1150 N Kirby St #59 · Hemet, CA 92545

$149,900

3 bd · 2.0 ba · 1,050 sqft · Manufactured · 57 Days on market

Built 1999 Fair condition $143/sqft · 177% 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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.4/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready 3-bedroom, 2-bath home built in 1999, located in a desirable all-ages community. Features include upgraded bathrooms, an electric fireplace with remote control in the living room, and ceiling fans with remotes in every room. Enjoy a spacious backyard and a large, recently built insulated shed. Community amenities include a park and BBQ area, basketball and pickleball courts, pools, jacuzzi, clubhouse, game room with billiards, poker table, and darts, and a large event room with full kitchen. Conveniently located near Lowe’s, Home Depot, Target, Starbucks, Staples, Stater Bros. , Sprouts, Ross, Marshalls, Burlington, Old Navy, and more. Financing available. A great opportunity to own in a vibrant, amenity-rich neighborhood!

Key facts

• Spacious backyard
• Community amenities
• Ceiling fans

Tags

• UPGRADED BATHROOMS
• ELECTRIC FIREPLACE
• CEILING FANS
• SPACIOUS BACKYARD
• INSULATED SHED
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $777 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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 (+3.7%/yr); 290 active listings in the ZIP; 31 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).
• This rent runs 39% 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 6y ago; this cycle's ask has dropped $18k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $150k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.40% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.23%
• DSCR: 1.99
• GRM: 6.0

CMA / ARV

• ARV (median comp): $54,088
• List price: $149,900
• Delta: 177.14%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1150 N Kirby St #85	0.09mi	3/2.0	924 (-12%)	13mo	$102,000	$110	65
601 N Kirby St #287	0.66mi	2/2.0 (-1)	1,056 (+1%)	6mo	$49,500	$47	58
1250 N Kirby St #138	0.41mi	3/2.0	1,200 (+14%)	6mo	$110,000	$92	52
1250 N Kirby St #162	0.41mi	3/2.0	1,200 (+14%)	15mo	$120,000	$100	45
601 N Kirby St #17	0.70mi	2/2.0 (-1)	960 (-9%)	13mo	$70,000	$73	38
1300 W Menlo Ave #149	0.69mi	2/2.0 (-1)	1,152 (+10%)	21mo	$61,500	$53	29
1300 W MENLO Ave #120	0.69mi	2/2.0 (-1)	1,152 (+10%)	23mo	$125,000	$109	27

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: 15.7%
• Equity multiple: 1.64×
• Total profit: $26,732
• Equity at exit: $22,351

10-year hold

• IRR: 24.8%
• Equity multiple: 3.22×
• Total profit: $93,332
• Equity at exit: $12,961

Cash invested: $41,972 (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 92545

• Home prices YoY: -24.6%
• Rents YoY: 3.7%
• Active inventory: 290
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,099 high
• Mortgage (P&I): −$786
• Tax from tax record: −$32 /mo · $388/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $777

Break-even live

Break-even rent $1,115

Max offer price $149,900

Occupancy floor 58%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2208 El Grande St Hemet, CA	2.0	2.0	1327	$2,100	$1.58	18d	1	0.13mi
2014 Iris Way Hemet, CA	3.0	2.0	1192	$2,850	$2.39	43d	1	0.42mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	24d	1	0.43mi
853 Ensenada Dr Hemet, CA	2.0	2.0	1350	$1,875	$1.39	12d	1	0.43mi
811 Alondra Dr Hemet, CA	2.0	2.0	1166	$1,875	$1.61	4d	1	0.49mi
1245 Millie Dr Hemet, CA	3.0	2.0	1392	$2,850	$2.05	7d	1	0.50mi
1700 Walden Ln Hemet, CA	3.0	2.0	1430	$2,670	$1.87	24d	1	0.56mi
2422 San Padre Ct Hemet, CA	2.0	1.0	827	$1,800	$2.18	24d	1	0.56mi
2488 San Padre Ct Hemet, CA	2.0	1.0	827	$1,599	$1.93	13d	1	0.58mi
682 San Marino St Hemet, CA	2.0	1.0	827	$1,600	$1.93	43d	1	0.59mi
1933 Nuevo St Hemet, CA	2.0	1.0	827	$1,700	$2.06	24d	1	0.64mi
1931 Nuevo St Hemet, CA	2.0	1.0	820	$1,600	$1.95	43d	1	0.64mi
743 Via Linda Dr Hemet, CA	2.0	2.0	1206	$1,995	$1.65	5d	1	0.65mi
528 San Marino St Hemet, CA	2.0	1.0	827	$1,900	$2.30	43d	1	0.71mi
627 Solano Dr Hemet, CA	2.0	2.0	882	$1,800	$2.04	18d	1	0.74mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	18d	1	0.79mi
2120 San Bernardo Ave Hemet, CA	2.0	1.0	827	$2,100	$2.54	43d	1	0.82mi
2269 San Bernardo Ave Hemet, CA	2.0	1.0	827	$1,650	$2.00	43d	1	0.83mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	24d	1	0.85mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	43d	1	0.85mi
2054 Avenida Olivos Hemet, CA	2.0	1.0	820	$1,500	$1.83	43d	1	0.87mi
663 Mariposa Dr Hemet, CA	2.0	2.0	1440	$1,500	$1.04	24d	1	0.88mi
1887 Calle Amargosa Hemet, CA	2.0	1.0	827	$1,545	$1.87	24d	1	0.94mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,945	$2.75	1d	11	0.96mi
341 Calle Nogales Hemet, CA	2.0	1.0	827	$1,395	$1.69	43d	1	1.00mi
3471 Dublin Ct Hemet, CA	3.0	2.0	1276	$2,895	$2.27	4d	1	1.02mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	24d	1	1.05mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	43d	1	1.11mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	13d	1	1.28mi
3800 W Devonshire Ave Hemet, CA	3.0	1.0–2.0	816	$2,160	$2.65	1d	8	1.34mi
1315 W Latham Ave Hemet, CA	3.0	2.5	1340	$2,550	$1.90	43d	1	1.36mi

