1295 S Cawston #496 · Hemet, CA 92545

$119,000

1 bd · 1.0 ba · 700 sqft · Manufactured · 259 Days on market

Built 1993 2,178 sqft lot $170/sqft · at area comps Est $125k · at est. $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 +24.6/30.0
• ARV discount +9.7/15.0
• 1% rule +8.2/10.0
• DSCR +7.9/10.0
• 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 MLS

PRICE REDUCED!! OWN YOUR LOT! Desired Mt Shadows RV Resort Gated 55+ Senior Community. Large "A" Lot Approx 2,178 Sq Ft. 1993 Park Model! The Full-Length Enclosed Patio Room Could Be Used As A Family Room, Den Or Second Bedroom. Kitchen With Propane Gas Cook & Oven, Microwave, Garbage Disposal & Lots Of Cabinets For Extra Storage, Wood Flooring Throughout Open To The Living Room With Custom Window Coverings. Enter The Bathroom From The Hallway Or Bedroom And Has A Step In Shower, Vanity Sink & Top To Bottom Linen Closet. Bedroom Has Mirrored Wardrobe Closet Doors & Built-In Cabinets & Ceiling Fan. Improved Storage Shed With Washer & Dryer. Back Yard With Vinyl Fencing At The Back Of The Property For Privacy & Fruit Trees. Covered Carport Could Park Two Vehicles. Two Clubhouses To Choose From One With Lots Of Amenities Including Heated Salt Water Pool, Spas, Billiards, Shuffle Board, Picnic Areas, Large Community Kitchens, Exercise Rooms, Restrooms And Showers, Laundry Rooms, Horse Shoe Pit, Ping Pong Tables, Corn Hole And More. LOW TAXES & HOA FEES Of 292.00 X Month "ONLY" Includes Water, Sewer, Trash, Basic Cable & Internet. Retirement At It's Finest!

Key facts

• Gated community
• Enclosed patio room
• Propane gas cook

Tags

• GATED COMMUNITY
• ENCLOSED PATIO ROOM
• PROPANE GAS COOK
• IMPROVED STORAGE SHED
• VINYL FENCING
• FRUIT TREES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 $823 of loan paydown is wiped out by about $4k 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 259 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 259 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.32% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.86%
• DSCR: 1.39
• GRM: 6.3

CMA / ARV

• ARV (median comp): $125,122
• List price: $119,000
• Delta: -4.89%
• Verdict: FAIR
• Comps: 14 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 #6	0.08mi	1/1.0	700 (0%)	3mo	$115,000	$164	94
1295 S Cawston Ave #118	0.00mi	1/1.0	700 (0%)	8mo	$125,000	$179	93
1295 S Cawston Ave #291	0.11mi	1/1.0	700 (0%)	8mo	$134,000	$191	88
1295 S Cawston Ave #391	0.00mi	1/1.0	750 (+7%)	2mo	$147,500	$197	87
1295 S Cawston #102	0.05mi	1/1.0	650 (-7%)	2mo	$136,000	$209	84
1295 S Cawston Ave #490	0.00mi	2/1.0 (+1)	650 (-7%)	1mo	$94,500	$145	82
1295 S Cawston #67	0.09mi	2/1.0 (+1)	750 (+7%)	4mo	$143,499	$191	76
1295 S Cawston Ave #66	0.08mi	2/1.0 (+1)	750 (+7%)	8mo	$127,000	$169	73
1295 S Cawston Ave #340	0.00mi	1/1.0	600 (-14%)	6mo	$120,000	$200	71
1295 S Cawston #263	0.08mi	1/1.0	600 (-14%)	2mo	$128,000	$213	71
1295 S Cawston #69	0.10mi	1/1.0	600 (-14%)	6mo	$127,000	$212	67
1295 S Cawston Ave #90	0.09mi	1/1.0	800 (+14%)	10mo	$128,000	$160	64

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,314
• Equity at exit: $17,743

10-year hold

• IRR: 8.9%
• Equity multiple: 1.71×
• Total profit: $23,574
• Equity at exit: $10,289

Cash invested: $33,320 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,567 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$26 /mo · $318/yr
• Insurance: −$50
• HOA: −$292
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $246

Break-even live

Break-even rent $1,256

Max offer price $119,000

Occupancy floor 79%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $292 · $3,504/yr
• Likely covers: watersewertrashgasinternetcablepoolsecurity

Listing history 22 events

1. 2026-06-18
   days on market $119,000 Active 259 DOM
2. 2026-06-17
   days on market $119,000 Active 258 DOM
3. 2026-06-16
   days on market $119,000 Active 257 DOM
4. 2026-06-15
   days on market $119,000 Active 256 DOM
5. 2026-06-13
   days on market $119,000 Active 254 DOM
6. 2026-06-09
   days on market $119,000 Active 250 DOM
7. 2026-06-08
   days on market $119,000 Active 249 DOM
8. 2026-06-07
   days on market $119,000 Active 248 DOM
9. 2026-06-04
   days on market $119,000 Active 245 DOM
10. 2026-06-03
    days on market $119,000 Active 244 DOM
11. 2026-06-02
    days on market $119,000 Active 243 DOM
12. 2026-06-01
    days on market $119,000 Active 242 DOM
13. 2026-05-31
    days on market $119,000 Active 241 DOM
14. 2026-05-08
    status Active 1244-char remark

