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

$99,000

1 bd · 1.0 ba · 400 sqft · Land · 4 Days on market

Built 1999 2,178 sqft lot $248/sqft · 15% below area Est $116k · 15% under $292/mo HOA · 20% of rent

---

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 +26.6/30.0
• ARV discount +14.1/15.0
• 1% rule +9.8/10.0
• DSCR +9.1/10.0
• Rent growth +3.4/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 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

Property features AI

Finance

• Other: Street lighting and sidewalks in the community; Directions: enter the park and take the 2nd right, then take the next left — two houses on the left
• HOA & community: Part of Mountain Shadows HOA; Monthly association fee; Association 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 rules; Senior community

Exterior

• Parking: Concrete driveway
• Security: Controlled access (community)
• Utilities: Public sewer (connected); District/public water (connected); Electricity available; Cable available
• Home design: Planned development; Single-story; Entry level 1
• Construction: Estimated year built; No accessory dwelling unit
• Exterior features: Manufactured house; Community/association spa; Community pool; Has a view; Lot density about 6–10 units per acre

Interior

• Kitchen: Refrigerator; Gas range; Gas oven
• Bedrooms: One main-level bedroom
• Flooring: Wood floors
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Ceiling fan; Two staircases; All bedrooms on main level; One-level home; Front entry
• Laundry & utility: Washer included; Dryer included; Laundry available

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $99k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 9.5% 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 (+3.7%/yr); 290 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 $684 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $99k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $99,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 9.52%
• Cash-on-cash: 11.53%
• DSCR: 1.51
• GRM: 5.6

CMA / ARV

• ARV (median comp): $115,911
• List price: $99,000
• Delta: -14.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.74% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $2,160
• Equity at exit: $14,761

10-year hold

• IRR: 12.6%
• Equity multiple: 2.04×
• Total profit: $28,884
• Equity at exit: $8,560

Cash invested: $27,720 (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: 290
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,461 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$36 /mo · $429/yr
• Insurance: −$41
• HOA: −$292
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $266

Break-even live

Break-even rent $1,124

Max offer price $99,000

Occupancy floor 77%

Sensitivity live

Price	-10% $322	-5% $294	+0% $266	+5% $238	+10% $210
Rent	-10% $151	-5% $209	+0% $266	+5% $324	+10% $382
Rate	-1.0pp $316	-0.5pp $291	base $266	+0.5pp $241	+1.0pp $215

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $292 · $3,504/yr

Listing history 23 events

1. 2026-06-18
   days on market $99,000 Active 4 DOM
2. 2026-06-17
   days on market $99,000 Active 3 DOM
3. 2026-06-16
   days on market $99,000 Active 2 DOM
4. 2026-06-15
   days on marketlisting id $99,000 Active 1 DOM
5. 2026-06-09
   days on market $99,000 Active 137 DOM
6. 2026-06-08
   days on market $99,000 Active 136 DOM
7. 2026-06-07
   days on market $99,000 Active 135 DOM
8. 2026-06-04
   days on market $99,000 Active 132 DOM
9. 2026-06-03
   days on market $99,000 Active 131 DOM
10. 2026-06-02
    days on market $99,000 Active 130 DOM
11. 2026-06-01
    days on market $99,000 Active 129 DOM
12. 2026-05-31
    days on market $99,000 Active 128 DOM
13. 2026-05-01
    price $99,000 314-char remark
14. 2026-01-23
    listed $110,988 Active 314-char remark
15. 2025-12-04
    historical
16. 2025-07-11
    listed $111,988 Active
17. 2003-10-07
    soldstatus $47,000
18. 2003-10-07
    soldstatus $47,000
19. 2003-08-30
    listed $49,900
20. 1999-10-08
    soldstatus $18,000
21. 1996-05-07
    soldstatus $10,000
22. 1991-05-17
    soldstatus $25,000
23. 1991-02-28
    soldstatus $27,500

ⓘ 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: $752 · $63/mo
• Expected delta: +$323/yr (+$27/mo · 75.4%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 59% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $17,536
• − Mortgage interest: −$5,546
• − Property taxes: −$429
• − Insurance: −$495
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − HOA: −$3,504
• − Depreciation: −$2,880
• Taxable income: $1,877
• Est. tax owed @ 24.0%: −$450
• After-tax cash flow: $2,745/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): 45,982
• Household income: $63,770
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 1813.0

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 0.65)
• 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%

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

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

+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.