26164 Kentia Palm · Homeland, CA 92548

$274,999

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 6 Days on market

Built 1978 5,663 sqft lot Est $254k · 8% over $135/mo HOA · 5% of rent

---

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 +19.9/30.0
• Appreciation +10.0/10.0
• DSCR +6.3/10.0
• 1% rule +5.9/10.0
• ARV discount +3.8/15.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks

Welcome to this beautifully upgraded home nestled within the highly sought-after 55+ community of Highland Palms—where comfort, style, and an active lifestyle come together seamlessly. This charming 2-bedroom, 2-bath residence has been thoughtfully updated and is ready for its next owner. From the moment you step inside, you’re welcomed by a warm and inviting living area that creates the perfect space for relaxing or entertaining family and friends. The kitchen features chocolate caramel cabinets that have ample space for any chef. Both bedrooms are generously sized, while the spacious primary suite includes a large closet and a beautifully updated en-suite bathroom. Step outsid

Key facts

• Enclosed sunroom
• 9-hole golf course
• 5,663 sq ft lot

Tags

• UPDATED EN-SUITE BATHROOM
• FULL-LENGTH COVERED PORCH
• ENCLOSED SUNROOM
• OVERSIZED STORAGE SHEDS
• 9-HOLE GOLF COURSE

Property features AI

Finance

• Financial info: Special assessments
• HOA & community: Part of Highland Palms Senior Estate association; Monthly association fee of $135; Community amenities include pickleball, golf, pool, meeting room, and billiard room; Sidewalks in the community

Exterior

• Parking: 2 garage spaces; 2 total parking spaces
• Utilities: Public sewer; District/public water
• Home design: Single-story; No shared/common walls; Certified 433A foundation; No accessory dwelling unit
• Construction: Year built: other (per source)
• Exterior features: Manufactured home; No pool

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: All bedrooms located on the main level; Front entry; One-level living; Main level has 2 bedrooms and 2 bathrooms
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $275k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Cap rate 7.7% vs local median 6.0% in Homeland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $29k of equity ($2k loan paydown + $28k 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 $77k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

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 $274,999

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 1.09% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.15%
• DSCR: 1.23
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $254,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26082 Seaforthia Palm	0.10mi	2/2.0	1,344 (0%)	4mo	$254,000	$189	92
30730 Palmetto Palm Ave	0.20mi	2/2.0	1,344 (0%)	6mo	$210,000	$156	86
30856 Palmetto Palm Ave	0.30mi	2/2.0	1,344 (0%)	2mo	$165,000	$123	84
26143 Seaforthia Palm Dr	0.02mi	3/2.0 (+1)	1,370 (+2%)	10mo	$310,000	$226	83
26078 Sago Palm	0.30mi	2/2.0	1,248 (-7%)	2mo	$239,900	$192	73
26080 ivory Palm Dr	0.34mi	2/2.0	1,440 (+7%)	6mo	$225,000	$156	67
30861 Paradise Palm	0.33mi	2/2.0	1,464 (+9%)	3mo	$255,000	$174	67
26068 Fountain Palm Dr	0.16mi	2/2.0	1,200 (-11%)	9mo	$220,000	$183	67
30857 Palmetto Palm	0.30mi	3/2.0 (+1)	1,456 (+8%)	0mo	$266,000	$183	67
26076 Butterfly Palm Dr	0.13mi	2/2.0	1,152 (-14%)	8mo	$233,000	$202	64
31240 Fretwell	0.68mi	2/2.0	1,440 (+7%)	2mo	$300,000	$208	55
31051 Neer St	0.49mi	3/2.0 (+1)	1,250 (-7%)	12mo	$430,000	$344	51

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: 28.0%
• Equity multiple: 3.22×
• Total profit: $170,956
• Equity at exit: $247,741

10-year hold

• IRR: 24.4%
• Equity multiple: 7.33×
• Total profit: $487,133
• Equity at exit: $534,263

Cash invested: $77,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,995 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$135
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $331

Break-even live

Break-even rent $2,577

Max offer price $274,999

Occupancy floor 84%

Sensitivity live

Price	-10% $521	-5% $426	+0% $331	+5% $236	+10% $141
Rent	-10% $94	-5% $212	+0% $331	+5% $449	+10% $567
Rate	-1.0pp $469	-0.5pp $401	base $331	+0.5pp $259	+1.0pp $187

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: $68,750
• Closing costs: $8,250
• 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	0d	1	1.08mi

HOA detail

• Monthly dues: $135 · $1,620/yr

Listing history 5 events

1. 2026-06-07
   days on market $274,999 Active 6 DOM
2. 2026-06-04
   days on market $274,999 Active 3 DOM
3. 2026-06-03
   days on market $274,999 Active 2 DOM
4. 2026-06-02
   remarks 687-char remark
5. 2026-06-02
   listed $274,999 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,875
• − Management: −$2,875
• − HOA: −$1,620
• − Depreciation: −$8,000
• Taxable loss: −$335
• Est. tax savings @ 24.0%: +$80
• After-tax cash flow: $4,047/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

+414.0% since first listed

2 events — show timeline

• 2026-06-01 Listed $274,999 CRMLS
• 2012-02-29 Price Changed $53,500 CRMLS

Property tax history

-0.1%/yr

Latest (2025): $375 · +0.4% YoY. Source: county tax records.