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

$89,811

1 bd · 1.0 ba · 400 sqft · Land · 101 Days on market

likely 55+ (park) Built 2000 Average condition 2,178 sqft lot $225/sqft · at area comps Est $93k · at est. $292/mo HOA · 20% 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 +22.2/30.0
• ARV discount +9.1/15.0
• 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 2000

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $90k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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); 402 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 $621 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $9k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $90k implies a 91% 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 $81,728 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.63% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.20%
• DSCR: 1.68
• GRM: 5.1

CMA / ARV

• ARV (median comp): $93,060
• List price: $89,811
• Delta: -3.49%
• Verdict: FAIR
• Comps: 9 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%)	4mo	$75,000	$188	95
1295 S Cawston Ave #262	0.14mi	1/1.0	400 (0%)	3mo	$109,000	$273	91
1295 S Cawston #319	0.05mi	1/1.0	400 (0%)	11mo	$79,500	$199	89
1295 S Cawston #271	0.12mi	1/1.0	400 (0%)	8mo	$115,000	$288	88
1295 S Cawston Ave #249	0.12mi	1/1.0	400 (0%)	8mo	$110,000	$275	88
1295 S Cawston Ave #378	0.05mi	1/1.0	400 (0%)	12mo	$95,000	$238	88
1295 S Cawston Ave #82	0.03mi	1/1.0	400 (0%)	14mo	$115,000	$288	86
1295 S Cawston Ave #433	0.05mi	1/1.0	420 (+5%)	10mo	$119,100	$284	81
1295 S Cawston Ave #297	0.15mi	1/1.5	400 (0%)	12mo	$135,000	$338	81
1295 S Cawston #21	0.09mi	1/1.0	300 (-25%)	2mo	$38,000	$127	69
1295 S Cawston Ave #344	0.05mi	1/1.0	480 (+20%)	8mo	$55,000	$115	66
1295 S Cawston Ave #503	0.05mi	1/1.0	460 (+15%)	11mo	$94,000	$204	63

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: 7.0%
• Equity multiple: 1.28×
• Total profit: $6,983
• Equity at exit: $13,391

10-year hold

• IRR: 17.2%
• Equity multiple: 2.49×
• Total profit: $37,396
• Equity at exit: $7,765

Cash invested: $25,147 (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: 402
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,462 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$36 /mo · $429/yr
• Insurance: −$37
• HOA: −$292
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $319

Break-even live

Break-even rent $1,058

Max offer price $89,811

Occupancy floor 73%

Sensitivity live

Price	-10% $369	-5% $344	+0% $319	+5% $293	+10% $268
Rent	-10% $203	-5% $261	+0% $319	+5% $376	+10% $434
Rate	-1.0pp $364	-0.5pp $341	base $319	+0.5pp $295	+1.0pp $272

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: $22,453
• Closing costs: $2,694
• 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. 2026-09-23
   days on market $89,811 Active 101 DOM
2. 2026-09-22
   days on market $89,811 Active 100 DOM
3. 2026-09-21
   days on market $89,811 Active 99 DOM
4. 2026-09-20
   days on market $89,811 Active 98 DOM
5. 2026-09-19
   days on market $89,811 Active 97 DOM
6. 2026-09-18
   days on market $89,811 Active 96 DOM
7. 2026-09-17
   days on market $89,811 Active 95 DOM
8. 2026-09-16
   days on market $89,811 Active 94 DOM
9. 2026-09-15
   days on market $89,811 Active 93 DOM
10. 2026-09-14
    days on market $89,811 Active 92 DOM
11. 2026-09-13
    days on market $89,811 Active 91 DOM
12. 2026-09-12
    days on market $89,811 Active 90 DOM
13. 2026-09-11
    days on market $89,811 Active 89 DOM
14. 2026-09-05
    days on market $89,811 Active 83 DOM
15. 2026-09-04
    days on market $89,811 Active 82 DOM
16. 2026-09-03
    days on market $89,811 Active 81 DOM
17. 2026-08-31
    days on market $89,811 Active 78 DOM
18. 2026-08-30
    days on market $89,811 Active 77 DOM
19. 2026-08-29
    days on market $89,811 Active 76 DOM
20. 2026-08-28
    days on market $89,811 Active 75 DOM
21. 2026-08-27
    days on market $89,811 Active 74 DOM
22. 2026-08-26
    days on market $89,811 Active 73 DOM
23. 2026-08-25
    pricedays on market $89,811 Active 72 DOM
24. 2026-08-24
    days on market $94,900 Active 71 DOM
25. 2026-08-23
    days on market $94,900 Active 70 DOM
26. 2026-08-22
    days on market $94,900 Active 69 DOM
27. 2026-08-21
    days on market $94,900 Active 68 DOM
28. 2026-08-20
    days on market $94,900 Active 67 DOM
29. 2026-08-19
    days on market $94,900 Active 66 DOM
30. 2026-08-18
    days on market $94,900 Active 65 DOM
31. 2026-08-17
    days on market $94,900 Active 64 DOM
32. 2026-08-16
    days on market $94,900 Active 63 DOM
33. 2026-08-15
    days on market $94,900 Active 62 DOM
34. 2026-08-14
    days on market $94,900 Active 61 DOM
35. 2026-08-13
    days on market $94,900 Active 60 DOM
36. 2026-08-12
    days on market $94,900 Active 59 DOM
37. 2026-08-11
    days on market $94,900 Active 58 DOM
38. 2026-08-10
    days on market $94,900 Active 57 DOM
39. 2026-08-09
    days on market $94,900 Active 56 DOM
40. 2026-08-08
    days on market $94,900 Active 55 DOM
41. 2026-08-06
    days on market $94,900 Active 53 DOM
42. 2026-08-05
    days on market $94,900 Active 52 DOM
43. 2026-08-04
    days on market $94,900 Active 51 DOM
44. 2026-08-03
    pricedays on market $94,900 Active 50 DOM
45. 2026-07-31
    days on market $99,000 Active 47 DOM
46. 2026-07-30
    days on market $99,000 Active 46 DOM
47. 2026-07-30
    days on market $99,000 Active 45 DOM
48. 2026-07-28
    days on market $99,000 Active 44 DOM
49. 2026-07-26
    days on market $99,000 Active 42 DOM
50. 2026-07-24
    days on market $99,000 Active 40 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: $683 · $57/mo
• Expected delta: +$254/yr (+$21/mo · 59.1%)

ⓘ 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: $17,539
• − Mortgage interest: −$5,031
• − Property taxes: −$429
• − Insurance: −$449
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − HOA: −$3,504
• − Depreciation: −$2,613
• Taxable income: $2,707
• Est. tax owed @ 24.0%: −$650
• After-tax cash flow: $3,172/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.