)	10mo	$295,000	$178	54
601 N Kirby St #151	0.73mi	2/2.0	2,000 (+5%)	10mo	$55,000	$28	49
1250 N Kirby St #226	0.60mi	3/2.0 (+1)	1,703 (-10%)	8mo	$150,000	$88	43
1250 N Kirby St #191	0.60mi	3/2.0 (+1)	1,664 (-12%)	8mo	$129,000	$78	39
1250 N Kirby St #160	0.60mi	2/2.0	1,638 (-14%)	12mo	$130,000	$79	39
1150 N Kirby St #26	0.70mi	3/2.0 (+1)	1,630 (-14%)	9mo	$123,000	$75	31

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: 34.1%
• Equity multiple: 2.41×
• Total profit: $43,527
• Equity at exit: $16,386

10-year hold

• IRR: 40.3%
• Equity multiple: 4.56×
• Total profit: $109,410
• Equity at exit: $9,502

Cash invested: $30,772 (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: 264
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,279 high
• Mortgage (P&I): −$576
• Tax from tax record: −$47 /mo · $565/yr
• Insurance: −$46
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $1,006

Break-even live

Break-even rent $1,006

Max offer price $109,900

Occupancy floor 51%

Sensitivity live

Price	-10% $1,068	-5% $1,037	+0% $1,006	+5% $975	+10% $944
Rent	-10% $826	-5% $916	+0% $1,006	+5% $1,096	+10% $1,186
Rate	-1.0pp $1,062	-0.5pp $1,034	base $1,006	+0.5pp $978	+1.0pp $949

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1700 Walden Ln Hemet, CA	3.0	2.0	1430	$2,670	$1.87	25d	1	0.14mi
828 Coramdeo Ct Hemet, CA	3.0	2.0	1543	$3,000	$1.94	44d	1	0.21mi
663 Mariposa Dr Hemet, CA	2.0	2.0	1440	$1,500	$1.04	25d	1	0.24mi
543 La Cresta Dr Hemet, CA	2.0	2.0	1544	$1,595	$1.03	44d	1	0.30mi
914 Haviture Way Hemet, CA	3.0	2.0	1935	$2,900	$1.50	2d	1	0.57mi
2208 El Grande St Hemet, CA	2.0	2.0	1327	$2,000	$1.51	0d	1	0.57mi
2208 El Grande St Hemet, CA	2.0	2.0	1327	$2,100	$1.58	18d	1	0.57mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	25d	1	0.78mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	12d	1	0.78mi
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	44d	1	0.79mi
1245 Millie Dr Hemet, CA	3.0	2.0	1392	$2,850	$2.05	8d	1	1.14mi
1844 Paradise Way San Jacinto, CA	3.0	2.0	1540	$3,000	$1.95	44d	1	1.17mi
1967 Connor Ln San Jacinto, CA	3.0	2.5	1708	$2,950	$1.73	8d	1	1.24mi
3471 Dublin Ct Hemet, CA	3.0	2.0	1276	$2,895	$2.27	4d	1	1.27mi
415 S Tahquitz Ave Hemet, CA	3.0	2.0	1766	$2,900	$1.64	19d	1	1.34mi
529 E Latham Ave Hemet, CA	3.0	1.0	1226	$1,950	$1.59	20d	1	1.40mi
424 W Mayberry Ave Unit 1 Hemet, CA	1.0	1.0	1664	$850	$0.51	8d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   days on market $109,900 Active 307 DOM
2. 2026-06-17
   days on market $109,900 Active 306 DOM
3. 2026-06-16
   days on market $109,900 Active 305 DOM
4. 2026-06-15
   days on market $109,900 Active 304 DOM
5. 2026-06-13
   days on market $109,900 Active 302 DOM
6. 2026-06-09
   days on market $109,900 Active 298 DOM
7. 2026-06-08
   days on market $109,900 Active 297 DOM
8. 2026-06-07
   days on market $109,900 Active 296 DOM
9. 2026-06-04
   days on market $109,900 Active 293 DOM
10. 2026-06-03
    days on market $109,900 Active 292 DOM
11. 2026-06-02
    days on market $109,900 Active 291 DOM
12. 2026-06-01
    days on market $109,900 Active 290 DOM
13. 2026-05-31
    days on market $109,900 Active 289 DOM
14. 2026-02-07
    price $109,900 863-char remark

    Show marketing remark (863 chars)

    Beautiful Triple-Wide Home in a Heather Estates Senior Park Spacious and full of natural light, this home offers comfort and style in a welcoming 55+ community. Featuring an open-concept living and dining area, large kitchen with ample storage, and a cozy breakfast nook. The primary suite includes a generous walk-in closet and private bath, while additional bedrooms provide plenty of space for guests or a home office. Enjoy morning coffee on the covered porch, plus low-maintenance landscaping and a private carport. The community offers well-kept grounds, lots amenities, and convenient access to shopping, dining, and medical services. This home has lots of light and large kitchen, huge dinning room, primary bedroom is a great size with lots of closet space. Water Heater is new and Roof is only 5 years old with warranty that will transfer to new owner.