    Show marketing remark (1244 chars)

    PRICE REDUCED!! OWN YOUR LOT! Desired Mt Shadows RV Resort Gated 55+ Senior Community. Large "A" Lot Approx 2,178 Sq Ft. 1993 Park Model! The Full-Length Enclosed Patio Room Could Be Used As A Family Room, Den Or Second Bedroom. Kitchen With Propane Gas Cook & Oven, Microwave, Garbage Disposal & Lots Of Cabinets For Extra Storage, Wood Flooring Throughout Open To The Living Room With Custom Window Coverings. Enter The Bathroom From The Hallway Or Bedroom And Has A Step In Shower, Vanity Sink & Top To Bottom Linen Closet. Bedroom Has Mirrored Wardrobe Closet Doors & Built-In Cabinets & Ceiling Fan. Improved Storage Shed With Washer & Dryer. Back Yard With Vinyl Fencing At The Back Of The Property For Privacy & Fruit Trees. Covered Carport Could Park Two Vehicles. Two Clubhouses To Choose From One With Lots Of Amenities Including Heated Salt Water Pool, Spas, Billiards, Shuffle Board, Picnic Areas, Large Community Kitchens, Exercise Rooms, Restrooms And Showers, Laundry Rooms, Horse Shoe Pit, Ping Pong Tables, Corn Hole And More. LOW TAXES & HOA FEES Of 292.00 X Month "ONLY" Includes Water, Sewer, Trash, Basic Cable & Internet. Retirement At It's Finest!

15. 2025-10-02
    listed $119,000 Active 1244-char remark

    Show marketing remark (1244 chars)

    PRICE REDUCED!! OWN YOUR LOT! Desired Mt Shadows RV Resort Gated 55+ Senior Community. Large "A" Lot Approx 2,178 Sq Ft. 1993 Park Model! The Full-Length Enclosed Patio Room Could Be Used As A Family Room, Den Or Second Bedroom. Kitchen With Propane Gas Cook & Oven, Microwave, Garbage Disposal & Lots Of Cabinets For Extra Storage, Wood Flooring Throughout Open To The Living Room With Custom Window Coverings. Enter The Bathroom From The Hallway Or Bedroom And Has A Step In Shower, Vanity Sink & Top To Bottom Linen Closet. Bedroom Has Mirrored Wardrobe Closet Doors & Built-In Cabinets & Ceiling Fan. Improved Storage Shed With Washer & Dryer. Back Yard With Vinyl Fencing At The Back Of The Property For Privacy & Fruit Trees. Covered Carport Could Park Two Vehicles. Two Clubhouses To Choose From One With Lots Of Amenities Including Heated Salt Water Pool, Spas, Billiards, Shuffle Board, Picnic Areas, Large Community Kitchens, Exercise Rooms, Restrooms And Showers, Laundry Rooms, Horse Shoe Pit, Ping Pong Tables, Corn Hole And More. LOW TAXES & HOA FEES Of 292.00 X Month "ONLY" Includes Water, Sewer, Trash, Basic Cable & Internet. Retirement At It's Finest!

16. 2025-10-01
    historical
17. 2025-07-01
    price $119,000
18. 2025-04-01
    listed $129,000 Active
19. 2020-04-05
    historical
20. 2020-02-08
    price $84,999
21. 2019-10-20
    price $85,000
22. 2019-10-05
    listed $83,000 Active

ⓘ 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: $318 · $26/mo
• Projected year-2 tax: $904 · $75/mo
• Expected delta: +$586/yr (+$49/mo · 184.4%)

ⓘ 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) · 57% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 17 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: $18,807
• − Mortgage interest: −$6,666
• − Property taxes: −$318
• − Insurance: −$595
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − HOA: −$3,504
• − Depreciation: −$3,462
• Taxable income: $1,253
• Est. tax owed @ 24.0%: −$301
• After-tax cash flow: $2,651/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

+43.4% since first listed

9 events — show timeline

• 2026-05-08 Relisted — CRMLS
• 2025-10-02 Listed $119,000 CRMLS
• 2025-10-01 Listing Removed — CRMLS
• 2025-07-01 Price Changed $119,000 CRMLS
• 2025-04-01 Listed $129,000 CRMLS
• 2020-04-05 Listing Removed — CRMLS
• 2020-02-08 Price Changed $84,999 CRMLS
• 2019-10-20 Price Changed $85,000 CRMLS
• 2019-10-05 Listed $83,000 CRMLS

Property tax history

+0.9%/yr

Latest (2014): $318 · -2.6% YoY. Source: county tax records.