30615 Arenga Palm · Homeland, CA 92548

$199,900

2 bd · 2.0 ba · 1,000 sqft · Manufactured public records · 99 Days on market

Built 1977 4,792 sqft lot Est $159k · 26% over $135/mo HOA · 6% of rent

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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 +18.2/30.0
• Appreciation +10.0/10.0
• DSCR +5.7/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks

YOU OWN THE LAND! NO LAND LEASE! LOW HOA! HIGHLAND PALMS MH ESTATES 55+ SENIOR GOLF COURSE COMMUNITY! Beautifully maintained home located on a large corner lot. Enjoy your favorite morning or afternoon beverage from the covered porch with views of the mountains. Enter from the covered front porch to a large living room shows light and bright with neutral color carpeting, kitchen with breakfast bar, light cabinetry, white stove & microwave and laminate wood flooring open to dining area with built-in hutch, 2 bedroom 2 bathrooms, master bedroom with mirrored wardrobe closet doors, master bathroom with vanity sink, separate step in shower stall & garden tub, guest bedroom with buil

Key facts

• Covered porch
• Enclosed garage
• Indoor laundry room

Tags

• CORNER LOT
• COVERED PORCH
• MOUNTAIN VIEWS
• BREAKFAST BAR
• INDOOR LAUNDRY ROOM
• ENCLOSED GARAGE

Property features AI

Finance

• Other: Senior community
• Financial info: Assessments: Unknown
• HOA & community: Part of Highland Palms association; Monthly association fee of $135; Association amenities include pool, spa, clubhouse, gym/exercise room, billiard room, sauna, golf, sport courts, outdoor cooking area, picnic area, banquet/meeting facilities, storage area, common RV parking, maintenance of grounds, trash and sewer, onsite property management, call for rules, pet rules (pets permitted), and multipurpose recreational rooms

Exterior

• Parking: Attached single-car garage with direct garage access; Concrete driveway; Garage with single door; Has parking
• Security: Carbon monoxide detector(s); Smoke detector
• Utilities: Public sewer; District/public water; Electricity connected and available; Natural gas connected and available; Cable connected and available; Telephone in street; Water connected; Sewer connected and available
• Home design: Manufactured house; Single-story (1 story); Planned development community; Has a view
• Construction: Composition roof; Certified 433a foundation
• Exterior features: Covered front porch; Porch; Awning; Community in-ground heated gunite pool; Pool is association / community; Corner lot with backyard and yard; Brick wall fence

Interior

• Kitchen: Gas cooktop; Gas range and gas oven; Dishwasher; Garbage disposal; Refrigerator; Water heater unit; Breakfast counter / bar and formal dining area
• Bedrooms: Main floor primary bedroom; Jack & Jill bedroom layout
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom; One 3/4 bathroom; Separate tub and shower; Bathtub and shower; Linen closet / storage
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Ceiling fan; Custom window coverings; Carbon monoxide and smoke detectors; One-level living; entry at front door; Main level has 2 bedrooms and 2 bathrooms; Has a spa (association, in-ground, community, heated, gunite)
• Laundry & utility: Laundry room inside the home; Individual laundry room; Washer and dryer included; Electric dryer hookup and washer hookup; See remarks

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 5.9% 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 $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 99 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 23y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. 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. 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.
9. 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.
10. 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: 7.37%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $159,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26097 Fountain Palm Dr	0.17mi	2/2.0	1,008 (+1%)	1mo	$160,000	$159	90
31031 Fretwell Ave	0.35mi	2/2.0	1,050 (+5%)	15mo	$282,000	$269	63
31271 Terand Ave	0.59mi	3/2.0 (+1)	1,120 (+12%)	1mo	$140,000	$125	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: 27.1%
• Equity multiple: 3.15×
• Total profit: $120,351
• Equity at exit: $180,086

10-year hold

• IRR: 23.7%
• Equity multiple: 7.18×
• Total profit: $345,634
• Equity at exit: $388,362

Cash invested: $55,972 (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 92548

• Home prices YoY: 16.7%
• Active inventory: 53
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,095 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$210 /mo · $2,516/yr
• Insurance: −$83
• HOA: −$135
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $179

Break-even live

Break-even rent $1,869

Max offer price $199,900

Occupancy floor 86%

Sensitivity live

Price	-10% $292	-5% $235	+0% $179	+5% $122	+10% $66
Rent	-10% $13	-5% $96	+0% $179	+5% $262	+10% $344
Rate	-1.0pp $280	-0.5pp $230	base $179	+0.5pp $127	+1.0pp $74

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: $49,975
• Closing costs: $5,997
• 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	25d	1	1.19mi

