1295 S Cawston Ave #87 · Hemet, CA 92545

$123,500

1 bd · 1.0 ba · 650 sqft · Manufactured · 94 Days on market

Built 1990 2,178 sqft lot $190/sqft · at area comps Est $125k · at est. $293/mo HOA · 19% of rent

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Why this score? — see what drove the D+ 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 +17.6/30.0
• ARV discount +7.9/15.0
• 1% rule +7.7/10.0
• DSCR +5.5/10.0
• 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

MOVE-IN READY and Wheelchair Accessible! Welcome home to the beautiful gated 55+ resort community of Mountain Shadows, where you OWN the land beneath your home with NO space rent. This charming park model home has been thoughtfully updated and is ready for its next owner. Enjoy peace of mind with a brand new GENERAC generator, NEW HVAC central air and heat, and new flooring throughout this efficient home. The light and bright interior features an open floor plan where natural light cascades through the home, creating a warm and inviting atmosphere. The spacious California Room extends the entire length of the home, offering incredible flexibility. Whether you envision an extra bedroom, craft room, office, or hobby space, this versatile area allows you to design it to suit your lifestyle. The home features hard flooring throughout with comfortable carpet in the bedroom and California room. The kitchen has been beautifully refreshed with brand new granite countertops, newer appliances, and a newer dishwasher, making it perfect for cooking and entertaining. Storage is abundant throughout the home, providing plenty of space for all your needs. Step outside to enjoy the nicely manicured, drought-tolerant landscaping and a shed with electricity, Washer and Dryer and shelving, ideal for tools, hobbies, or extra storage. Location is everything, and this home delivers! It is wonderfully situated just steps from the clubhouse, pool area, and laundry facilities. The vibrant Mountain Shadows community offers resort-style amenities including a pool, spa, clubhouse, community dinners, dances, and the ever-popular Saturday breakfasts. With an HOA of $293/month covering water, sewer, trash, basic cable, and internet, this gated and secure community provides both comfort and convenience. Come experience the relaxed resort lifestyle—this scenic oasis awaits you!

Key facts

• Gated community
• Generac generator
• Central air and heat

Tags

• GATED COMMUNITY
• WHEELCHAIR ACCESSIBLE
• GENERAC GENERATOR
• CENTRAL AIR AND HEAT
• CALIFORNIA ROOM
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $124k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $112k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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; 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 $854 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 94 days — a 9% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $112,385 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.27% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• GRM: 6.5

CMA / ARV

• ARV (median comp): $124,629
• List price: $123,500
• Delta: -0.91%
• 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	0.02mi	1/1.0	650 (0%)	2mo	$136,000	$209	97
1295 S Cawston Ave #490	0.07mi	2/1.0 (+1)	650 (0%)	1mo	$94,500	$145	91
1295 S Cawston #69	0.03mi	1/1.0	600 (-8%)	6mo	$127,000	$212	81
1295 S Cawston Ave #6	0.12mi	1/1.0	700 (+8%)	3mo	$115,000	$164	79
1295 S Cawston Ave #340	0.07mi	1/1.0	600 (-8%)	6mo	$120,000	$200	79
1295 S Cawston #263	0.15mi	1/1.0	600 (-8%)	2mo	$128,000	$213	79
1295 S Cawston Ave #323	0.07mi	1/1.0	680 (+5%)	12mo	$138,000	$203	79
1295 S Cawston Ave #118	0.07mi	1/1.0	700 (+8%)	8mo	$125,000	$179	77
1295 S Cawston Ave #460	0.07mi	1/1.0	700 (+8%)	10mo	$115,000	$164	75
1295 S Cawston Ave #291	0.18mi	1/1.0	700 (+8%)	8mo	$134,000	$191	72
1295-S. Cawston #438	0.07mi	1/1.0	700 (+8%)	15mo	$148,000	$211	72
1295 S Cawston Ave #116	0.03mi	1/1.0	740 (+14%)	12mo	$126,000	$170	66

