1300 W Menlo · Hemet, CA 92543

$39,900

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 98 Days on market

Built 1984 $38/sqft · 32% below area Est $64k · 37% under ↓ 41% since listing

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

Listing remarks MLS

This 2 bedroom 2 bath home is over 1100 sq. feet with a large livingroom/dining room, kitchen, laundry room and outdoor storage shed. This one needs a little TLC and is priced accordingly. Use your imagination and creativity to make this house your home.

Key facts

• Community pool
• Built 1984
• Listed 98 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.
• Cap rate 43.7% 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 $1,898/mo this rent would consume 46% 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 $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $25k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $36,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% 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: 4.76% ✓
• Cap rate: 43.74%
• Cash-on-cash: 133.75%
• DSCR: 6.95
• GRM: 1.8

CMA / ARV

• ARV (median comp): $63,770
• List price: $39,900
• Delta: -37.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
332 N Lyon #57	0.30mi	2/2.0	1,040 (-2%)	1mo	$35,000	$34	83
1380 Cabrillo	0.36mi	2/2.0	1,152 (+9%)	2mo	$260,000	$226	66
622 Arlington Way	0.58mi	2/2.0	1,000 (-5%)	0mo	$45,000	$45	64
1525 W Oakland Ave #2	0.46mi	2/2.0	1,152 (+9%)	13mo	$48,000	$42	52
675 W Oakland Ave Unit G15	0.71mi	2/2.0	960 (-9%)	0mo	$70,000	$73	52
332 N Lyon Ave #63	0.58mi	2/2.0	960 (-9%)	11mo	$40,000	$42	49
332 N Lyon Ave #122	0.58mi	2/2.0	960 (-9%)	11mo	$32,500	$34	49
260 N Lyon Ave #52	0.71mi	2/2.0	1,000 (-5%)	14mo	$58,000	$58	47
430 N Palm #102	0.66mi	2/1.5	1,200 (+14%)	2mo	$45,000	$38	43
260 N Lyon Ave #42	0.66mi	3/2.0 (+1)	1,150 (+9%)	11mo	$100,000	$87	40
1250 N Kirby St #138	0.60mi	3/2.0 (+1)	1,200 (+14%)	6mo	$110,000	$92	39
1150 N Kirby St #85	0.68mi	3/2.0 (+1)	924 (-12%)	13mo	$102,000	$110	32

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: —
• Equity multiple: 6.61×
• Total profit: $62,621
• Equity at exit: $5,949

10-year hold

• IRR: —
• Equity multiple: 13.30×
• Total profit: $137,395
• Equity at exit: $3,450

Cash invested: $11,172 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,898 high
• Mortgage (P&I): −$209
• Tax from tax record: −$29 /mo · $343/yr
• Insurance: −$17
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $1,120

Break-even live

Break-even rent $481

Max offer price $39,900

Occupancy floor 36%

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: $9,975
• Closing costs: $1,197
• 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 22 events

1. 2026-06-18
   days on market $39,900 Active 98 DOM
2. 2026-06-17
   days on market $39,900 Active 97 DOM
3. 2026-06-16
   days on market $39,900 Active 96 DOM
4. 2026-06-15
   days on market $39,900 Active 95 DOM
5. 2026-06-13
   days on market $39,900 Active 93 DOM
6. 2026-06-09
   days on market $39,900 Active 89 DOM
7. 2026-06-08
   days on market $39,900 Active 88 DOM
8. 2026-06-07
   days on market $39,900 Active 87 DOM
9. 2026-06-04
   remarks 276-char remark
10. 2026-06-04
    pricedays on market $39,900 Active 84 DOM
11. 2026-06-03
    days on market $49,900 Active 83 DOM
12. 2026-06-02
    days on market $49,900 Active 82 DOM
13. 2026-06-01
    days on market $49,900 Active 81 DOM
14. 2026-05-31
    days on market $49,900 Active 80 DOM
15. 2026-05-06
    price $49,900 254-char remark

    Show marketing remark (254 chars)

    This 2 bedroom 2 bath home is over 1100 sq. feet with a large livingroom/dining room, kitchen, laundry room and outdoor storage shed. This one needs a little TLC and is priced accordingly. Use your imagination and creativity to make this house your home.

16. 2026-04-09
    price $59,000 254-char remark

    Show marketing remark (254 chars)

    This 2 bedroom 2 bath home is over 1100 sq. feet with a large livingroom/dining room, kitchen, laundry room and outdoor storage shed. This one needs a little TLC and is priced accordingly. Use your imagination and creativity to make this house your home.