HOA detail

• Monthly dues: $135 · $1,620/yr

Listing history 50 events

1. 2026-06-18
   days on market $199,900 Active 99 DOM
2. 2026-06-17
   days on market $199,900 Active 98 DOM
3. 2026-06-16
   days on market $199,900 Active 97 DOM
4. 2026-06-15
   days on market $199,900 Active 96 DOM
5. 2026-06-13
   days on market $199,900 Active 94 DOM
6. 2026-06-09
   days on market $199,900 Active 90 DOM
7. 2026-06-08
   days on market $199,900 Active 89 DOM
8. 2026-06-07
   days on market $199,900 Active 88 DOM
9. 2026-06-04
   days on market $199,900 Active 85 DOM
10. 2026-06-03
    days on market $199,900 Active 84 DOM
11. 2026-06-02
    days on market $199,900 Active 83 DOM
12. 2026-06-01
    days on market $199,900 Active 82 DOM
13. 2026-05-31
    days on market $199,900 Active 81 DOM
14. 2026-04-18
    price $199,900
15. 2026-03-15
    price $208,500
16. 2026-03-11
    listed $219,900 Active
17. 2026-02-03
    historical
18. 2025-12-31
    price $199,900
19. 2025-11-30
    price $205,900
20. 2025-10-31
    price $209,500
21. 2025-10-11
    price $217,500
22. 2025-09-18
    price $219,900
23. 2025-09-18
    status Active
24. 2025-08-28
    historical Active Under Contract
25. 2025-08-13
    price $229,000
26. 2025-07-18
    price $219,900
27. 2025-05-18
    price $223,500
28. 2025-05-08
    status Active
29. 2025-04-29
    historical Active Under Contract
30. 2025-04-06
    price $229,800
31. 2025-03-03
    price $235,500
32. 2025-02-07
    listed $239,500 Active
33. 2024-09-06
    price
34. 2024-09-06
    status Active
35. 2024-08-23
    historical Backup Offers Accepted
36. 2024-07-30
    price
37. 2024-07-18
    listed Active
38. 2024-06-21
    price
39. 2024-06-11
    price
40. 2024-05-30
    price
41. 2024-05-22
    price
42. 2024-05-08
    price
43. 2024-04-12
    price
44. 2024-03-13
    listed Active
45. 2023-04-11
    price
46. 2023-03-30
    listed Active
47. 2022-07-18
    soldstatus $225,000 Closed Sale
48. 2022-07-18
    soldstatus $225,000
49. 2022-06-20
    historical Active Under Contract
50. 2022-06-14
    listed $234,900 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: $2,516 · $210/mo
• Projected year-2 tax: $2,516 · $210/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 5 d/yr ≥103°F today · 13 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: −$11,198
• − Property taxes: −$2,516
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − HOA: −$1,620
• − Depreciation: −$5,815
• Taxable loss: −$1,030
• Est. tax savings @ 24.0%: +$247
• After-tax cash flow: $2,393/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

+788.4% since first listed

47 events — show timeline

• 2026-04-18 Price Changed $199,900 CRMLS
• 2026-03-15 Price Changed $208,500 CRMLS
• 2026-03-11 Listed $219,900 CRMLS
• 2026-02-03 Listing Removed — CRMLS
• 2025-12-31 Price Changed $199,900 CRMLS
• 2025-11-30 Price Changed $205,900 CRMLS
• 2025-10-31 Price Changed $209,500 CRMLS
• 2025-10-11 Price Changed $217,500 CRMLS
• 2025-09-18 Price Changed $219,900 CRMLS
• 2025-09-18 Relisted — CRMLS
• 2025-08-28 Contingent — CRMLS
• 2025-08-13 Price Changed $229,000 CRMLS
• 2025-07-18 Price Changed $219,900 CRMLS
• 2025-05-18 Price Changed $223,500 CRMLS
• 2025-05-08 Relisted — CRMLS
• 2025-04-29 Contingent — CRMLS
• 2025-04-06 Price Changed $229,800 CRMLS
• 2025-03-03 Price Changed $235,500 CRMLS
• 2025-02-07 Listed $239,500 CRMLS
• 2024-09-06 Price Changed — TheMLS
• 2024-09-06 Relisted — TheMLS
• 2024-08-23 Contingent — TheMLS
• 2024-07-30 Price Changed — TheMLS
• 2024-07-18 Listed — TheMLS
• 2024-06-21 Price Changed — TheMLS
• 2024-06-11 Price Changed — TheMLS
• 2024-05-30 Price Changed — TheMLS
• 2024-05-22 Price Changed — TheMLS
• 2024-05-08 Price Changed — TheMLS
• 2024-04-12 Price Changed — TheMLS
• 2024-03-13 Listed — TheMLS
• 2023-04-11 Price Changed — TheMLS
• 2023-03-30 Listed — TheMLS
• 2022-07-18 Sold (Public Records) $225,000 Public Records
• 2022-07-18 Sold (MLS) $225,000 CRMLS
• 2022-06-20 Contingent — CRMLS
• 2022-06-14 Listed $234,900 CRMLS
• 2014-10-27 Sold (Public Records) $95,000 Public Records
• 2005-08-26 Sold (Public Records) $145,000 Public Records
• 2004-08-07 Listing Removed — CRMLS
• 2004-06-01 Listed $160,000 CRMLS
• 2003-10-22 Sold (Public Records) $76,000 Public Records
• 2003-10-22 Sold (MLS) $76,000 CRMLS
• 2003-02-19 Listed $76,000 CRMLS
• 2001-03-22 Sold (Public Records) $28,000 Public Records
• 1996-12-03 Sold (Public Records) $20,000 Public Records
• 1987-11-20 Sold (Public Records) $22,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,516 · -0.0% YoY. Source: county tax records.