1300 W Menlo Ave #155 · Hemet, CA 92543

$99,900

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 140 Days on market

Built 1984 $87/sqft · 57% above area

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Why this score? — see what drove the B- 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
• ARV discount +7.5/15.0
• Rent growth +2.9/5.0
• 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 the exclusive gated 55+ community of Heather Estates! This listing features a 1152 Sq. Ft. double wide mobile home, with two bedrooms and two bathrooms. The mobile has a very large living room across the entire front, spacious kitchen with new cabinetry/Garbage Disposal/Sink and last, but not least, a formal dining room. Some of the bells and whistles are: Smart Thermostat, Newer HVAC and Hot Water Heater, a to die for seating area in the backyard--perfect for relaxation or entertainment. This home is centrally located in the community with access to a sparkling pool, spa, Club House, Fitness Center, Game Room and so much more! Super close to restaurants, shopping, medical offices and public parks. .. What are you waiting for? Schedule a tour to experience one of the most active 55+ communities in Hemet!! Management approval is required.

Key facts

• Community pool
• Built 1984
• Listed 140 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $806 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,917/mo this rent would consume 47% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $60k; list at $100k implies a 66% 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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: 1.92% ✓
• Cap rate: 17.48%
• Cash-on-cash: 39.96%
• DSCR: 2.78
• GRM: 4.3

CMA / ARV

• ARV (median comp): $63,743
• List price: $99,900
• Delta: 56.72%
• 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
1380 Cabrillo	0.35mi	2/2.0	1,152 (0%)	2mo	$260,000	$226	82
332 N Lyon #57	0.27mi	2/2.0	1,040 (-10%)	1mo	$35,000	$34	70
1570 San Vicente Dr	0.23mi	2/2.0	1,296 (+12%)	9mo	$90,000	$69	61
1525 W Oakland Ave #115	0.44mi	2/2.0	1,248 (+8%)	6mo	$46,000	$37	61
430 N Palm #102	0.65mi	2/1.5	1,200 (+4%)	2mo	$45,000	$38	59
332 N Lyon Ave #67	0.56mi	2/2.0	1,248 (+8%)	3mo	$49,500	$40	58
1250 N Kirby St #138	0.61mi	3/2.0 (+1)	1,200 (+4%)	6mo	$110,000	$92	54
622 Arlington Way	0.59mi	2/2.0	1,000 (-13%)	0mo	$45,000	$45	50
1150 N Kirby #75	0.67mi	3/2.0 (+1)	1,248 (+8%)	0mo	$107,000	$86	50
1895 W Devonshire Ave #27	0.73mi	2/2.0	1,040 (-10%)	3mo	$45,000	$43	47
1895 W Devonshire #133	0.73mi	2/2.0	1,248 (+8%)	7mo	$65,000	$52	46
1150 N Kirby St #72	0.67mi	2/2.0	1,296 (+12%)	6mo	$110,000	$85	43

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: 28.6%
• Equity multiple: 2.17×
• Total profit: $32,839
• Equity at exit: $14,895

10-year hold

• IRR: 35.3%
• Equity multiple: 4.05×
• Total profit: $85,424
• Equity at exit: $8,638

Cash invested: $27,972 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,917 high
• Mortgage (P&I): −$524
• Tax from tax record: −$17 /mo · $205/yr
• Insurance: −$42
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $806

