30710 Palmetto Palm · Homeland, CA 92548

$219,900

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 51 Days on market

Built 1976 4,792 sqft lot Est $246k · 11% under $135/mo HOA · 5% of rent

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Why this score? — see what drove the A- 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
• ARV discount +12.3/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.6/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks MLS

This home is in the much desired Highland Palms Senior Estates. Low HOA, free golf and tons of amenities, including an RV parking area. You own your land in Highland Palms. No space rent! The home is a low profile, so no tall steps to climb. Two bedroom, two full bathrooms. Here are some of the upgrades and the nice features this home has to offer, Jetted bathtub, separate laundry room, covered carport, two storage sheds, fenced area on the patio for a small dog, new toilet, ceilings are drywalled, dual pane windows, laminate flooring, fresh paint, window blinds, ceiling fans throughout, reverse osmosis water filter system (3 filters), upgraded garbage disposal (Insinkuator), security doors, 2 swap coolers, new laminate flooring, recently added new rock landscape, washer, dryer, refrigerator, and some furniture may be available. You'll have to come take a look at this beauty!

Key facts

• Jetted soaking tub
• Linen closet
• Large vanity cabinet

Tags

• WINDOW EVAPORATIVE AIR COOLER
• SEPARATE SHOWER
• JETTED SOAKING TUB
• LARGE VANITY CABINET
• ABUNDANT DRAWER SPACE
• LINEN CLOSET

Property features AI

Finance

• Other: Paved road access; Located in a community with street lighting and sidewalks
• HOA & community: Part of Highland Palms association; Monthly association fee; Association amenities include golf, clubhouse, pool, spa, gym, billiard and card rooms, meeting room, outdoor cooking/BBQ area, on-site management, maintenance of grounds, recreational multipurpose room; Common RV parking; Senior community; Pets permitted (call for rules)

Exterior

• Parking: Covered parking; Driveway parking; Attached carport; Three carport spaces; Three garage spaces; Total of six parking spaces
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public/district water; Public sewer; Natural gas available; Electricity available; 220V in laundry
• Home design: Planned development community; Single-story (one story); Front door entry
• Construction: Manufactured house construction; Composition roof
• Exterior features: Manufactured home; Composition roof; Shed on property; Awning; Satellite dish; Private barbecue; Covered patio and front porch; Open patio; In-ground association spa; Association in-ground pool; Back yard; Close to clubhouse; Has view

Interior

• Kitchen: Gas cooktop; Electric oven; Microwave; Dishwasher; Gas water heater
• Bedrooms: Primary bedroom on the main level; Bedrooms located on the main level
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: Two full bathrooms; Separate tub and shower; Jetted tub; Shower-in-tub; Linen closet/storage; One bathroom on the main level
• Heating & cooling: Central heating (central furnace); Natural gas heating; Central cooling; Evaporative cooling
• Interior features: Unfurnished; Ceiling fan; Sliding glass doors; Double door entry; Double-pane windows; Carbon monoxide and smoke detectors; One-level layout; Main floor primary bedroom; All bedrooms on main floor
• Laundry & utility: Dedicated laundry room; Washer hookup; Dryer included; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $865 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 5.9% in Homeland — 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 45/100 on livability (#1,297 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: cost of living C-, health & safety C-, employment D.
• Romoland Elementary (suburban): math 35% / reading 44% proficiency, ranked #699 of 1,400 in CA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $120k; list at $220k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 F 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: 1.36% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.86%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $245,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30730 Palmetto Palm Ave	0.02mi	2/2.0	1,344 (0%)	6mo	$210,000	$156	94
30856 Palmetto Palm Ave	0.13mi	2/2.0	1,344 (0%)	2mo	$165,000	$123	93
26082 Seaforthia Palm	0.19mi	2/2.0	1,344 (0%)	4mo	$254,000	$189	88
26078 Sago Palm	0.17mi	2/2.0	1,248 (-7%)	1mo	$239,900	$192	79
30861 Paradise Palm	0.16mi	2/2.0	1,464 (+9%)	3mo	$255,000	$174	75
30857 Palmetto Palm	0.13mi	3/2.0 (+1)	1,456 (+8%)	0mo	$266,000	$183	75
26080 ivory Palm Dr	0.20mi	2/2.0	1,440 (+7%)	6mo	$225,000	$156	74
26068 Fountain Palm Dr	0.16mi	2/2.0	1,200 (-11%)	9mo	$220,000	$183	67
31240 Fretwell	0.50mi	2/2.0	1,440 (+7%)	2mo	$300,000	$208	63
26076 Butterfly Palm Dr	0.17mi	2/2.0	1,152 (-14%)	8mo	$233,000	$202	62
25952 Homeland Ave	0.71mi	2/2.0	1,440 (+7%)	9mo	$225,000	$156	47
26276 Guthridge	0.75mi	3/2.0 (+1)	1,440 (+7%)	3mo	$460,000	$319	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.8%
• Equity multiple: 3.84×
• Total profit: $174,880
• Equity at exit: $198,103