Listing history 34 events

1. 2026-06-18
   days on market $149,900 Active 57 DOM
2. 2026-06-17
   days on market $149,900 Active 56 DOM
3. 2026-06-16
   days on market $149,900 Active 55 DOM
4. 2026-06-15
   days on market $149,900 Active 54 DOM
5. 2026-06-13
   pricedays on market $149,900 Active 52 DOM
6. 2026-06-07
   days on market $167,900 Active 48 DOM
7. 2026-06-04
   days on market $167,900 Active 45 DOM
8. 2026-06-03
   days on market $167,900 Active 44 DOM
9. 2026-06-02
   days on market $167,900 Active 43 DOM
10. 2026-06-01
    days on market $167,900 Active 42 DOM
11. 2026-05-31
    days on market $167,900 Active 41 DOM
12. 2026-04-18
    listed $167,900 Active 752-char remark

    Show marketing remark (752 chars)

    Move-in ready 3-bedroom, 2-bath home built in 1999, located in a desirable all-ages community. Features include upgraded bathrooms, an electric fireplace with remote control in the living room, and ceiling fans with remotes in every room. Enjoy a spacious backyard and a large, recently built insulated shed. Community amenities include a park and BBQ area, basketball and pickleball courts, pools, jacuzzi, clubhouse, game room with billiards, poker table, and darts, and a large event room with full kitchen. Conveniently located near Lowe’s, Home Depot, Target, Starbucks, Staples, Stater Bros. , Sprouts, Ross, Marshalls, Burlington, Old Navy, and more. Financing available. A great opportunity to own in a vibrant, amenity-rich neighborhood!

13. 2025-05-30
    soldstatus $85,000 Sold 858-char remark

    Show marketing remark (858 chars)

    3-Bedroom, 2-Bath Manufactured Home in All-Age Park! Opportunity knocks! This 3-bedroom, 2-bath manufactured home, built in 1999, is priced to sell and packed with potential. Located in a desirable all-age park, this property is perfect for investors or savvy buyers who aren't afraid of a little work to unlock serious value. The home offers a solid floor plan with a spacious living area, a primary suite with its own bathroom, an two additional bedrooms. With some cosmetic updates and repairs, this home could be transformed I into a great and affordable living space. Situated near schools, shopping, and dining, the location makes it attractive for families and long-term tenants alike. Low barrier to entry and strong upside, don't miss your chance to take advantage of this well-priced opportunity in a growing area. Bring your tools and your vision!

14. 2025-05-13
    historical Backup Offers Accepted 858-char remark

    Show marketing remark (858 chars)

    3-Bedroom, 2-Bath Manufactured Home in All-Age Park! Opportunity knocks! This 3-bedroom, 2-bath manufactured home, built in 1999, is priced to sell and packed with potential. Located in a desirable all-age park, this property is perfect for investors or savvy buyers who aren't afraid of a little work to unlock serious value. The home offers a solid floor plan with a spacious living area, a primary suite with its own bathroom, an two additional bedrooms. With some cosmetic updates and repairs, this home could be transformed I into a great and affordable living space. Situated near schools, shopping, and dining, the location makes it attractive for families and long-term tenants alike. Low barrier to entry and strong upside, don't miss your chance to take advantage of this well-priced opportunity in a growing area. Bring your tools and your vision!

