25814 Homeland · Homeland, CA 92548

$260,000

1 bd · 1.0 ba · 880 sqft · Manufactured public records · 150 Days on market

Built 1962 7,841 sqft lot Est $255k · at est.

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Why this score? — see what drove the D+ 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 +11.8/30.0
• Appreciation +10.0/10.0
• ARV discount +6.7/15.0
• Schools +3.7/10.0
• DSCR +3.5/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks MLS

Cash Buyer - 2 Homes On The Lot - Main home is a 1962 Mobile with 2 bedrooms & 1 bath. Newer exterior windows & tile flooring. Family room, dining room, kitchen with new counters & back splash plus a breakfast niche. Bathroom has been remodeled with a full wall shower & large vanity. Front entry is being used as a workout area and there is an enclosed laundry area. 2nd home is a Studio Apartment with a very large room & bathroom. Plenty of concrete for socializing or parking. Large, free standing patio cover. RV parking. Many fruit trees. Vinyl fence & wrought iron fence and gate. Great location just off Hwy 74. No HOA.

Key facts

• Breakfast nook
• Usable living areas
• Full bathroom

Tags

• USABLE LIVING AREAS
• SEPARATE STUDIO
• FULL BATHROOM
• TILE FLOORING
• BREAKFAST NOOK
• FULL WALL SHOWER

Property features AI

Finance

• Other: Property is a single-unit dwelling; Living area is estimated; Refrigerator excluded from sale
• HOA & community: Rural community

Exterior

• Utilities: Public sewer; District/public water
• Home design: Manufactured house; One story; Entry on the front of the home
• Construction: Year built per assessor; No common walls
• Exterior features: Yard with sprinkler system; Sprinklers installed; No pool

Interior

• Kitchen: Kitchen (appliances not listed)
• Bedrooms: Primary bedroom on main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Single-level home with front door entry; Main level has 3 bedrooms and 2 bathrooms; Living room
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $-72 ($-866/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (19.4% below list).
• Recommended offer: $210k (19.4% below list) — sets the bar for 1% rule.

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 $28k of equity ($2k loan paydown + $26k 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 $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $49k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $185k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,500 (19.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.81% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.19%
• DSCR: 0.95
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $255,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25806 Creag Ave	0.34mi	2/2.0 (+1)	792 (-10%)	23mo	$230,000	$290	40

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: 23.4%
• Equity multiple: 2.88×
• Total profit: $136,995
• Equity at exit: $234,229

10-year hold

• IRR: 20.9%
• Equity multiple: 6.59×
• Total profit: $407,020
• Equity at exit: $505,123

Cash invested: $72,800 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,095 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$255 /mo · $3,065/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-72

Break-even live

Break-even rent $2,186

Max offer price $247,250

Occupancy floor 98%

Sensitivity live

Price	-10% $75	-5% $1	+0% $-72	+5% $-146	+10% $-219
Rent	-10% $-238	-5% $-155	+0% $-72	+5% $11	+10% $93
Rate	-1.0pp $59	-0.5pp $-6	base $-72	+0.5pp $-140	+1.0pp $-208

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25806 Creag Ave Homeland, CA	2.0	2.0	792	$2,095	$2.65	24d	1	0.33mi

Listing history 25 events

1. 2026-06-18
   days on market $260,000 Active 150 DOM
2. 2026-06-17
   days on market $260,000 Active 149 DOM
3. 2026-06-16
   days on market $260,000 Active 148 DOM
4. 2026-06-15
   days on market $260,000 Active 147 DOM
5. 2026-06-13
   days on market $260,000 Active 145 DOM
6. 2026-06-09
   days on market $260,000 Active 141 DOM
7. 2026-06-08
   days on market $260,000 Active 140 DOM
8. 2026-06-07
   pricedays on market $260,000 Active 139 DOM
9. 2026-06-04
   days on market $289,900 Active 136 DOM
10. 2026-06-03
    days on market $289,900 Active 135 DOM
11. 2026-06-02
    days on market $289,900 Active 134 DOM
12. 2026-06-01
    days on market $289,900 Active 133 DOM
13. 2026-05-31
    days on market $289,900 Active 132 DOM
14. 2026-04-09
    price $289,900
15. 2026-02-27
    price $299,900
16. 2026-02-19
    status Active
17. 2026-02-04
    status Active
18. 2025-12-23
    listed $309,000 Active
19. 2020-12-24
    soldstatus $185,000 Closed Sale 664-char remark

    Show marketing remark (664 chars)

    Cash Buyer - 2 Homes On The Lot - Main home is a 1962 Mobile with 2 bedrooms & 1 bath. Newer exterior windows & tile flooring. Family room, dining room, kitchen with new counters & back splash plus a breakfast niche. Bathroom has been remodeled with a full wall shower & large vanity. Front entry is being used as a workout area and there is an enclosed laundry area. 2nd home is a Studio Apartment with a very large room & bathroom. Plenty of concrete for socializing or parking. Large, free standing patio cover. RV parking. Many fruit trees. Vinyl fence & wrought iron fence and gate. Great location just off Hwy 74. No HOA.