10-year hold

• IRR: 31.7%
• Equity multiple: 8.66×
• Total profit: $471,742
• Equity at exit: $427,217

Cash invested: $61,572 (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 92548

• Home prices YoY: 16.7%
• Active inventory: 53
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,995 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$121 /mo · $1,457/yr
• Insurance: −$92
• HOA: −$135
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $865

Break-even live

Break-even rent $1,900

Max offer price $219,900

Occupancy floor 66%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25120 Charina Ln Homeland, CA	3.0	2.0	1782	$2,995	$1.68	1d	1	1.15mi

HOA detail

• Monthly dues: $135 · $1,620/yr
• Likely covers: watertrashsecurity

Listing history 25 events

1. 2026-06-18
   days on market $219,900 Active 51 DOM
2. 2026-06-17
   days on market $219,900 Active 50 DOM
3. 2026-06-16
   days on market $219,900 Active 49 DOM
4. 2026-06-15
   days on market $219,900 Active 48 DOM
5. 2026-06-13
   days on market $219,900 Active 46 DOM
6. 2026-06-09
   days on market $219,900 Active 42 DOM
7. 2026-06-08
   days on market $219,900 Active 41 DOM
8. 2026-06-07
   days on market $219,900 Active 40 DOM
9. 2026-06-04
   days on market $219,900 Active 37 DOM
10. 2026-06-03
    days on market $219,900 Active 36 DOM
11. 2026-06-02
    days on market $219,900 Active 35 DOM
12. 2026-06-01
    days on market $219,900 Active 34 DOM
13. 2026-05-31
    days on market $219,900 Active 33 DOM
14. 2026-04-28
    listed $219,900 Active
15. 2026-04-28
    historical
16. 2026-04-28
    listed $219,900 Active
17. 2018-09-12
    soldstatus $120,000 Closed Sale 889-char remark

    Show marketing remark (889 chars)

    This home is in the much desired Highland Palms Senior Estates. Low HOA, free golf and tons of amenities, including an RV parking area. You own your land in Highland Palms. No space rent! The home is a low profile, so no tall steps to climb. Two bedroom, two full bathrooms. Here are some of the upgrades and the nice features this home has to offer, Jetted bathtub, separate laundry room, covered carport, two storage sheds, fenced area on the patio for a small dog, new toilet, ceilings are drywalled, dual pane windows, laminate flooring, fresh paint, window blinds, ceiling fans throughout, reverse osmosis water filter system (3 filters), upgraded garbage disposal (Insinkuator), security doors, 2 swap coolers, new laminate flooring, recently added new rock landscape, washer, dryer, refrigerator, and some furniture may be available. You'll have to come take a look at this beauty!

18. 2018-09-12
    soldstatus $120,000

    Show marketing remark (889 chars)

    This home is in the much desired Highland Palms Senior Estates. Low HOA, free golf and tons of amenities, including an RV parking area. You own your land in Highland Palms. No space rent! The home is a low profile, so no tall steps to climb. Two bedroom, two full bathrooms. Here are some of the upgrades and the nice features this home has to offer, Jetted bathtub, separate laundry room, covered carport, two storage sheds, fenced area on the patio for a small dog, new toilet, ceilings are drywalled, dual pane windows, laminate flooring, fresh paint, window blinds, ceiling fans throughout, reverse osmosis water filter system (3 filters), upgraded garbage disposal (Insinkuator), security doors, 2 swap coolers, new laminate flooring, recently added new rock landscape, washer, dryer, refrigerator, and some furniture may be available. You'll have to come take a look at this beauty!

19. 2018-09-05
    status Pending Sale 889-char remark

    Show marketing remark (889 chars)

    This home is in the much desired Highland Palms Senior Estates. Low HOA, free golf and tons of amenities, including an RV parking area. You own your land in Highland Palms. No space rent! The home is a low profile, so no tall steps to climb. Two bedroom, two full bathrooms. Here are some of the upgrades and the nice features this home has to offer, Jetted bathtub, separate laundry room, covered carport, two storage sheds, fenced area on the patio for a small dog, new toilet, ceilings are drywalled, dual pane windows, laminate flooring, fresh paint, window blinds, ceiling fans throughout, reverse osmosis water filter system (3 filters), upgraded garbage disposal (Insinkuator), security doors, 2 swap coolers, new laminate flooring, recently added new rock landscape, washer, dryer, refrigerator, and some furniture may be available. You'll have to come take a look at this beauty!