Break-even live

Break-even rent $896

Max offer price $99,900

Occupancy floor 53%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1700 Walden Ln Hemet, CA	3.0	2.0	1430	$2,670	$1.87	24d	1	0.14mi
663 Mariposa Dr Hemet, CA	2.0	2.0	1440	$1,500	$1.04	24d	1	0.24mi
1931 Nuevo St Hemet, CA	2.0	1.0	820	$1,600	$1.95	43d	1	0.31mi
1933 Nuevo St Hemet, CA	2.0	1.0	827	$1,700	$2.06	24d	1	0.31mi
2014 Iris Way Hemet, CA	3.0	2.0	1192	$2,850	$2.39	43d	1	0.32mi
627 Solano Dr Hemet, CA	2.0	2.0	882	$1,800	$2.04	18d	1	0.35mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	24d	1	0.43mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	17d	1	0.44mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	43d	1	0.46mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	24d	1	0.46mi
682 San Marino St Hemet, CA	2.0	1.0	827	$1,600	$1.93	43d	1	0.46mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	43d	1	0.49mi
1887 Calle Amargosa Hemet, CA	2.0	1.0	827	$1,545	$1.87	24d	1	0.51mi
528 San Marino St Hemet, CA	2.0	1.0	827	$1,900	$2.30	43d	1	0.52mi
2054 Avenida Olivos Hemet, CA	2.0	1.0	820	$1,500	$1.83	43d	1	0.55mi
2120 San Bernardo Ave Hemet, CA	2.0	1.0	827	$2,100	$2.54	43d	1	0.55mi
2208 El Grande St Hemet, CA	2.0	2.0	1327	$2,100	$1.58	17d	1	0.57mi
2488 San Padre Ct Hemet, CA	2.0	1.0	827	$1,599	$1.93	13d	1	0.59mi
2422 San Padre Ct Hemet, CA	2.0	1.0	827	$1,800	$2.18	24d	1	0.61mi
2269 San Bernardo Ave Hemet, CA	2.0	1.0	827	$1,650	$2.00	43d	1	0.64mi
341 Calle Nogales Hemet, CA	2.0	1.0	827	$1,395	$1.69	43d	1	0.68mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	13d	1	0.69mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	11d	1	0.78mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	24d	1	0.78mi
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	43d	1	0.79mi
165 N Hamilton Ave Unit 3 Hemet, CA	1.0	1.0	768	$1,450	$1.89	5d	1	0.80mi
165 N Hamilton Ave Unit 4 Hemet, CA	1.0	1.0	768	$1,525	$1.99	21d	1	0.80mi
811 Alondra Dr Hemet, CA	2.0	2.0	1166	$1,875	$1.61	4d	1	0.82mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,945	$2.75	1d	11	0.93mi
743 Via Linda Dr Hemet, CA	2.0	2.0	1206	$1,995	$1.65	5d	1	0.99mi
1245 Millie Dr Hemet, CA	3.0	2.0	1392	$2,850	$2.05	7d	1	1.14mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,035	$2.27	1d	1	1.15mi
526 Greystone Ln Hemet, CA	2.0	1.0	700	$1,600	$2.29	17d	1	1.18mi
526 Greystone Ln Hemet, CA	2.0	1.0	700	$1,600	$2.29	43d	1	1.18mi
526 Greystone Ln Apt 3 Hemet, CA	2.0	1.0	700	$1,650	$2.36	43d	1	1.18mi
646 Greystone Ln Apt 2 Hemet, CA	3.0	1.0	750	$1,500	$2.00	44d	1	1.25mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	7d	1	1.27mi
3471 Dublin Ct Hemet, CA	3.0	2.0	1276	$2,895	$2.27	3d	1	1.27mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	24d	1	1.28mi
1850 Amberwood Dr Hemet, CA	2.0	2.0	1170	$1,561	$1.33	43d	1	1.30mi

Listing history 27 events

1. 2026-06-18
   days on market $99,900 Active 140 DOM
2. 2026-06-17
   days on market $99,900 Active 139 DOM
3. 2026-06-16
   days on market $99,900 Active 138 DOM
4. 2026-06-15
   days on market $99,900 Active 137 DOM
5. 2026-06-13
   days on market $99,900 Active 135 DOM
6. 2026-06-09
   days on market $99,900 Active 131 DOM
7. 2026-06-08
   days on market $99,900 Active 130 DOM
8. 2026-06-07
   days on market $99,900 Active 129 DOM
9. 2026-06-04
   days on market $99,900 Active 126 DOM
10. 2026-06-03
    days on market $99,900 Active 125 DOM
11. 2026-06-02
    days on market $99,900 Active 124 DOM
12. 2026-06-01
    days on market $99,900 Active 123 DOM
13. 2026-05-31
    days on market $99,900 Active 122 DOM
14. 2026-01-29
    listed $99,900 Active 860-char remark