15. 2026-01-22
    price $119,000 863-char remark

    Show marketing remark (863 chars)

    Beautiful Triple-Wide Home in a Heather Estates Senior Park Spacious and full of natural light, this home offers comfort and style in a welcoming 55+ community. Featuring an open-concept living and dining area, large kitchen with ample storage, and a cozy breakfast nook. The primary suite includes a generous walk-in closet and private bath, while additional bedrooms provide plenty of space for guests or a home office. Enjoy morning coffee on the covered porch, plus low-maintenance landscaping and a private carport. The community offers well-kept grounds, lots amenities, and convenient access to shopping, dining, and medical services. This home has lots of light and large kitchen, huge dinning room, primary bedroom is a great size with lots of closet space. Water Heater is new and Roof is only 5 years old with warranty that will transfer to new owner.

16. 2026-01-08
    price $129,000 863-char remark

    Show marketing remark (863 chars)

    Beautiful Triple-Wide Home in a Heather Estates Senior Park Spacious and full of natural light, this home offers comfort and style in a welcoming 55+ community. Featuring an open-concept living and dining area, large kitchen with ample storage, and a cozy breakfast nook. The primary suite includes a generous walk-in closet and private bath, while additional bedrooms provide plenty of space for guests or a home office. Enjoy morning coffee on the covered porch, plus low-maintenance landscaping and a private carport. The community offers well-kept grounds, lots amenities, and convenient access to shopping, dining, and medical services. This home has lots of light and large kitchen, huge dinning room, primary bedroom is a great size with lots of closet space. Water Heater is new and Roof is only 5 years old with warranty that will transfer to new owner.

17. 2025-09-22
    price $134,900 863-char remark

    Show marketing remark (863 chars)

    Beautiful Triple-Wide Home in a Heather Estates Senior Park Spacious and full of natural light, this home offers comfort and style in a welcoming 55+ community. Featuring an open-concept living and dining area, large kitchen with ample storage, and a cozy breakfast nook. The primary suite includes a generous walk-in closet and private bath, while additional bedrooms provide plenty of space for guests or a home office. Enjoy morning coffee on the covered porch, plus low-maintenance landscaping and a private carport. The community offers well-kept grounds, lots amenities, and convenient access to shopping, dining, and medical services. This home has lots of light and large kitchen, huge dinning room, primary bedroom is a great size with lots of closet space. Water Heater is new and Roof is only 5 years old with warranty that will transfer to new owner.

18. 2025-08-15
    listed $139,900 Active 863-char remark

    Show marketing remark (863 chars)

    Beautiful Triple-Wide Home in a Heather Estates Senior Park Spacious and full of natural light, this home offers comfort and style in a welcoming 55+ community. Featuring an open-concept living and dining area, large kitchen with ample storage, and a cozy breakfast nook. The primary suite includes a generous walk-in closet and private bath, while additional bedrooms provide plenty of space for guests or a home office. Enjoy morning coffee on the covered porch, plus low-maintenance landscaping and a private carport. The community offers well-kept grounds, lots amenities, and convenient access to shopping, dining, and medical services. This home has lots of light and large kitchen, huge dinning room, primary bedroom is a great size with lots of closet space. Water Heater is new and Roof is only 5 years old with warranty that will transfer to new owner.

ⓘ 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: $565 · $47/mo
• Projected year-2 tax: $835 · $70/mo
• Expected delta: +$270/yr (+$23/mo · 47.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,352
• − Mortgage interest: −$6,156
• − Property taxes: −$565
• − Insurance: −$2,052
• − Repairs & maintenance: −$2,188
• − Management: −$2,188
• − Depreciation: −$3,197
• Taxable income: $11,005
• Est. tax owed @ 24.0%: −$2,641
• After-tax cash flow: $9,434/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

-21.4% since first listed

5 events — show timeline

• 2026-02-07 Price Changed $109,900 CRMLS
• 2026-01-22 Price Changed $119,000 CRMLS
• 2026-01-08 Price Changed $129,000 CRMLS
• 2025-09-22 Price Changed $134,900 CRMLS
• 2025-08-15 Listed $139,900 CRMLS

Property tax history

-0.1%/yr

Latest (2025): $565 · +40.6% YoY. Source: county tax records.