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-12,473
• Equity at exit: $18,414

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $2,808
• Equity at exit: $10,678

Cash invested: $34,580 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,574 medium
• Mortgage (P&I): −$648
• Tax est. 1.5%: −$154 /mo · $1,852/yr
• Insurance: −$51
• HOA: −$293
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $97

Break-even live

Break-even rent $1,451

Max offer price $123,500

Occupancy floor 89%

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: $30,875
• Closing costs: $3,705
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3030 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	892	$1,595	$1.79	1d	10	1.48mi

HOA detail

• Monthly dues: $293 · $3,516/yr
• Likely covers: watersewertrashelectricinternetcablelandscapingpoolsecurity

Listing history 23 events

1. 2026-06-18
   days on market $123,500 Active 94 DOM
2. 2026-06-17
   days on market $123,500 Active 93 DOM
3. 2026-06-16
   days on market $123,500 Active 92 DOM
4. 2026-06-15
   days on market $123,500 Active 91 DOM
5. 2026-06-13
   days on market $123,500 Active 89 DOM
6. 2026-06-09
   days on market $123,500 Active 85 DOM
7. 2026-06-08
   pricedays on market $123,500 Active 84 DOM
8. 2026-06-07
   days on market $128,000 Active 83 DOM
9. 2026-06-04
   days on market $128,000 Active 80 DOM
10. 2026-06-03
    days on market $128,000 Active 79 DOM
11. 2026-06-02
    days on market $128,000 Active 78 DOM
12. 2026-06-01
    days on market $128,000 Active 77 DOM
13. 2026-05-31
    days on market $128,000 Active 76 DOM
14. 2026-04-08
    price $128,000 1882-char remark

    Show marketing remark (1882 chars)

    MOVE-IN READY and Wheelchair Accessible! Welcome home to the beautiful gated 55+ resort community of Mountain Shadows, where you OWN the land beneath your home with NO space rent. This charming park model home has been thoughtfully updated and is ready for its next owner. Enjoy peace of mind with a brand new GENERAC generator, NEW HVAC central air and heat, and new flooring throughout this efficient home. The light and bright interior features an open floor plan where natural light cascades through the home, creating a warm and inviting atmosphere. The spacious California Room extends the entire length of the home, offering incredible flexibility. Whether you envision an extra bedroom, craft room, office, or hobby space, this versatile area allows you to design it to suit your lifestyle. The home features hard flooring throughout with comfortable carpet in the bedroom and California room. The kitchen has been beautifully refreshed with brand new granite countertops, newer appliances, and a newer dishwasher, making it perfect for cooking and entertaining. Storage is abundant throughout the home, providing plenty of space for all your needs. Step outside to enjoy the nicely manicured, drought-tolerant landscaping and a shed with electricity, Washer and Dryer and shelving, ideal for tools, hobbies, or extra storage. Location is everything, and this home delivers! It is wonderfully situated just steps from the clubhouse, pool area, and laundry facilities. The vibrant Mountain Shadows community offers resort-style amenities including a pool, spa, clubhouse, community dinners, dances, and the ever-popular Saturday breakfasts. With an HOA of $293/month covering water, sewer, trash, basic cable, and internet, this gated and secure community provides both comfort and convenience. Come experience the relaxed resort lifestyle—this scenic oasis awaits you!