17. 2026-03-12
    listed $65,000 Active 254-char remark

    Show marketing remark (254 chars)

    This 2 bedroom 2 bath home is over 1100 sq. feet with a large livingroom/dining room, kitchen, laundry room and outdoor storage shed. This one needs a little TLC and is priced accordingly. Use your imagination and creativity to make this house your home.

18. 2021-11-22
    soldstatus $63,500 Closed Sale 1091-char remark

    Show marketing remark (1091 chars)

    HEATHER ESTATES. .. .ONE OF HEMET'S FINEST 55+ COMMUNITIES. .. .. .Spacious 1985 Skyline, 1440+ sq ft. Family Room with light and bright high ceiling interior of open floor plan and big, windows. Kitchen area with built in table, exceptionally with lots of cupboard space. Family room right off the kitchen with open flow to living/dining room area. Step through the family room slider to your own screened in room, great for home office, craft room, pet room, writers retreat and more. Laundry room is exceptionally large with pass through door to guest bathroom and exit door to the carport and parking to load and unload your shopping. Easy care very low maintenance yard. Large custom storage shed with electrical. This is an affordable home in a community that is very sought after, don’t miss out. Enjoy the quiet lifestyle of Heather Estates with beautiful amenities, large pool and spa, exceptional clubhouse with exercise room, library and billiards room, kitchen for the family gatherings to reserve, lake and green belt spaces, very pet friendly. More photos to follow soon.

19. 2021-11-20
    status Pending Sale 1091-char remark

    Show marketing remark (1091 chars)

    HEATHER ESTATES. .. .ONE OF HEMET'S FINEST 55+ COMMUNITIES. .. .. .Spacious 1985 Skyline, 1440+ sq ft. Family Room with light and bright high ceiling interior of open floor plan and big, windows. Kitchen area with built in table, exceptionally with lots of cupboard space. Family room right off the kitchen with open flow to living/dining room area. Step through the family room slider to your own screened in room, great for home office, craft room, pet room, writers retreat and more. Laundry room is exceptionally large with pass through door to guest bathroom and exit door to the carport and parking to load and unload your shopping. Easy care very low maintenance yard. Large custom storage shed with electrical. This is an affordable home in a community that is very sought after, don’t miss out. Enjoy the quiet lifestyle of Heather Estates with beautiful amenities, large pool and spa, exceptional clubhouse with exercise room, library and billiards room, kitchen for the family gatherings to reserve, lake and green belt spaces, very pet friendly. More photos to follow soon.

20. 2021-10-15
    listed $65,000 Active 1091-char remark

    Show marketing remark (1091 chars)

    HEATHER ESTATES. .. .ONE OF HEMET'S FINEST 55+ COMMUNITIES. .. .. .Spacious 1985 Skyline, 1440+ sq ft. Family Room with light and bright high ceiling interior of open floor plan and big, windows. Kitchen area with built in table, exceptionally with lots of cupboard space. Family room right off the kitchen with open flow to living/dining room area. Step through the family room slider to your own screened in room, great for home office, craft room, pet room, writers retreat and more. Laundry room is exceptionally large with pass through door to guest bathroom and exit door to the carport and parking to load and unload your shopping. Easy care very low maintenance yard. Large custom storage shed with electrical. This is an affordable home in a community that is very sought after, don’t miss out. Enjoy the quiet lifestyle of Heather Estates with beautiful amenities, large pool and spa, exceptional clubhouse with exercise room, library and billiards room, kitchen for the family gatherings to reserve, lake and green belt spaces, very pet friendly. More photos to follow soon.

21. 2006-07-11
    soldstatus $80,000
22. 2006-04-21
    listed $85,000

ⓘ 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: $343 · $29/mo
• Projected year-2 tax: $343 · $29/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: $22,780
• − Mortgage interest: −$2,235
• − Property taxes: −$343
• − Insurance: −$1,702
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − Depreciation: −$1,161
• Taxable income: $13,694
• Est. tax owed @ 24.0%: −$3,287
• After-tax cash flow: $10,153/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

-41.3% since first listed

8 events — show timeline

• 2026-05-06 Price Changed $49,900 CRMLS
• 2026-04-09 Price Changed $59,000 CRMLS
• 2026-03-12 Listed $65,000 CRMLS
• 2021-11-22 Sold (MLS) $63,500 CRMLS
• 2021-11-20 Pending — CRMLS
• 2021-10-15 Listed $65,000 CRMLS
• 2006-07-11 Sold (MLS) $80,000 CRMLS
• 2006-04-21 Listed $85,000 CRMLS

Property tax history

-0.8%/yr

Latest (2025): $343 · +2.0% YoY. Source: county tax records.