291 N Yale St · Hemet, CA 92544

$325,000

4 bd · 4.0 ba · 2,820 sqft · SingleFamily public records · 84 Days on market

Built 1947 0.29 ac lot Est $584k · 44% under

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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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Rent growth +3.7/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity Knocks! Investors dream property located in Hemet! 291 N Yale St offers a rare and unique opportunity with endless potential to renovate or completely remodel - perfect for an owner/user or investor! Per title - the property is comprised of 2,820 sqft and features 4 bedrooms, 4 bathrooms and is situated on a large 12,632 sqft corner lot with possible ADU potential. This property has everything you need to inspire your dream renovation, nearby trendy shops, cafes, restaurants, and schools!

Key facts

• New interior framing
• Rehab and resale
• 0.29 acre lot

Tags

• NEW INTERIOR FRAMING
• REHAB AND RESALE

Property features AI

Finance

• Other: Assessor parcel number 445-202-033; Possession at close of escrow

Exterior

• Parking: Driveway
• Home design: Single-family detached home; One level
• Construction: Detached/no common walls
• Exterior features: Other detached structures; R1 zoning

Interior

• Flooring: Other flooring
• Bathrooms: 4 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Additional room; As-is condition (Lender Owned/REO)
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $24 ($292/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $305k (6.1% below list).
• Recommended offer: $305k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 fast (+4.9%/yr); 323 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $3,052/mo this rent would consume 50% of the median local household income ($74k/yr) (locally 1518% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 84 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y 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

• Watch-outs: flood insurance adds $152/mo; built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,179 (6.1% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.94% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.33%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $583,740
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3260 Vista Way	0.74mi	4/2.5	2,592 (-8%)	7mo	$520,000	$201	40
2906 Mockingbird Ln	0.55mi	3/2.5 (-1)	2,421 (-14%)	14mo	$500,000	$207	28

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 · 4.9% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.51×
• Total profit: $-45,038
• Equity at exit: $48,459

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-11,326
• Equity at exit: $28,100

Cash invested: $91,000 (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 92544

• Rents YoY: 4.9%
• Active inventory: 323
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,052 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$395 /mo · $4,738/yr
• Insurance: −$135
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $24

Break-even live

Break-even rent $3,021

Max offer price $325,000

Occupancy floor 94%

Sensitivity live

Price	-10% $208	-5% $116	+0% $24	+5% $-68	+10% $-160
Rent	-10% $-217	-5% $-96	+0% $24	+5% $145	+10% $265
Rate	-1.0pp $188	-0.5pp $107	base $24	+0.5pp $-60	+1.0pp $-146

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1288 E Agape Ave San Jacinto, CA	4.0	3.0	2144	$2,800	$1.31	44d	1	0.93mi
2143 Wente Ct San Jacinto, CA	4.0	2.5	1992	$3,000	$1.51	25d	1	1.09mi
310 S Carmalita St Hemet, CA	3.0	2.0	2100	$3,200	$1.52	44d	1	1.22mi
1745 Gooseberry Ln San Jacinto, CA	5.0	3.0	2403	$3,500	$1.46	44d	1	1.30mi
727 Chardonnay Pl Hemet, CA	4.0	2.0	2328	$2,850	$1.22	0d	1	1.30mi
739 Chardonnay Pl Hemet, CA	4.0	2.0	2399	$2,850	$1.19	0d	1	1.31mi
1873 Villines Ave San Jacinto, CA	4.0	2.0	2553	$2,850	$1.12	5d	1	1.41mi

Listing history 23 events

1. 2026-05-11
   status Pending
2. 2026-04-22
   historical Backup Offers Accepted
3. 2026-02-16
   listed $325,000 Active
4. 2023-01-26
   soldstatus $300,000 Sold 505-char remark

   Show marketing remark (505 chars)

   Opportunity Knocks! Investors dream property located in Hemet! 291 N Yale St offers a rare and unique opportunity with endless potential to renovate or completely remodel - perfect for an owner/user or investor! Per title - the property is comprised of 2,820 sqft and features 4 bedrooms, 4 bathrooms and is situated on a large 12,632 sqft corner lot with possible ADU potential. This property has everything you need to inspire your dream renovation, nearby trendy shops, cafes, restaurants, and schools!

5. 2022-11-03
   historical Backup Offers Accepted 505-char remark

   Show marketing remark (505 chars)

   Opportunity Knocks! Investors dream property located in Hemet! 291 N Yale St offers a rare and unique opportunity with endless potential to renovate or completely remodel - perfect for an owner/user or investor! Per title - the property is comprised of 2,820 sqft and features 4 bedrooms, 4 bathrooms and is situated on a large 12,632 sqft corner lot with possible ADU potential. This property has everything you need to inspire your dream renovation, nearby trendy shops, cafes, restaurants, and schools!