20. 2018-09-01
    historical Active Under Contract 889-char remark

    Show marketing remark (889 chars)

    This home is in the much desired Highland Palms Senior Estates. Low HOA, free golf and tons of amenities, including an RV parking area. You own your land in Highland Palms. No space rent! The home is a low profile, so no tall steps to climb. Two bedroom, two full bathrooms. Here are some of the upgrades and the nice features this home has to offer, Jetted bathtub, separate laundry room, covered carport, two storage sheds, fenced area on the patio for a small dog, new toilet, ceilings are drywalled, dual pane windows, laminate flooring, fresh paint, window blinds, ceiling fans throughout, reverse osmosis water filter system (3 filters), upgraded garbage disposal (Insinkuator), security doors, 2 swap coolers, new laminate flooring, recently added new rock landscape, washer, dryer, refrigerator, and some furniture may be available. You'll have to come take a look at this beauty!

21. 2018-08-01
    listed $129,900 Active 889-char remark

    Show marketing remark (889 chars)

    This home is in the much desired Highland Palms Senior Estates. Low HOA, free golf and tons of amenities, including an RV parking area. You own your land in Highland Palms. No space rent! The home is a low profile, so no tall steps to climb. Two bedroom, two full bathrooms. Here are some of the upgrades and the nice features this home has to offer, Jetted bathtub, separate laundry room, covered carport, two storage sheds, fenced area on the patio for a small dog, new toilet, ceilings are drywalled, dual pane windows, laminate flooring, fresh paint, window blinds, ceiling fans throughout, reverse osmosis water filter system (3 filters), upgraded garbage disposal (Insinkuator), security doors, 2 swap coolers, new laminate flooring, recently added new rock landscape, washer, dryer, refrigerator, and some furniture may be available. You'll have to come take a look at this beauty!

22. 2011-09-29
    historical
23. 2011-03-16
    listed $76,000 Active
24. 2010-05-07
    soldstatus $60,000
25. 1976-02-01
    soldstatus $9,000

ⓘ 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: $1,457 · $121/mo
• Projected year-2 tax: $1,671 · $139/mo
• Expected delta: +$214/yr (+$18/mo · 14.7%)

ⓘ 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 8/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,940
• − Mortgage interest: −$12,318
• − Property taxes: −$1,457
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,875
• − Management: −$2,875
• − HOA: −$1,620
• − Depreciation: −$6,397
• Taxable income: $7,298
• Est. tax owed @ 24.0%: −$1,752
• After-tax cash flow: $8,627/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: Romoland Elementary
• NCES district ID: 0633390
• Math proficiency: 35% ▲ 2.00%
• Reading proficiency: 44% ▲ 1.00%
• Median HH income: $58,935
• Composite: 37.36/100
• National rank: #8931
• State rank: #699 of 1400 in CA

Livability — Homeland

• Score: 45/100
• State rank: #1297
• US rank: #26584

Category grades

Amenities F Commute F Cost of living C- Crime F Employment D Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homeland, CA
• Population (ZIP): 6,435

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: Predominantly Hispanic (65%)
• Race & ethnicity: Hispanic / Latino 65% White 30% Two or more races 9% Native American 3% Asian 3%
• Hispanic origin (detail): Mexican 59% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 20% · Canada, South Korea
• Languages at home: 54% English-only · Spanish 44% Korean 1% Vietnamese 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: ▲ 62.36%
• Current HPI: 435.0222
• Rent YoY: —
• Metro: —
• 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

+2343.3% since first listed

12 events — show timeline

• 2026-04-28 Listed $219,900 CRMLS
• 2026-04-28 Listing Removed — CRMLS
• 2026-04-28 Listed $219,900 CRMLS
• 2018-09-12 Sold (Public Records) $120,000 Public Records
• 2018-09-12 Sold (MLS) $120,000 CRMLS
• 2018-09-05 Pending — CRMLS
• 2018-09-01 Contingent — CRMLS
• 2018-08-01 Listed $129,900 CRMLS
• 2011-09-29 Listing Removed — CRMLS
• 2011-03-16 Listed $76,000 CRMLS
• 2010-05-07 Sold (Public Records) $60,000 Public Records
• 1976-02-01 Sold (Public Records) $9,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,457 · -0.0% YoY. Source: county tax records.