1295-106 S Cawston Ave #106 · Hemet, CA 92545

$94,900

1 bd · 1.0 ba · 400 sqft · Land · 55 Days on market

likely 55+ (park) Built 1999 Average condition 2,178 sqft lot $237/sqft · 18% below area Est $116k · 18% under $292/mo HOA · 19% 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 +22.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Rent growth +3.4/5.0
• Condition / age +2.8/5.0
• Livability +2.6/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This well maintained Park Model is situated on a Large 'A' Lot with a full Concrete pad under the home. The Shed Has 220 Outlet And Is Used As Laundry room and storage. Home has newer vinyl plank flooring, 2 Ceiling Fans, Covered Patio and a room that fits a Queen Sized bed. Close to the clubhouse and front gate.

Key facts

• 2,178 sq ft lot
• Community pool
• Built 1999

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $95k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 4.4% 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: Harmony Elementary (684 students, 84% 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 88% FRL vs 66% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 330 active listings in the ZIP; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 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 + 3.7% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $47k; list at $95k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.63% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.06%
• DSCR: 1.71
• GRM: 5.1

CMA / ARV

• ARV (median comp): $115,911
• List price: $94,900
• Delta: -14.59%
• 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
1295 S Cawston Ave #359	0.05mi	1/1.0	400 (0%)	2mo	$75,000	$188	96
1295 S Cawston Ave #262	0.14mi	1/1.0	400 (0%)	1mo	$109,000	$273	93
1295 S Cawston #319	0.05mi	1/1.0	400 (0%)	9mo	$79,500	$199	90
1295 S Cawston Ave #249	0.12mi	1/1.0	400 (0%)	6mo	$110,000	$275	89
1295 S Cawston #271	0.12mi	1/1.0	400 (0%)	6mo	$115,000	$288	89
1295 S Cawston Ave #378	0.05mi	1/1.0	400 (0%)	10mo	$95,000	$238	89
1295 S Cawston Ave #82	0.03mi	1/1.0	400 (0%)	13mo	$115,000	$288	88
1295 S Cawston Ave #433	0.05mi	1/1.0	420 (+5%)	8mo	$119,100	$284	82
1295 S Cawston Ave #297	0.15mi	1/1.5	400 (0%)	11mo	$135,000	$338	82
1295 S Cawston #21	0.09mi	1/1.0	300 (-25%)	0mo	$38,000	$127	71
1295 S Cawston Ave #344	0.05mi	1/1.0	480 (+20%)	6mo	$55,000	$115	67
1295 S Cawston Ave #503	0.05mi	1/1.0	460 (+15%)	10mo	$94,000	$204	65

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: 8.1%
• Equity multiple: 1.32×
• Total profit: $8,585
• Equity at exit: $14,150

10-year hold

• IRR: 18.2%
• Equity multiple: 2.58×
• Total profit: $42,089
• Equity at exit: $8,205

Cash invested: $26,572 (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: 330
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,545 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$36 /mo · $429/yr
• Insurance: −$40
• HOA: −$292
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $356

Break-even live

Break-even rent $1,095

Max offer price $94,900

Occupancy floor 72%

Sensitivity live

Price	-10% $409	-5% $383	+0% $356	+5% $329	+10% $302
Rent	-10% $234	-5% $295	+0% $356	+5% $417	+10% $478
Rate	-1.0pp $403	-0.5pp $380	base $356	+0.5pp $331	+1.0pp $306

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: $23,725
• Closing costs: $2,847
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Street lighting and sidewalks in the communityDirections: enter the park and take the 2nd right, then take the next left — two houses on the left
• HOA & community: Part of Mountain Shadows HOAMonthly association feeAssociation amenities include pool, spa, clubhouse, gym/exercise room, meeting/banquet/card rooms, multipurpose/recreational room, picnic area, billiard room, controlled access, trash, water; pet rules apply; call for rulesSenior community

Exterior

• Parking: Concrete driveway
• Security: Controlled access (community)
• Utilities: Public sewer (connected)District/public water (connected)Electricity availableCable available
• Home design: Planned developmentSingle-storyEntry level 1
• Construction: Estimated year builtNo accessory dwelling unit
• Exterior features: Manufactured houseCommunity/association spaCommunity poolHas a viewLot density about 6–10 units per acre

Interior

• Kitchen: RefrigeratorGas rangeGas oven
• Bedrooms: One main-level bedroom
• Flooring: Wood floors
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (furnace)Central cooling
• Interior features: Ceiling fanTwo staircasesAll bedrooms on main levelOne-level homeFront entry
• Laundry & utility: Washer includedDryer includedLaundry available

