26092 Bamboo Palm · Homeland, CA 92548

$199,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 32 Days on market

Built 1975 3,920 sqft lot Est $233k · 14% under $135/mo HOA · 6% of rent

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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 +23.1/30.0
• ARV discount +14.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.4/10.0
• 1% rule +5.5/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks

This home is ready for you! Located in the sought after Highland Palms Senior Community offering free golf, free RV parking, pickleball, exercise room, billiard room, library, and so much more! New flooring, new light fixtures, newer AC, and fresh paint in kitchen and bathrooms means all you need to do is place your furniture and enjoy the active living style! The lot is owned and the monthly HOA is only $135. This home is a must see!

Key facts

• Pickleball
• Exercise room
• Free golf

Tags

• FREE GOLF
• FREE RV PARKING
• PICKLEBALL
• EXERCISE ROOM
• BILLIARD ROOM
• LIBRARY

Property features AI

Finance

• Other: Community of approximately 530 units; Located near golf course
• HOA & community: Part of Highland Palms Senior association; Monthly HOA fee of $135; Senior community; Community amenities include: pool, spa, heated pool, sauna, clubhouse, billiard room, card room, gym/exercise room, recreational/multipurpose room, barbecue, picnic area, pickleball, golf, common RV parking, pet rules (pets permitted)

Exterior

• Parking: 3 parking spaces; 3 carport spaces
• Utilities: Public sewer
• Home design: No common walls (detached); Single-story; Entry on main level (up a few stairs); Residential zoning
• Construction: Total of 1 story
• Exterior features: Close to clubhouse; In-ground community pool (heated)

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring; Carpet flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central cooling
• Interior features: Single-level home; Entry is up a few stairs; Main floor primary bedroom; Family room; Living room
• Laundry & utility: In-closet laundry with washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $35k; list at $199k implies a 469% 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 $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1975 — 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: 1.05% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.65%
• DSCR: 1.34
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $232,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26076 Butterfly Palm Dr	0.13mi	2/2.0	1,152 (0%)	8mo	$233,000	$202	88
30674 Arenga Palm Dr	0.12mi	2/2.0	1,152 (0%)	12mo	$220,000	$191	84
26068 Fountain Palm Dr	0.09mi	2/2.0	1,200 (+4%)	9mo	$220,000	$183	81
26078 Sago Palm	0.09mi	2/2.0	1,248 (+8%)	1mo	$239,900	$192	81
26056 Butterfly Palm Dr	0.13mi	2/2.0	1,152 (0%)	18mo	$210,000	$182	78
26018 Fountain Palm Dr	0.13mi	2/2.0	1,176 (+2%)	17mo	$272,000	$231	76
26097 Fountain Palm Dr	0.11mi	2/2.0	1,008 (-12%)	1mo	$160,000	$159	73
31271 Terand Ave	0.53mi	3/2.0 (+1)	1,120 (-3%)	1mo	$140,000	$125	65
31051 Neer St	0.29mi	3/2.0 (+1)	1,250 (+8%)	12mo	$430,000	$344	58
31031 Fretwell Ave	0.35mi	2/2.0	1,050 (-9%)	14mo	$282,000	$269	57
25781 Homeland Ave	0.66mi	2/2.0	1,200 (+4%)	17mo	$310,000	$258	48
25761 Homeland Ave	0.68mi	2/2.0	1,200 (+4%)	19mo	$310,000	$258	46

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: 29.8%
• Equity multiple: 3.35×
• Total profit: $130,999
• Equity at exit: $179,275

10-year hold

• IRR: 25.9%
• Equity multiple: 7.60×
• Total profit: $367,943
• Equity at exit: $386,613

Cash invested: $55,720 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,095 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$38 /mo · $458/yr
• Insurance: −$83
• HOA: −$135
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $355

Break-even live

Break-even rent $1,645

Max offer price $199,000

Occupancy floor 78%

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: $49,750
• Closing costs: $5,970
• 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	1.00mi

HOA detail

• Monthly dues: $135 · $1,620/yr

Listing history 21 events

1. 2026-06-18
   days on market $199,000 Active 32 DOM
2. 2026-06-17
   days on market $199,000 Active 31 DOM
3. 2026-06-16
   days on market $199,000 Active 30 DOM
4. 2026-06-15
   days on market $199,000 Active 29 DOM
5. 2026-06-13
   days on market $199,000 Active 27 DOM
6. 2026-06-09
   days on market $199,000 Active 23 DOM
7. 2026-06-08
   days on market $199,000 Active 22 DOM
8. 2026-06-07
   days on market $199,000 Active 21 DOM
9. 2026-06-04
   days on market $199,000 Active 18 DOM
10. 2026-06-03
    days on market $199,000 Active 17 DOM
11. 2026-06-02
    days on market $199,000 Active 16 DOM
12. 2026-06-01
    days on market $199,000 Active 15 DOM
13. 2026-05-31
    days on market $199,000 Active 14 DOM
14. 2026-05-17
    listed $199,000 Active
15. 2026-05-17
    historical
16. 2025-12-10
    price $210,000
17. 2025-11-22
    historical
18. 2025-11-19
    listed $225,000 Active
19. 2025-11-15
    listed $225,000 Active
20. 2025-11-05
    historical
21. 1989-11-07
    soldstatus $35,000

ⓘ 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: $458 · $38/mo
• Projected year-2 tax: $1,512 · $126/mo
• Expected delta: +$1,054/yr (+$88/mo · 230.0%)

ⓘ 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 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: $25,140
• − Mortgage interest: −$11,147
• − Property taxes: −$458
• − Insurance: −$995
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − HOA: −$1,620
• − Depreciation: −$5,789
• Taxable income: $1,108
• Est. tax owed @ 24.0%: −$266
• After-tax cash flow: $3,998/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

+468.6% since first listed

8 events — show timeline

• 2026-05-17 Listing Removed — CRMLS
• 2026-05-17 Listed $199,000 CRMLS
• 2025-12-10 Price Changed $210,000 CRMLS
• 2025-11-22 Listing Removed — CRMLS
• 2025-11-19 Listed $225,000 CRMLS
• 2025-11-15 Listed $225,000 CRMLS
• 2025-11-05 Coming Soon — CRMLS
• 1989-11-07 Sold (Public Records) $35,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $458 · +0.3% YoY. Source: county tax records.