5800 Hamner Ave #550 · Eastvale, CA 91752

$220,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 46 Days on market

Built 1999 3,049 sqft lot $176/sqft · 39% above area Est $158k · 39% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Swan Lake, a highly desirable gated community in the beautiful city of Eastvale. This move-in-ready, well-maintained manufactured home features stunning custom woodwork throughout the living room and kitchen, adding warmth and character. The home offers upgraded electrical and a recently installed central air conditioning system for year-round comfort. Enjoy outdoor living with a fully fenced lot, plus a charming front patio with permanent cement pavers and natural grass—perfect for relaxing or entertaining. Conveniently located near the community market and just minutes from shopping centers, this home combines comfort with accessibility. Residents of Swan Lake enjoy resort-style amenities, including a private lake for fishing, scenic walking trails ideal for morning exercise, multiple swimming pools, and community events. The park also features an on-site market and 24-hour gated security, providing both convenience and peace of mind. This is truly a must-see home—don’t miss the opportunity to be part of this vibrant and welcoming community!

Key facts

• 3,049 sq ft lot
• Community pool
• Built 1999

Tags

• FENCE AROUND THE PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 2.9% in Eastvale — 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 63/100 on livability (#464 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Jurupa Unified (suburban): math 25% / reading 38% proficiency, ranked #953 of 1,400 in CA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 64 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 37% of the median local income ($115k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 10y 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 $80k; list at $220k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 3→7/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.61% ✓
• Cap rate: 14.49%
• Cash-on-cash: 29.29%
• DSCR: 2.30
• GRM: 5.2

CMA / ARV

• ARV (median comp): $157,880
• List price: $220,000
• Delta: 39.35%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5800 Hamner #431	0.09mi	3/2.0	1,248 (0%)	1mo	$155,000	$124	95
5800 Hamner Ave #436	0.09mi	3/2.0	1,230 (-1%)	1mo	$235,000	$191	92
5800 Hamner #416	0.09mi	3/3.0	1,200 (-4%)	1mo	$115,000	$96	85
5800 Hamner Ave #159	0.09mi	3/2.0	1,200 (-4%)	6mo	$180,000	$150	84
5800 Hamner Ave #568	0.12mi	3/2.0	1,344 (+8%)	0mo	$247,500	$184	81
5800 Hamner Ave #72	0.09mi	3/2.0	1,344 (+8%)	3mo	$255,000	$190	81
5800 Hamner #156	0.09mi	3/2.0	1,152 (-8%)	3mo	$172,500	$150	81
5800-#407 Hamner Ave #407	0.09mi	3/2.0	1,344 (+8%)	8mo	$161,500	$120	76
5800 Hamner Ave #288	0.09mi	3/2.0	1,152 (-8%)	9mo	$127,000	$110	76
5800 Hamner #287	0.09mi	3/2.0	1,122 (-10%)	7mo	$60,000	$53	73
5800 Hamner Ave #197	0.18mi	4/2.0 (+1)	1,344 (+8%)	2mo	$249,000	$185	72
5800 Hamner Ave #232	0.16mi	2/2.0 (-1)	1,200 (-4%)	11mo	$120,000	$100	72

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

Projected returns pro-forma

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

5-year hold

• IRR: 23.7%
• Equity multiple: 1.97×
• Total profit: $60,011
• Equity at exit: $32,803

10-year hold

• IRR: 31.6%
• Equity multiple: 3.84×
• Total profit: $175,193
• Equity at exit: $19,022

Cash invested: $61,600 (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 91752

• Rents YoY: 3.0%
• Active inventory: 64
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $3,537 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$743
• Net cashflow: $1,503

Break-even live

Break-even rent $1,634

Max offer price $220,000

Occupancy floor 52%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5464 W Homecoming Cir Eastvale, CA	1.0–3.0	1.5–3.0	1359	$3,999	$2.94	1d	20	0.17mi
5954 Catskills Ct Eastvale, CA	2.0	2.5	1378	$3,500	$2.54	22d	1	0.51mi
6302 Ancora Ln Eastvale, CA	2.0	2.5	1211	$2,800	$2.31	43d	1	0.68mi
12402 Constellation St Eastvale, CA	3.0	3.0	1499	$3,300	$2.20	43d	1	0.69mi
6386 Pegasus Ct Eastvale, CA	3.0	4.0	1500	$3,100	$2.07	24d	1	0.76mi
4536 S Afton Privado Ontario, CA	2.0	2.0	1416	$3,500	$2.47	1d	1	0.78mi
4130 E Malagon Privado #88 Ontario, CA	3.0	2.5	1389	$3,150	$2.27	24d	1	0.88mi
4110 E Coronado Privado Ontario, CA	2.0	2.0	1193	$3,300	$2.77	22d	1	1.04mi
4255 E Carmel Privado Ontario, CA	3.0	2.5	1450	$3,200	$2.21	24d	1	1.14mi
6770 Pats Ranch Rd Jurupa Valley, CA	1.0–2.0	1.0–2.0	938	$3,712	$3.96	1d	16	1.19mi
4231 S Hollyhock Paseo #76 Ontario, CA	3.0	2.5	1428	$3,000	$2.10	24d	1	1.19mi
4231 E Sage Paseo Unit 97 Ontario, CA	3.0	2.5	1428	$3,150	$2.21	24d	1	1.22mi