Listing history 50 events

1. 2026-08-08
   days on market $94,900 Active 55 DOM
2. 2026-08-06
   days on market $94,900 Active 53 DOM
3. 2026-08-05
   days on market $94,900 Active 52 DOM
4. 2026-08-04
   days on market $94,900 Active 51 DOM
5. 2026-08-03
   pricedays on market $94,900 Active 50 DOM
6. 2026-07-31
   days on market $99,000 Active 47 DOM
7. 2026-07-30
   days on market $99,000 Active 46 DOM
8. 2026-07-30
   days on market $99,000 Active 45 DOM
9. 2026-07-28
   days on market $99,000 Active 44 DOM
10. 2026-07-26
    days on market $99,000 Active 42 DOM
11. 2026-07-24
    days on market $99,000 Active 40 DOM
12. 2026-07-23
    days on market $99,000 Active 39 DOM
13. 2026-07-22
    days on market $99,000 Active 38 DOM
14. 2026-07-21
    days on market $99,000 Active 37 DOM
15. 2026-07-20
    days on market $99,000 Active 36 DOM
16. 2026-07-18
    days on market $99,000 Active 34 DOM
17. 2026-07-18
    days on market $99,000 Active 33 DOM
18. 2026-07-16
    days on market $99,000 Active 32 DOM
19. 2026-07-15
    days on market $99,000 Active 31 DOM
20. 2026-07-14
    days on market $99,000 Active 30 DOM
21. 2026-07-13
    days on market $99,000 Active 29 DOM
22. 2026-07-13
    days on market $99,000 Active 28 DOM
23. 2026-07-11
    days on market $99,000 Active 27 DOM
24. 2026-07-10
    days on market $99,000 Active 26 DOM
25. 2026-07-09
    days on market $99,000 Active 25 DOM
26. 2026-07-07
    days on market $99,000 Active 23 DOM
27. 2026-07-06
    days on market $99,000 Active 22 DOM
28. 2026-07-06
    days on market $99,000 Active 21 DOM
29. 2026-07-05
    days on market $99,000 Active 20 DOM
30. 2026-07-03
    days on market $99,000 Active 19 DOM
31. 2026-07-02
    days on market $99,000 Active 18 DOM
32. 2026-07-01
    days on market $99,000 Active 17 DOM
33. 2026-06-30
    days on market $99,000 Active 16 DOM
34. 2026-06-29
    days on market $99,000 Active 15 DOM
35. 2026-06-28
    days on market $99,000 Active 14 DOM
36. 2026-06-27
    days on market $99,000 Active 13 DOM
37. 2026-06-26
    days on market $99,000 Active 12 DOM
38. 2026-06-24
    days on market $99,000 Active 10 DOM
39. 2026-06-22
    days on market $99,000 Active 8 DOM
40. 2026-06-21
    days on market $99,000 Active 7 DOM
41. 2026-06-18
    days on market $99,000 Active 4 DOM
42. 2026-06-17
    days on market $99,000 Active 3 DOM
43. 2026-06-16
    days on market $99,000 Active 2 DOM
44. 2026-06-15
    days on marketlisting id $99,000 Active 1 DOM
45. 2026-06-09
    days on market $99,000 Active 137 DOM
46. 2026-06-08
    days on market $99,000 Active 136 DOM
47. 2026-06-07
    days on market $99,000 Active 135 DOM
48. 2026-06-04
    days on market $99,000 Active 132 DOM
49. 2026-06-03
    days on market $99,000 Active 131 DOM
50. 2026-06-02
    days on market $99,000 Active 130 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: $429 · $36/mo
• Projected year-2 tax: $721 · $60/mo
• Expected delta: +$292/yr (+$24/mo · 68.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 21 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: $18,541
• − Mortgage interest: −$5,316
• − Property taxes: −$429
• − Insurance: −$474
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − HOA: −$3,504
• − Depreciation: −$2,761
• Taxable income: $3,090
• Est. tax owed @ 24.0%: −$742
• After-tax cash flow: $3,526/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 · 8 photos

Average 55/100 Cosmetic rehab Est. rehab $2,000–$6,000 screening

This well-maintained park model is situated on a large 'A' lot with a full concrete pad. It has newer vinyl plank flooring and a covered patio, making it suitable for both resale and rental.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value. ↑
• Both Clean windows — Improves natural light and aesthetics, boosting both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Harmony Elementary Middle Diamond Valley Middle F CA #474/498 Nat'l #13,307/14,009 High West Valley High F CA #770/1,170 Nat'l #11,621/17,239

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

D Composite livability gradescore 51/100

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 · 2,664,475 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: 12% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Street lighting and sidewalks in the communityDirections: enter the park and take the 2nd right, then take the next left — two houses on the left
• HOA & community: Part of Mountain Shadows HOAMonthly association feeAssociation amenities include pool, spa, clubhouse, gym/exercise room, meeting/banquet/card rooms, multipurpose/recreational room, picnic area, billiard room, controlled access, trash, water; pet rules apply; call for rulesSenior community

Exterior

• Parking: Concrete driveway
• Security: Controlled access (community)
• Utilities: Public sewer (connected)District/public water (connected)Electricity availableCable available
• Home design: Planned developmentSingle-storyEntry level 1
• Construction: Estimated year builtNo accessory dwelling unit
• Exterior features: Manufactured houseCommunity/association spaCommunity poolHas a viewLot density about 6–10 units per acre

Interior

• Kitchen: RefrigeratorGas rangeGas oven
• Bedrooms: One main-level bedroom
• Flooring: Wood floors
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (furnace)Central cooling
• Interior features: Ceiling fanTwo staircasesAll bedrooms on main levelOne-level homeFront entry
• Laundry & utility: Washer includedDryer includedLaundry available

Price history

+260.0% since first listed

13 events — show timeline

• 2026-06-14 Listed $99,000 CRMLS
• 2026-06-11 Listing Removed — CRMLS
• 2026-05-01 Price Changed $99,000 CRMLS
• 2026-01-23 Listed $110,988 CRMLS
• 2025-12-04 Listing Removed — CRMLS
• 2025-07-11 Listed $111,988 CRMLS
• 2003-10-07 Sold (Public Records) $47,000 Public Records
• 2003-10-07 Sold (MLS) $47,000 CRMLS
• 2003-08-30 Listed $49,900 CRMLS
• 1999-10-08 Sold (Public Records) $18,000 Public Records
• 1996-05-07 Sold (Public Records) $10,000 Public Records
• 1991-05-17 Sold (Public Records) $25,000 Public Records
• 1991-02-28 Sold (Public Records) $27,500 Public Records

Property tax history

+14.7%/yr

Latest (2014): $429 · -2.8% YoY. Source: county tax records.