6. 2022-08-23
   price $370,000 505-char remark

   Show marketing remark (505 chars)

   Opportunity Knocks! Investors dream property located in Hemet! 291 N Yale St offers a rare and unique opportunity with endless potential to renovate or completely remodel - perfect for an owner/user or investor! Per title - the property is comprised of 2,820 sqft and features 4 bedrooms, 4 bathrooms and is situated on a large 12,632 sqft corner lot with possible ADU potential. This property has everything you need to inspire your dream renovation, nearby trendy shops, cafes, restaurants, and schools!

7. 2022-06-09
   listed $399,000 Active 505-char remark

   Show marketing remark (505 chars)

   Opportunity Knocks! Investors dream property located in Hemet! 291 N Yale St offers a rare and unique opportunity with endless potential to renovate or completely remodel - perfect for an owner/user or investor! Per title - the property is comprised of 2,820 sqft and features 4 bedrooms, 4 bathrooms and is situated on a large 12,632 sqft corner lot with possible ADU potential. This property has everything you need to inspire your dream renovation, nearby trendy shops, cafes, restaurants, and schools!

8. 2019-02-21
   status Pending Sale
9. 2019-02-21
   historical
10. 2019-02-12
    listed $190,000 Active
11. 2017-05-25
    soldstatus $175,000 Closed Sale
12. 2017-05-24
    soldstatus $175,000
13. 2017-03-30
    status Active Under Contract
14. 2017-03-29
    historical Hold Do Not Show
15. 2017-03-28
    status Active
16. 2017-03-24
    listed $180,000 Active
17. 2017-03-23
    historical Hold Do Not Show
18. 2016-12-31
    historical
19. 2016-12-06
    price $245,000
20. 2016-10-08
    listed $259,000 Active
21. 1998-09-28
    soldstatus $112,000
22. 1995-07-12
    soldstatus $39,000
23. 1981-06-17
    soldstatus $235,000

ⓘ 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: $4,738 · $395/mo
• Projected year-2 tax: $4,738 · $395/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AH · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,621
• − Mortgage interest: −$18,205
• − Property taxes: −$4,738
• − Insurance: −$3,450
• − Repairs & maintenance: −$2,930
• − Management: −$2,930
• − Depreciation: −$9,455
• Taxable loss: −$5,085
• Est. tax savings @ 24.0%: +$1,220
• After-tax cash flow: $1,512/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): 51,751
• Household income: $73,596
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1518.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 49% White 40% Two or more races 18% Black 5% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 43% Puerto Rican 1%
• Common ancestry: Slovak 2% Italian 2% Portuguese 2%
• Foreign-born: 15% · Canada, China
• Languages at home: 70% English-only · Spanish 27% Other Asian/Pacific 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: ▼ -219.06%
• Current HPI: 391.972
• Rent YoY: ▲ 4.90%
• 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

+38.3% since first listed

23 events — show timeline

• 2026-05-11 Pending — TheMLS
• 2026-04-22 Contingent — TheMLS
• 2026-02-16 Listed $325,000 TheMLS
• 2023-01-26 Sold (MLS) $300,000 TheMLS
• 2022-11-03 Contingent — TheMLS
• 2022-08-23 Price Changed $370,000 TheMLS
• 2022-06-09 Listed $399,000 TheMLS
• 2019-02-21 Pending — CRMLS
• 2019-02-21 Listing Removed — CRMLS
• 2019-02-12 Listed $190,000 CRMLS
• 2017-05-25 Sold (MLS) $175,000 CRMLS
• 2017-05-24 Sold (Public Records) $175,000 Public Records
• 2017-03-30 Relisted — CRMLS
• 2017-03-29 Delisted — CRMLS
• 2017-03-28 Relisted — CRMLS
• 2017-03-24 Listed $180,000 CRMLS
• 2017-03-23 Delisted — CRMLS
• 2016-12-31 Listing Removed — CRMLS
• 2016-12-06 Price Changed $245,000 CRMLS
• 2016-10-08 Listed $259,000 CRMLS
• 1998-09-28 Sold (Public Records) $112,000 Public Records
• 1995-07-12 Sold (Public Records) $39,000 Public Records
• 1981-06-17 Sold (Public Records) $235,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $4,738 · +2.0% YoY. Source: county tax records.