15. 2025-04-29
    status Pending 858-char remark

    Show marketing remark (858 chars)

    3-Bedroom, 2-Bath Manufactured Home in All-Age Park! Opportunity knocks! This 3-bedroom, 2-bath manufactured home, built in 1999, is priced to sell and packed with potential. Located in a desirable all-age park, this property is perfect for investors or savvy buyers who aren't afraid of a little work to unlock serious value. The home offers a solid floor plan with a spacious living area, a primary suite with its own bathroom, an two additional bedrooms. With some cosmetic updates and repairs, this home could be transformed I into a great and affordable living space. Situated near schools, shopping, and dining, the location makes it attractive for families and long-term tenants alike. Low barrier to entry and strong upside, don't miss your chance to take advantage of this well-priced opportunity in a growing area. Bring your tools and your vision!

16. 2025-04-10
    listed $95,000 Active 858-char remark

    Show marketing remark (858 chars)

    3-Bedroom, 2-Bath Manufactured Home in All-Age Park! Opportunity knocks! This 3-bedroom, 2-bath manufactured home, built in 1999, is priced to sell and packed with potential. Located in a desirable all-age park, this property is perfect for investors or savvy buyers who aren't afraid of a little work to unlock serious value. The home offers a solid floor plan with a spacious living area, a primary suite with its own bathroom, an two additional bedrooms. With some cosmetic updates and repairs, this home could be transformed I into a great and affordable living space. Situated near schools, shopping, and dining, the location makes it attractive for families and long-term tenants alike. Low barrier to entry and strong upside, don't miss your chance to take advantage of this well-priced opportunity in a growing area. Bring your tools and your vision!

17. 2025-04-03
    historical
18. 2025-03-28
    status Active
19. 2025-03-28
    price $95,000
20. 2025-03-14
    historical Active Under Contract
21. 2025-03-11
    status Active
22. 2025-02-28
    status Pending Sale
23. 2025-02-26
    status Active
24. 2024-11-25
    listed $110,000 Active
25. 2020-12-08
    soldstatus $65,000 Closed Sale
26. 2020-10-06
    status Pending Sale
27. 2020-09-18
    listed $70,000 Active
28. 2020-09-09
    historical
29. 2020-09-02
    status Active
30. 2020-08-24
    status Pending Sale
31. 2020-08-17
    price $72,000
32. 2020-08-17
    status Active
33. 2020-07-15
    status Pending Sale
34. 2020-06-10
    listed $78,000 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: $388 · $32/mo
• Projected year-2 tax: $1,139 · $95/mo
• Expected delta: +$751/yr (+$63/mo · 193.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥104°F today · 17 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: $25,189
• − Mortgage interest: −$8,397
• − Property taxes: −$388
• − Insurance: −$750
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − Depreciation: −$4,361
• Taxable income: $7,264
• Est. tax owed @ 24.0%: −$1,743
• After-tax cash flow: $7,585/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 · 2 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, particularly to the driveway and exterior. With some cosmetic updates, it could significantly increase its value for resale or rental.

Repairs flagged

• Major Driveway — Severe cracking and damage
• Major Exterior paint — No photos of exterior paint

Value-add opportunities

• Resale Driveway repair — Aesthetic improvement and better curb appeal
• Resale Exterior painting — Enhances the home's appearance and value
• Both Landscaping — Improves curb appeal and adds value for both resale and rental

Renovation cost estimate screening

Repair item	Severity	Est. cost
Driveway · Severe cracking and damage	Major	$15,000–50,000
Exterior paint · No photos of exterior paint	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale Driveway repair — Aesthetic improvement and better curb appeal ↑
• Resale Exterior painting — Enhances the home's appearance and value ↑
• Both Landscaping — Improves curb appeal and adds value for both resale and rental ↑

ⓘ 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

Price history

+115.3% since first listed

23 events — show timeline

• 2026-04-18 Listed $167,900 CRMLS
• 2025-05-30 Sold (MLS) $85,000 TheMLS
• 2025-05-13 Contingent — TheMLS
• 2025-04-29 Pending — TheMLS
• 2025-04-10 Listed $95,000 TheMLS
• 2025-04-03 Listing Removed — CRMLS
• 2025-03-28 Relisted — CRMLS
• 2025-03-28 Price Changed $95,000 CRMLS
• 2025-03-14 Contingent — CRMLS
• 2025-03-11 Relisted — CRMLS
• 2025-02-28 Pending — CRMLS
• 2025-02-26 Relisted — CRMLS
• 2024-11-25 Listed $110,000 CRMLS
• 2020-12-08 Sold (MLS) $65,000 CRMLS
• 2020-10-06 Pending — CRMLS
• 2020-09-18 Listed $70,000 CRMLS
• 2020-09-09 Listing Removed — CRMLS
• 2020-09-02 Relisted — CRMLS
• 2020-08-24 Pending — CRMLS
• 2020-08-17 Price Changed $72,000 CRMLS
• 2020-08-17 Relisted — CRMLS
• 2020-07-15 Pending — CRMLS
• 2020-06-10 Listed $78,000 CRMLS

Property tax history

+1.0%/yr

Latest (2025): $388 · +2.4% YoY. Source: county tax records.