Laguna D 3/2 Plan · Hemet, CA 92545

$84,508

3 bd · 2.0 ba · 1,224 sqft · Manufactured · 4 Days on market

Good condition

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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
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

55+ age qualified community. This home has a three bedroom, two bath layout that has features for those who seek to live large! The generously sized master bedroom boasts a luxurious en suite bath complete with full tub and ample closet space. Both the master bedroom and living room also come fully wired to accommodate a ceiling fan. A split-floor plan provides the maximum in privacy as it divides the two additional bedrooms from the master suite, making it your own private oasis. In addition to brand new energy efficient appliances, the kitchen also includes a 10 foot breakfast area as well as an adjoining utility room pre-wired with washer and dryer hook-ups. Come see how easy it is to ma

Key facts

• Utility room
• Master bedroom
• En suite bath

Tags

• MASTER BEDROOM
• EN SUITE BATH
• BREAKFAST AREA
• UTILITY ROOM

Property features AI

Finance

• Financial info: List price $84,508

Exterior

• Home design: Single-family plan (Laguna D 3/2)
• Exterior features: Address: Laguna D 3/2 Plan, Hemet, CA 92545

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: Laguna D 3/2

🏗️ New construction. The $84,508 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $50,184.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 36.0% 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: Cawston Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 835 students, 81% FRL); Rancho Viejo Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 975 students, 88% FRL); Tahquitz High (math 14% / reading 42%, grade F, #777 of 1,170 statewide, top 67%, 1,727 students, 88% FRL) — zoned schools average 86% FRL vs 66% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 292 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 38% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $347 of loan paydown is wiped out by about $2k 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 + 3.7% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,508

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 4.01% ✓
• Cap rate: 36.04%
• Cash-on-cash: 106.25%
• DSCR: 5.73
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $50,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4400 W FLORIDA Ave #254	0.00mi	2/2.0 (-1)	1,152 (-6%)	9mo	$88,000	$76	78
4400 W Florida #215	0.00mi	2/2.0 (-1)	1,076 (-12%)	2mo	$70,000	$65	73
5001 W Florida Ave #175	0.54mi	3/2.0	1,248 (+2%)	6mo	$90,000	$72	67
5001 W Florida #695	0.48mi	2/2.0 (-1)	1,248 (+2%)	5mo	$45,000	$36	65
5001 W Florida Ave #122	0.48mi	2/2.0 (-1)	1,296 (+6%)	0mo	$52,500	$41	62
5001 W Florida Ave #665	0.54mi	2/2.0 (-1)	1,248 (+2%)	7mo	$40,000	$32	61
5001 W Florida Ave #545	0.54mi	2/2.0 (-1)	1,248 (+2%)	9mo	$45,000	$36	59
5001 W Florida Ave #230	0.54mi	2/2.0 (-1)	1,152 (-6%)	6mo	$45,000	$39	55
5001 W Florida #476	0.54mi	2/2.0 (-1)	1,120 (-8%)	2mo	$45,000	$40	54
5001 W Florida #618	0.54mi	2/2.0 (-1)	1,344 (+10%)	4mo	$70,000	$52	50
5001 W Florida Ave W #728	0.54mi	2/2.0 (-1)	1,344 (+10%)	4mo	$56,000	$42	50
5001 W Florida Ave #250	0.54mi	2/2.0 (-1)	1,368 (+12%)	7mo	$33,000	$24	44

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: —
• Equity multiple: 6.17×
• Total profit: $72,649
• Equity at exit: $7,483

10-year hold

• IRR: —
• Equity multiple: 13.22×
• Total profit: $171,712
• Equity at exit: $4,339

Cash invested: $14,052 (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: 3.5×

Monthly cashflow live

• Estimated rent: $2,014 high
• Mortgage (P&I): −$263
• Tax est. 1.5%: −$63 /mo · $753/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $1,244

Break-even live

Break-even rent $439

Max offer price $50,184

Occupancy floor 33%

Sensitivity live

Price	-10% $1,279	-5% $1,261	+0% $1,244	+5% $1,227	+10% $1,209
Rent	-10% $1,085	-5% $1,165	+0% $1,244	+5% $1,324	+10% $1,403
Rate	-1.0pp $1,269	-0.5pp $1,257	base $1,244	+0.5pp $1,231	+1.0pp $1,218

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: $12,546
• Closing costs: $1,506
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4400 W Florida Ave Spc 26 Hemet, CA	3.0	2.0	1193	$1,699	$1.42	16d	1	0.03mi
4400 W Florida Ave Unit 86 Hemet, CA	3.0	2.0	1310	$1,800	$1.37	45d	1	0.04mi
3800 W Devonshire Ave Hemet, CA	3.0	1.0–2.0	816	$2,335	$2.86	0d	7	0.57mi
3471 Dublin Ct Hemet, CA	3.0	2.0	1276	$2,895	$2.27	5d	1	0.89mi
3030 W Acacia Ave Hemet, CA	1.0–2.0	1.0–2.0	807	$1,780	$2.20	0d	8	0.92mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,945	$2.75	0d	10	1.16mi
743 Via Linda Dr Hemet, CA	2.0	2.0	1206	$1,995	$1.65	7d	1	1.26mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	26d	1	1.28mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	9d	1	1.30mi
683 Jonquil St Hemet, CA	3.0	2.0	1150	$2,448	$2.13	26d	1	1.38mi
811 Alondra Dr Hemet, CA	2.0	2.0	1166	$1,875	$1.61	6d	1	1.43mi
2269 San Bernardo Ave Hemet, CA	2.0	1.0	827	$1,650	$2.00	45d	1	1.46mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,475	$2.77	0d	1	1.49mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	26d	1	1.49mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	13d	1	1.49mi
2422 San Padre Ct Hemet, CA	2.0	1.0	827	$1,800	$2.18	26d	1	1.50mi

Listing history 3 events

1. 2026-06-21
   days on market $84,508 Active 4 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $84,508 Active 1 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 19 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: $24,166
• − Mortgage interest: −$2,811
• − Property taxes: −$753
• − Insurance: −$251
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − Depreciation: −$1,460
• Taxable income: $15,025
• Est. tax owed @ 24.0%: −$3,606
• After-tax cash flow: $11,324/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This Laguna D 3/2 plan manufactured home is in good condition with no major repairs needed. It offers a good investment opportunity with potential for minor cosmetic improvements to boost its resale and rental value.

Value-add opportunities

• Both Painting interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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