1295 S Cawston #11 · Hemet, CA 92545

$127,000

1 bd · 1.0 ba · 635 sqft · Manufactured · 45 Days on market

Built 1993 1,742 sqft lot $200/sqft · at area comps Est $125k · at est. $292/mo HOA · 18% 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 +22.3/30.0
• 1% rule +7.4/10.0
• DSCR +7.2/10.0
• ARV discount +6.6/15.0
• 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

Welcome to a cozy retreat in the heart of Mountain Shadows Community, Hemet, CA. This charming one-bedroom, one-bathroom manufactured home offers comfort and convenience in a serene setting. Nestled within the picturesque Mountain Shadows Community, this home boasts modern amenities and a tranquil ambiance. The well-designed floor plan features a spacious bedroom, a tastefully appointed bathroom, and an open living area with new flooring throughout the entire home. The newly remodeled kitchen is equipped with modern appliances, new water heater, ample storage, and a bonus sunroom. The Mountain Shadows Community offers a range of amenities, including a clubhouse, swimming pool, and recreational facilities, providing an active and engaging lifestyle for its residents. With nearby shopping, dining, and outdoor activities, you'll find everything you need within reach. If you're seeking a comfortable and affordable living space in a peaceful community, this one-bedroom, one-bathroom manufactured home in Mountain Shadows, Hemet, CA, is an ideal choice. Don't miss the opportunity to make this charming abode your own and experience the best of Southern California living.

Key facts

• 1,742 sq ft lot
• Community pool
• Built 1993

Property features AI

Finance

• Other: Lot size source: Assessor's Data
• HOA & community: Part of Mountain Shadows association; Monthly association fee; Association fee: $292/month; Association amenities: Pool, Spa; Senior community

Exterior

• Parking: Laundry in carport
• Utilities: Public sewer; District/public water
• Home design: Manufactured house; Single-story; Entry at side
• Construction: Tile roof; No known ADU; One unit, no common walls; Year built source: Other
• Exterior features: Community pool; Community spa; Street lighting; 0-1 Unit/Acre lot characteristic; Has view

Interior

• Kitchen: Eating area; Kitchen open to family room
• Bedrooms: All bedrooms on the main floor; Main floor bedroom(s)
• Flooring: Laminated flooring
• Bathrooms: One full bathroom with shower
• Heating & cooling: Central cooling
• Interior features: One-level home with side entry; Kitchen open to family room; Community spa; Has view
• Laundry & utility: Laundry located in carport

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $127k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $127k).
• Recommended offer: $123k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.8% 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); 292 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $878 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 45 days — a 3% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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: 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 $123,190 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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: 1.24% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.08%
• DSCR: 1.32
• GRM: 6.7

CMA / ARV

• ARV (median comp): $124,565
• List price: $127,000
• Delta: 1.95%
• Verdict: FAIR
• Comps: 16 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 #102	0.14mi	1/1.0	650 (+2%)	2mo	$136,000	$209	88
1295 S Cawston Ave #490	0.11mi	2/1.0 (+1)	650 (+2%)	1mo	$94,500	$145	85
1295 S Cawston #263	0.12mi	1/1.0	600 (-6%)	2mo	$128,000	$213	84
1295 S Cawston Ave #340	0.11mi	1/1.0	600 (-6%)	6mo	$120,000	$200	81
1295 S Cawston Ave #6	0.04mi	1/1.0	700 (+10%)	3mo	$115,000	$164	79
1295 S Cawston Ave #407	0.11mi	1/1.0	650 (+2%)	15mo	$130,000	$200	78
1295 S Cawston #69	0.17mi	1/1.0	600 (-6%)	6mo	$127,000	$212	78
1295 S Cawston Ave #323	0.11mi	1/1.0	680 (+7%)	12mo	$138,000	$203	73
1295 S Cawston Ave #118	0.11mi	1/1.0	700 (+10%)	8mo	$125,000	$179	71
1295 S Cawston Ave #291	0.11mi	1/1.0	700 (+10%)	8mo	$134,000	$191	71
1295 S Cawston Ave #460	0.11mi	1/1.0	700 (+10%)	10mo	$115,000	$164	69
1295-S. Cawston #438	0.11mi	1/1.0	700 (+10%)	15mo	$148,000	$211	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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-5,901
• Equity at exit: $18,936