    Show marketing remark (860 chars)

    Welcome to the exclusive gated 55+ community of Heather Estates! This listing features a 1152 Sq. Ft. double wide mobile home, with two bedrooms and two bathrooms. The mobile has a very large living room across the entire front, spacious kitchen with new cabinetry/Garbage Disposal/Sink and last, but not least, a formal dining room. Some of the bells and whistles are: Smart Thermostat, Newer HVAC and Hot Water Heater, a to die for seating area in the backyard--perfect for relaxation or entertainment. This home is centrally located in the community with access to a sparkling pool, spa, Club House, Fitness Center, Game Room and so much more! Super close to restaurants, shopping, medical offices and public parks. .. What are you waiting for? Schedule a tour to experience one of the most active 55+ communities in Hemet!! Management approval is required.

15. 2026-01-26
    historical $99,900 860-char remark

    Show marketing remark (860 chars)

    Welcome to the exclusive gated 55+ community of Heather Estates! This listing features a 1152 Sq. Ft. double wide mobile home, with two bedrooms and two bathrooms. The mobile has a very large living room across the entire front, spacious kitchen with new cabinetry/Garbage Disposal/Sink and last, but not least, a formal dining room. Some of the bells and whistles are: Smart Thermostat, Newer HVAC and Hot Water Heater, a to die for seating area in the backyard--perfect for relaxation or entertainment. This home is centrally located in the community with access to a sparkling pool, spa, Club House, Fitness Center, Game Room and so much more! Super close to restaurants, shopping, medical offices and public parks. .. What are you waiting for? Schedule a tour to experience one of the most active 55+ communities in Hemet!! Management approval is required.

16. 2025-12-31
    historical
17. 2025-10-21
    price $104,400
18. 2025-09-27
    price $104,900
19. 2025-06-23
    price $107,500
20. 2025-05-24
    listed $112,500 Active
21. 2023-04-28
    soldstatus $60,000 Closed Sale
22. 2023-04-09
    status Pending Sale
23. 2023-03-10
    listed $61,900 Active
24. 2023-03-08
    historical $61,900
25. 2018-02-02
    soldstatus $28,500 Closed Sale
26. 2017-12-29
    status Pending Sale
27. 2017-12-19
    listed $28,500 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: $205 · $17/mo
• Projected year-2 tax: $759 · $63/mo
• Expected delta: +$554/yr (+$46/mo · 270.0%)

ⓘ 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: $22,998
• − Mortgage interest: −$5,596
• − Property taxes: −$205
• − Insurance: −$2,002
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − Depreciation: −$2,906
• Taxable income: $8,609
• Est. tax owed @ 24.0%: −$2,066
• After-tax cash flow: $7,609/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

+250.5% since first listed

14 events — show timeline

• 2026-01-29 Listed $99,900 CRMLS
• 2026-01-26 Coming Soon $99,900 CRMLS
• 2025-12-31 Listing Removed — CRMLS
• 2025-10-21 Price Changed $104,400 CRMLS
• 2025-09-27 Price Changed $104,900 CRMLS
• 2025-06-23 Price Changed $107,500 CRMLS
• 2025-05-24 Listed $112,500 CRMLS
• 2023-04-28 Sold (MLS) $60,000 CRMLS
• 2023-04-09 Pending — CRMLS
• 2023-03-10 Listed $61,900 CRMLS
• 2023-03-08 Coming Soon $61,900 CRMLS
• 2018-02-02 Sold (MLS) $28,500 CRMLS
• 2017-12-29 Pending — CRMLS
• 2017-12-19 Listed $28,500 CRMLS

Property tax history

-1.5%/yr

Latest (2025): $205 · -4.7% YoY. Source: county tax records.