15. 2026-03-16
    listed $134,900 Active 1882-char remark

    Show marketing remark (1882 chars)

    MOVE-IN READY and Wheelchair Accessible! Welcome home to the beautiful gated 55+ resort community of Mountain Shadows, where you OWN the land beneath your home with NO space rent. This charming park model home has been thoughtfully updated and is ready for its next owner. Enjoy peace of mind with a brand new GENERAC generator, NEW HVAC central air and heat, and new flooring throughout this efficient home. The light and bright interior features an open floor plan where natural light cascades through the home, creating a warm and inviting atmosphere. The spacious California Room extends the entire length of the home, offering incredible flexibility. Whether you envision an extra bedroom, craft room, office, or hobby space, this versatile area allows you to design it to suit your lifestyle. The home features hard flooring throughout with comfortable carpet in the bedroom and California room. The kitchen has been beautifully refreshed with brand new granite countertops, newer appliances, and a newer dishwasher, making it perfect for cooking and entertaining. Storage is abundant throughout the home, providing plenty of space for all your needs. Step outside to enjoy the nicely manicured, drought-tolerant landscaping and a shed with electricity, Washer and Dryer and shelving, ideal for tools, hobbies, or extra storage. Location is everything, and this home delivers! It is wonderfully situated just steps from the clubhouse, pool area, and laundry facilities. The vibrant Mountain Shadows community offers resort-style amenities including a pool, spa, clubhouse, community dinners, dances, and the ever-popular Saturday breakfasts. With an HOA of $293/month covering water, sewer, trash, basic cable, and internet, this gated and secure community provides both comfort and convenience. Come experience the relaxed resort lifestyle—this scenic oasis awaits you!

16. 2025-01-14
    soldstatus $125,000 Closed Sale 1506-char remark

    Show marketing remark (1506 chars)

    MOVE-IN ready! Wheelchair Accessible!! Granite Countertops and a newer dishwasher! Welcome home to the resort community of Mountain Shadows. Come see this lovely home with versatile California room, located in the gated 55+ Resort. California room extends the entire length of the park model giving you the opportunity to design yourself an extra bedroom, craft room, or office? This home is sure to impress with special touches of luxury living. You OWN the land beneath your home with NO space rent. Natural light cascades through this home's fresh interior and open floor plan. Home features hard flooring with carpet in bedroom and California room. Kitchen has been freshened with brand new granite countertops and a newer dishwasher. Home's exterior is nicely manicured with drought tolerant landscaping. Your chef is sure to enjoy the gourmet kitchen with newer appliances with granite countertops and dishwasher. There is so much storage in this home you will be amazed! Shed is afforded with electricity and shelving. Wonderfully located near the clubhouse. .. .steps from the pool area and laundry facilities. Steps from this beautiful home, the fantastic 55+ community features state of the art amenities including pool, spa, club house, many events for the active lifestyle: Community dinners, dances, and Saturday Breakfast. There is so much to do in this gated and secure community. HOA $243.65 /month and covers water, sewer, trash, basic cable and internet. This scenic oasis awaits you.

17. 2024-12-11
    status Pending Sale 1506-char remark

    Show marketing remark (1506 chars)

    MOVE-IN ready! Wheelchair Accessible!! Granite Countertops and a newer dishwasher! Welcome home to the resort community of Mountain Shadows. Come see this lovely home with versatile California room, located in the gated 55+ Resort. California room extends the entire length of the park model giving you the opportunity to design yourself an extra bedroom, craft room, or office? This home is sure to impress with special touches of luxury living. You OWN the land beneath your home with NO space rent. Natural light cascades through this home's fresh interior and open floor plan. Home features hard flooring with carpet in bedroom and California room. Kitchen has been freshened with brand new granite countertops and a newer dishwasher. Home's exterior is nicely manicured with drought tolerant landscaping. Your chef is sure to enjoy the gourmet kitchen with newer appliances with granite countertops and dishwasher. There is so much storage in this home you will be amazed! Shed is afforded with electricity and shelving. Wonderfully located near the clubhouse. .. .steps from the pool area and laundry facilities. Steps from this beautiful home, the fantastic 55+ community features state of the art amenities including pool, spa, club house, many events for the active lifestyle: Community dinners, dances, and Saturday Breakfast. There is so much to do in this gated and secure community. HOA $243.65 /month and covers water, sewer, trash, basic cable and internet. This scenic oasis awaits you.