10-year hold

• IRR: 6.3%
• Equity multiple: 1.49×
• Total profit: $17,511
• Equity at exit: $10,981

Cash invested: $35,560 (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: 292
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,580 medium
• Mortgage (P&I): −$666
• Tax from tax record: −$27 /mo · $326/yr
• Insurance: −$53
• HOA: −$292
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $210

Break-even live

Break-even rent $1,314

Max offer price $127,000

Occupancy floor 82%

Sensitivity live

Price	-10% $282	-5% $246	+0% $210	+5% $174	+10% $138
Rent	-10% $85	-5% $148	+0% $210	+5% $272	+10% $335
Rate	-1.0pp $274	-0.5pp $242	base $210	+0.5pp $177	+1.0pp $144

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3030 W Acacia Ave Hemet, CA	1.0–2.0	1.0–2.0	807	$1,585	$1.96	0d	8	1.42mi

HOA detail

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

Listing history 26 events

1. 2026-06-21
   days on market $127,000 Active 45 DOM
2. 2026-06-18
   days on market $127,000 Active 42 DOM
3. 2026-06-17
   days on market $127,000 Active 41 DOM
4. 2026-06-16
   days on market $127,000 Active 40 DOM
5. 2026-06-15
   days on market $127,000 Active 39 DOM
6. 2026-06-13
   days on market $127,000 Active 37 DOM
7. 2026-06-09
   days on market $127,000 Active 33 DOM
8. 2026-06-08
   days on market $127,000 Active 32 DOM
9. 2026-06-07
   days on market $127,000 Active 31 DOM
10. 2026-06-04
    days on market $127,000 Active 28 DOM
11. 2026-06-03
    days on market $127,000 Active 27 DOM
12. 2026-06-02
    days on market $127,000 Active 26 DOM
13. 2026-06-01
    days on market $127,000 Active 25 DOM
14. 2026-05-31
    days on market $127,000 Active 24 DOM
15. 2026-05-07
    listed $127,000 Active 1276-char remark
16. 2026-05-01
    historical
17. 2026-04-27
    listed $127,000 Active
18. 2023-10-06
    soldstatus $115,000 Closed Sale

    Show marketing remark (1181 chars)

    Welcome to a cozy retreat in the heart of Mountain Shadows Community, Hemet, CA. This charming one-bedroom, one-bathroom manufactured home offers comfort and convenience in a serene setting. Nestled within the picturesque Mountain Shadows Community, this home boasts modern amenities and a tranquil ambiance. The well-designed floor plan features a spacious bedroom, a tastefully appointed bathroom, and an open living area with new flooring throughout the entire home. The newly remodeled kitchen is equipped with modern appliances, new water heater, ample storage, and a bonus sunroom. The Mountain Shadows Community offers a range of amenities, including a clubhouse, swimming pool, and recreational facilities, providing an active and engaging lifestyle for its residents. With nearby shopping, dining, and outdoor activities, you'll find everything you need within reach. If you're seeking a comfortable and affordable living space in a peaceful community, this one-bedroom, one-bathroom manufactured home in Mountain Shadows, Hemet, CA, is an ideal choice. Don't miss the opportunity to make this charming abode your own and experience the best of Southern California living.

19. 2023-09-21
    status Pending Sale

    Show marketing remark (1181 chars)

    Welcome to a cozy retreat in the heart of Mountain Shadows Community, Hemet, CA. This charming one-bedroom, one-bathroom manufactured home offers comfort and convenience in a serene setting. Nestled within the picturesque Mountain Shadows Community, this home boasts modern amenities and a tranquil ambiance. The well-designed floor plan features a spacious bedroom, a tastefully appointed bathroom, and an open living area with new flooring throughout the entire home. The newly remodeled kitchen is equipped with modern appliances, new water heater, ample storage, and a bonus sunroom. The Mountain Shadows Community offers a range of amenities, including a clubhouse, swimming pool, and recreational facilities, providing an active and engaging lifestyle for its residents. With nearby shopping, dining, and outdoor activities, you'll find everything you need within reach. If you're seeking a comfortable and affordable living space in a peaceful community, this one-bedroom, one-bathroom manufactured home in Mountain Shadows, Hemet, CA, is an ideal choice. Don't miss the opportunity to make this charming abode your own and experience the best of Southern California living.

