1300 W Menlo Ave #94 · Hemet, CA 92543

$159,900

3 bd · 2.0 ba · 1,612 sqft · Manufactured · 152 Days on market

Built 2018 $99/sqft · 15% above area Est $138k · 15% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice 3 bed, 2 bath double wide home in the desired & gated 55+ age restricted community of Heather Estates. Built in 2018, 1612 sqft. , spacious kitchen w/ beautiful cabinets & stainless steel appliances that opens up to the living & dining areas. Bedrooms & bathrooms are good sized. Inside laundry with lots of storage. Full length carport and a shed. Your mornings or evenings can be spent relaxing on the front porch with a wonderful view of the mountains. Enjoy the beautiful pool & spa and pond areas and all the activities in the large clubhouse, including billiards, game room, shuffleboard, hall with full kitchen, library, and exercise room. Put this one on your must see list!

Key facts

• Gated community
• Spacious kitchen
• Front porch

Tags

• GATED COMMUNITY
• SPACIOUS KITCHEN
• STAINLESS STEEL APPLIANCES
• FRONT PORCH
• VIEW OF THE MOUNTAINS
• BEAUTIFUL POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $796 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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 (+1.8%/yr); 264 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $2,458/mo this rent would consume 60% of the median local household income ($49k/yr) (locally 2144% 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 $1k of loan paydown is wiped out by about $5k 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 + 1.8% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $20k; list at $160k implies a 720% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.54% ✓
• Cap rate: 13.20%
• Cash-on-cash: 24.68%
• DSCR: 2.10
• GRM: 5.4

CMA / ARV

• ARV (median comp): $138,500
• List price: $159,900
• Delta: 15.45%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1300 Menlo Ave #81	0.09mi	3/2.0	1,612 (0%)	1mo	$155,000	$96	94
1580 Cabrillo Dr	0.45mi	2/2.0 (-1)	1,640 (+2%)	4mo	$235,000	$143	68
1450 Carlotta	0.23mi	2/2.0 (-1)	1,440 (-11%)	4mo	$204,000	$142	64
1250 N Kirby St #77	0.57mi	2/2.0 (-1)	1,536 (-5%)	2mo	$91,500	$60	59
1645 Sonora	0.36mi	2/2.0 (-1)	1,440 (-11%)	4mo	$199,900	$139	57
1420 Cabrillo Dr	0.42mi	2/2.0 (-1)	1,440 (-11%)	1mo	$247,500	$172	57
1250 N Kirby #194	0.57mi	3/2.0	1,440 (-11%)	4mo	$89,000	$62	53
542 Castille	0.44mi	2/2.0 (-1)	1,392 (-14%)	2mo	$239,000	$172	50
1525 W Oakland Ave #62	0.54mi	2/2.0 (-1)	1,440 (-11%)	2mo	$40,000	$28	50
1250 N Kirby St #151	0.57mi	3/2.0	1,404 (-13%)	5mo	$115,000	$82	48
1250 N Kirby St #127	0.57mi	2/2.0 (-1)	1,440 (-11%)	4mo	$46,500	$32	47
1250 N Kirby #92	0.57mi	2/2.0 (-1)	1,440 (-11%)	5mo	$99,900	$69	46

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 · 1.76% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.49×
• Total profit: $21,799
• Equity at exit: $23,842

10-year hold

• IRR: 20.4%
• Equity multiple: 2.62×
• Total profit: $72,367
• Equity at exit: $13,825

Cash invested: $44,772 (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 92543

• Home prices YoY: -26.7%
• Rents YoY: 1.8%
• Active inventory: 264
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,458 high
• Mortgage (P&I): −$839
• Tax from tax record: −$116 /mo · $1,387/yr
• Insurance: −$67
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $796