18. 2024-10-29
    price $129,000 1506-char remark

    Show marketing remark (1506 chars)

    MOVE-IN ready! Wheelchair Accessible!! Granite Countertops and a newer dishwasher! Welcome home to the resort community of Mountain Shadows. Come see this lovely home with versatile California room, located in the gated 55+ Resort. California room extends the entire length of the park model giving you the opportunity to design yourself an extra bedroom, craft room, or office? This home is sure to impress with special touches of luxury living. You OWN the land beneath your home with NO space rent. Natural light cascades through this home's fresh interior and open floor plan. Home features hard flooring with carpet in bedroom and California room. Kitchen has been freshened with brand new granite countertops and a newer dishwasher. Home's exterior is nicely manicured with drought tolerant landscaping. Your chef is sure to enjoy the gourmet kitchen with newer appliances with granite countertops and dishwasher. There is so much storage in this home you will be amazed! Shed is afforded with electricity and shelving. Wonderfully located near the clubhouse. .. .steps from the pool area and laundry facilities. Steps from this beautiful home, the fantastic 55+ community features state of the art amenities including pool, spa, club house, many events for the active lifestyle: Community dinners, dances, and Saturday Breakfast. There is so much to do in this gated and secure community. HOA $243.65 /month and covers water, sewer, trash, basic cable and internet. This scenic oasis awaits you.

19. 2024-06-26
    listed $132,500 Active 1506-char remark

    Show marketing remark (1506 chars)

    MOVE-IN ready! Wheelchair Accessible!! Granite Countertops and a newer dishwasher! Welcome home to the resort community of Mountain Shadows. Come see this lovely home with versatile California room, located in the gated 55+ Resort. California room extends the entire length of the park model giving you the opportunity to design yourself an extra bedroom, craft room, or office? This home is sure to impress with special touches of luxury living. You OWN the land beneath your home with NO space rent. Natural light cascades through this home's fresh interior and open floor plan. Home features hard flooring with carpet in bedroom and California room. Kitchen has been freshened with brand new granite countertops and a newer dishwasher. Home's exterior is nicely manicured with drought tolerant landscaping. Your chef is sure to enjoy the gourmet kitchen with newer appliances with granite countertops and dishwasher. There is so much storage in this home you will be amazed! Shed is afforded with electricity and shelving. Wonderfully located near the clubhouse. .. .steps from the pool area and laundry facilities. Steps from this beautiful home, the fantastic 55+ community features state of the art amenities including pool, spa, club house, many events for the active lifestyle: Community dinners, dances, and Saturday Breakfast. There is so much to do in this gated and secure community. HOA $243.65 /month and covers water, sewer, trash, basic cable and internet. This scenic oasis awaits you.

20. 2024-02-01
    historical
21. 2024-01-14
    price $132,800
22. 2023-11-01
    listed $135,000 Active
23. 1989-12-01
    soldstatus $24,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 62% 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: $18,883
• − Mortgage interest: −$6,918
• − Property taxes: −$1,852
• − Insurance: −$618
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − HOA: −$3,516
• − Depreciation: −$3,593
• Taxable loss: −$635
• Est. tax savings @ 24.0%: +$152
• After-tax cash flow: $1,312/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

+422.4% since first listed

10 events — show timeline

• 2026-04-08 Price Changed $128,000 CRMLS
• 2026-03-16 Listed $134,900 CRMLS
• 2025-01-14 Sold (MLS) $125,000 CRMLS
• 2024-12-11 Pending — CRMLS
• 2024-10-29 Price Changed $129,000 CRMLS
• 2024-06-26 Listed $132,500 CRMLS
• 2024-02-01 Listing Removed — CRMLS
• 2024-01-14 Price Changed $132,800 CRMLS
• 2023-11-01 Listed $135,000 CRMLS
• 1989-12-01 Sold (Public Records) $24,500 Public Records

Property tax history

+0.9%/yr

Latest (2014): $225 · -2.7% YoY. Source: county tax records.