20. 2020-12-24
    soldstatus $185,000

    Show marketing remark (664 chars)

    Cash Buyer - 2 Homes On The Lot - Main home is a 1962 Mobile with 2 bedrooms & 1 bath. Newer exterior windows & tile flooring. Family room, dining room, kitchen with new counters & back splash plus a breakfast niche. Bathroom has been remodeled with a full wall shower & large vanity. Front entry is being used as a workout area and there is an enclosed laundry area. 2nd home is a Studio Apartment with a very large room & bathroom. Plenty of concrete for socializing or parking. Large, free standing patio cover. RV parking. Many fruit trees. Vinyl fence & wrought iron fence and gate. Great location just off Hwy 74. No HOA.

21. 2020-12-06
    status Pending Sale 664-char remark

    Show marketing remark (664 chars)

    Cash Buyer - 2 Homes On The Lot - Main home is a 1962 Mobile with 2 bedrooms & 1 bath. Newer exterior windows & tile flooring. Family room, dining room, kitchen with new counters & back splash plus a breakfast niche. Bathroom has been remodeled with a full wall shower & large vanity. Front entry is being used as a workout area and there is an enclosed laundry area. 2nd home is a Studio Apartment with a very large room & bathroom. Plenty of concrete for socializing or parking. Large, free standing patio cover. RV parking. Many fruit trees. Vinyl fence & wrought iron fence and gate. Great location just off Hwy 74. No HOA.

22. 2020-11-23
    price $185,000 664-char remark

    Show marketing remark (664 chars)

    Cash Buyer - 2 Homes On The Lot - Main home is a 1962 Mobile with 2 bedrooms & 1 bath. Newer exterior windows & tile flooring. Family room, dining room, kitchen with new counters & back splash plus a breakfast niche. Bathroom has been remodeled with a full wall shower & large vanity. Front entry is being used as a workout area and there is an enclosed laundry area. 2nd home is a Studio Apartment with a very large room & bathroom. Plenty of concrete for socializing or parking. Large, free standing patio cover. RV parking. Many fruit trees. Vinyl fence & wrought iron fence and gate. Great location just off Hwy 74. No HOA.

23. 2020-09-23
    status Active 664-char remark

    Show marketing remark (664 chars)

    Cash Buyer - 2 Homes On The Lot - Main home is a 1962 Mobile with 2 bedrooms & 1 bath. Newer exterior windows & tile flooring. Family room, dining room, kitchen with new counters & back splash plus a breakfast niche. Bathroom has been remodeled with a full wall shower & large vanity. Front entry is being used as a workout area and there is an enclosed laundry area. 2nd home is a Studio Apartment with a very large room & bathroom. Plenty of concrete for socializing or parking. Large, free standing patio cover. RV parking. Many fruit trees. Vinyl fence & wrought iron fence and gate. Great location just off Hwy 74. No HOA.

24. 2020-09-15
    status Pending Sale 664-char remark

    Show marketing remark (664 chars)

    Cash Buyer - 2 Homes On The Lot - Main home is a 1962 Mobile with 2 bedrooms & 1 bath. Newer exterior windows & tile flooring. Family room, dining room, kitchen with new counters & back splash plus a breakfast niche. Bathroom has been remodeled with a full wall shower & large vanity. Front entry is being used as a workout area and there is an enclosed laundry area. 2nd home is a Studio Apartment with a very large room & bathroom. Plenty of concrete for socializing or parking. Large, free standing patio cover. RV parking. Many fruit trees. Vinyl fence & wrought iron fence and gate. Great location just off Hwy 74. No HOA.

25. 2020-08-31
    listed $189,900 Active 664-char remark

    Show marketing remark (664 chars)

    Cash Buyer - 2 Homes On The Lot - Main home is a 1962 Mobile with 2 bedrooms & 1 bath. Newer exterior windows & tile flooring. Family room, dining room, kitchen with new counters & back splash plus a breakfast niche. Bathroom has been remodeled with a full wall shower & large vanity. Front entry is being used as a workout area and there is an enclosed laundry area. 2nd home is a Studio Apartment with a very large room & bathroom. Plenty of concrete for socializing or parking. Large, free standing patio cover. RV parking. Many fruit trees. Vinyl fence & wrought iron fence and gate. Great location just off Hwy 74. No HOA.

ⓘ 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: $3,065 · $255/mo
• Projected year-2 tax: $3,065 · $255/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 20 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: $25,140
• − Mortgage interest: −$14,564
• − Property taxes: −$3,065
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − Depreciation: −$7,564
• Taxable loss: −$5,375
• Est. tax savings @ 24.0%: +$1,290
• After-tax cash flow: $424/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

+52.7% since first listed

12 events — show timeline

• 2026-04-09 Price Changed $289,900 CRMLS
• 2026-02-27 Price Changed $299,900 CRMLS
• 2026-02-19 Relisted — CRMLS
• 2026-02-04 Relisted — CRMLS
• 2025-12-23 Listed $309,000 CRMLS
• 2020-12-24 Sold (Public Records) $185,000 Public Records
• 2020-12-24 Sold (MLS) $185,000 CRMLS
• 2020-12-06 Pending — CRMLS
• 2020-11-23 Price Changed $185,000 CRMLS
• 2020-09-23 Relisted — CRMLS
• 2020-09-15 Pending — CRMLS
• 2020-08-31 Listed $189,900 CRMLS

Property tax history

+19.9%/yr

Latest (2025): $3,065 · +3.7% YoY. Source: county tax records.