20. 2023-08-31
    price $134,999

    Show marketing remark (1181 chars)

    Welcome to a cozy retreat in the heart of Mountain Shadows Community, Hemet, CA. This charming one-bedroom, one-bathroom manufactured home offers comfort and convenience in a serene setting. Nestled within the picturesque Mountain Shadows Community, this home boasts modern amenities and a tranquil ambiance. The well-designed floor plan features a spacious bedroom, a tastefully appointed bathroom, and an open living area with new flooring throughout the entire home. The newly remodeled kitchen is equipped with modern appliances, new water heater, ample storage, and a bonus sunroom. The Mountain Shadows Community offers a range of amenities, including a clubhouse, swimming pool, and recreational facilities, providing an active and engaging lifestyle for its residents. With nearby shopping, dining, and outdoor activities, you'll find everything you need within reach. If you're seeking a comfortable and affordable living space in a peaceful community, this one-bedroom, one-bathroom manufactured home in Mountain Shadows, Hemet, CA, is an ideal choice. Don't miss the opportunity to make this charming abode your own and experience the best of Southern California living.

21. 2023-08-18
    listed $139,000 Active

    Show marketing remark (1181 chars)

    Welcome to a cozy retreat in the heart of Mountain Shadows Community, Hemet, CA. This charming one-bedroom, one-bathroom manufactured home offers comfort and convenience in a serene setting. Nestled within the picturesque Mountain Shadows Community, this home boasts modern amenities and a tranquil ambiance. The well-designed floor plan features a spacious bedroom, a tastefully appointed bathroom, and an open living area with new flooring throughout the entire home. The newly remodeled kitchen is equipped with modern appliances, new water heater, ample storage, and a bonus sunroom. The Mountain Shadows Community offers a range of amenities, including a clubhouse, swimming pool, and recreational facilities, providing an active and engaging lifestyle for its residents. With nearby shopping, dining, and outdoor activities, you'll find everything you need within reach. If you're seeking a comfortable and affordable living space in a peaceful community, this one-bedroom, one-bathroom manufactured home in Mountain Shadows, Hemet, CA, is an ideal choice. Don't miss the opportunity to make this charming abode your own and experience the best of Southern California living.

22. 2010-10-19
    soldstatus $25,000 Closed
23. 2010-10-19
    soldstatus $20,000
24. 2010-09-28
    status Pending
25. 2010-09-15
    listed $35,000 Active
26. 1987-02-09
    soldstatus $18,500

ⓘ 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: $326 · $27/mo
• Projected year-2 tax: $965 · $80/mo
• Expected delta: +$639/yr (+$53/mo · 196.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $18,957
• − Mortgage interest: −$7,114
• − Property taxes: −$326
• − Insurance: −$635
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − HOA: −$3,504
• − Depreciation: −$3,695
• Taxable income: $651
• Est. tax owed @ 24.0%: −$156
• After-tax cash flow: $2,363/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

+586.5% since first listed

12 events — show timeline

• 2026-05-07 Listed $127,000 CRMLS
• 2026-05-01 Listing Removed — CRMLS
• 2026-04-27 Listed $127,000 CRMLS
• 2023-10-06 Sold (MLS) $115,000 CRMLS
• 2023-09-21 Pending — CRMLS
• 2023-08-31 Price Changed $134,999 CRMLS
• 2023-08-18 Listed $139,000 CRMLS
• 2010-10-19 Sold (Public Records) $20,000 Public Records
• 2010-10-19 Sold (MLS) $25,000 CRMLS
• 2010-09-28 Pending — CRMLS
• 2010-09-15 Listed $35,000 CRMLS
• 1987-02-09 Sold (Public Records) $18,500 Public Records

Property tax history

-3.9%/yr

Latest (2014): $326 · -2.9% YoY. Source: county tax records.