Break-even live

Break-even rent $1,451

Max offer price $159,900

Occupancy floor 63%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
828 Coramdeo Ct Hemet, CA	3.0	2.0	1543	$3,000	$1.94	44d	1	0.09mi
1700 Walden Ln Hemet, CA	3.0	2.0	1430	$2,670	$1.87	24d	1	0.27mi
663 Mariposa Dr Hemet, CA	2.0	2.0	1440	$1,500	$1.04	24d	1	0.29mi
543 La Cresta Dr Hemet, CA	2.0	2.0	1544	$1,595	$1.03	44d	1	0.41mi
2014 Iris Way Hemet, CA	3.0	2.0	1192	$2,850	$2.39	44d	1	0.43mi
914 Haviture Way Hemet, CA	3.0	2.0	1935	$2,900	$1.50	2d	1	0.44mi
2208 El Grande St Hemet, CA	2.0	2.0	1327	$2,100	$1.58	18d	1	0.65mi
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	44d	1	0.85mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	12d	1	0.89mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	24d	1	0.89mi
811 Alondra Dr Hemet, CA	2.0	2.0	1166	$1,875	$1.61	5d	1	0.94mi
743 Via Linda Dr Hemet, CA	2.0	2.0	1206	$1,995	$1.65	5d	1	1.11mi
1844 Paradise Way San Jacinto, CA	3.0	2.0	1540	$3,000	$1.95	44d	1	1.18mi
1245 Millie Dr Hemet, CA	3.0	2.0	1392	$2,850	$2.05	8d	1	1.22mi
1967 Connor Ln San Jacinto, CA	3.0	2.5	1708	$2,950	$1.73	8d	1	1.25mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,475	$2.77	2d	1	1.25mi
529 E Latham Ave Hemet, CA	3.0	1.0	1226	$1,950	$1.59	20d	1	1.34mi
415 S Tahquitz Ave Hemet, CA	3.0	2.0	1766	$2,900	$1.64	18d	1	1.37mi
1850 Amberwood Dr Hemet, CA	2.0	2.0	1170	$1,561	$1.33	44d	1	1.38mi
363 S Gilbert St Hemet, CA	3.0	2.0	1200	$1,900	$1.58	4d	1	1.38mi
363 S Gilbert St Unit B Hemet, CA	3.0	2.0	1200	$1,900	$1.58	14d	1	1.38mi
1775 S Santa Fe Ave San Jacinto, CA	3.0	2.0	1300	$2,850	$2.19	2d	1	1.39mi
3471 Dublin Ct Hemet, CA	3.0	2.0	1276	$2,895	$2.27	4d	1	1.40mi
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	5d	1	1.41mi
1555 S Santa Fe Ave San Jacinto, CA	3.0	2.0	1161	$2,300	$1.98	24d	1	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $159,900 Active 152 DOM
2. 2026-06-17
   days on market $159,900 Active 151 DOM
3. 2026-06-16
   days on market $159,900 Active 150 DOM
4. 2026-06-15
   days on market $159,900 Active 149 DOM
5. 2026-06-13
   days on market $159,900 Active 147 DOM
6. 2026-06-09
   days on market $159,900 Active 143 DOM
7. 2026-06-08
   days on market $159,900 Active 142 DOM
8. 2026-06-07
   days on market $159,900 Active 141 DOM
9. 2026-06-04
   days on market $159,900 Active 138 DOM
10. 2026-06-03
    days on market $159,900 Active 137 DOM
11. 2026-06-02
    days on market $159,900 Active 136 DOM
12. 2026-06-01
    days on market $159,900 Active 135 DOM
13. 2026-05-31
    days on market $159,900 Active 134 DOM
14. 2026-01-17
    listed $159,900 Active 722-char remark

    Show marketing remark (722 chars)

    Very nice 3 bed, 2 bath double wide home in the desired & gated 55+ age restricted community of Heather Estates. Built in 2018, 1612 sqft. , spacious kitchen w/ beautiful cabinets & stainless steel appliances that opens up to the living & dining areas. Bedrooms & bathrooms are good sized. Inside laundry with lots of storage. Full length carport and a shed. Your mornings or evenings can be spent relaxing on the front porch with a wonderful view of the mountains. Enjoy the beautiful pool & spa and pond areas and all the activities in the large clubhouse, including billiards, game room, shuffleboard, hall with full kitchen, library, and exercise room. Put this one on your must see list!

15. 2026-01-15
    historical
16. 2025-09-03
    listed $165,000 Active
17. 2013-08-14
    soldstatus $19,500 Closed
18. 2013-08-05
    status Pending
19. 2013-05-17
    listed $22,500 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: $1,387 · $116/mo
• Projected year-2 tax: $1,387 · $116/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 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 16 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: $29,494
• − Mortgage interest: −$8,957
• − Property taxes: −$1,387
• − Insurance: −$2,302
• − Repairs & maintenance: −$2,359
• − Management: −$2,359
• − Depreciation: −$4,652
• Taxable income: $7,477
• Est. tax owed @ 24.0%: −$1,794
• After-tax cash flow: $7,754/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): 39,937
• Household income: $49,396
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 2144.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 54% White 30% Two or more races 18% Black 10% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 48% Puerto Rican 1%
• Common ancestry: Slovak 1% Romanian 1% Portuguese 1%
• Foreign-born: 21% · Canada
• Languages at home: 59% English-only · Spanish 38% Arabic 1% Tagalog/Filipino 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: ▼ -147.46%
• Current HPI: 405.1277
• Rent YoY: ▲ 1.76%
• 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

+610.7% since first listed

6 events — show timeline

• 2026-01-17 Listed $159,900 CRMLS
• 2026-01-15 Listing Removed — CRMLS
• 2025-09-03 Listed $165,000 CRMLS
• 2013-08-14 Sold (MLS) $19,500 CRMLS
• 2013-08-05 Pending — CRMLS
• 2013-05-17 Listed $22,500 CRMLS

Property tax history

+6.5%/yr

Latest (2025): $1,387 · +2.0% YoY. Source: county tax records.