Listing history 44 events

1. 2026-06-03
   days on market $220,000 Active 46 DOM
2. 2026-06-02
   days on market $220,000 Active 45 DOM
3. 2026-06-01
   days on market $220,000 Active 44 DOM
4. 2026-05-31
   days on market $220,000 Active 43 DOM
5. 2026-04-27
   price $220,000 1088-char remark

   Show marketing remark (1088 chars)

   Welcome to Swan Lake, a highly desirable gated community in the beautiful city of Eastvale. This move-in-ready, well-maintained manufactured home features stunning custom woodwork throughout the living room and kitchen, adding warmth and character. The home offers upgraded electrical and a recently installed central air conditioning system for year-round comfort. Enjoy outdoor living with a fully fenced lot, plus a charming front patio with permanent cement pavers and natural grass—perfect for relaxing or entertaining. Conveniently located near the community market and just minutes from shopping centers, this home combines comfort with accessibility. Residents of Swan Lake enjoy resort-style amenities, including a private lake for fishing, scenic walking trails ideal for morning exercise, multiple swimming pools, and community events. The park also features an on-site market and 24-hour gated security, providing both convenience and peace of mind. This is truly a must-see home—don’t miss the opportunity to be part of this vibrant and welcoming community!

6. 2026-04-18
   listed $230,000 Active 1088-char remark

   Show marketing remark (1088 chars)

   Welcome to Swan Lake, a highly desirable gated community in the beautiful city of Eastvale. This move-in-ready, well-maintained manufactured home features stunning custom woodwork throughout the living room and kitchen, adding warmth and character. The home offers upgraded electrical and a recently installed central air conditioning system for year-round comfort. Enjoy outdoor living with a fully fenced lot, plus a charming front patio with permanent cement pavers and natural grass—perfect for relaxing or entertaining. Conveniently located near the community market and just minutes from shopping centers, this home combines comfort with accessibility. Residents of Swan Lake enjoy resort-style amenities, including a private lake for fishing, scenic walking trails ideal for morning exercise, multiple swimming pools, and community events. The park also features an on-site market and 24-hour gated security, providing both convenience and peace of mind. This is truly a must-see home—don’t miss the opportunity to be part of this vibrant and welcoming community!

7. 2023-11-06
   soldstatus $80,000 Closed Sale 416-char remark

   Show marketing remark (416 chars)

   This home offers three spacious bedrooms and two bathrooms. New interior and exterior paint. New carpet flooring in all bedrooms. Property has a porch and a carport. This Mobile Home Park has a huge pool, spa, and a club house. Property has two assigned parking spaces, parking at the property carport is not allowed; unless there is an arrangement with the mobile home park. Easy access to freeways. Gated entrance.

8. 2023-11-05
   status Pending Sale 416-char remark

   Show marketing remark (416 chars)

   This home offers three spacious bedrooms and two bathrooms. New interior and exterior paint. New carpet flooring in all bedrooms. Property has a porch and a carport. This Mobile Home Park has a huge pool, spa, and a club house. Property has two assigned parking spaces, parking at the property carport is not allowed; unless there is an arrangement with the mobile home park. Easy access to freeways. Gated entrance.

9. 2023-09-29
   historical Active Under Contract 416-char remark

   Show marketing remark (416 chars)

   This home offers three spacious bedrooms and two bathrooms. New interior and exterior paint. New carpet flooring in all bedrooms. Property has a porch and a carport. This Mobile Home Park has a huge pool, spa, and a club house. Property has two assigned parking spaces, parking at the property carport is not allowed; unless there is an arrangement with the mobile home park. Easy access to freeways. Gated entrance.

10. 2023-09-12
    status Active 416-char remark

    Show marketing remark (416 chars)

    This home offers three spacious bedrooms and two bathrooms. New interior and exterior paint. New carpet flooring in all bedrooms. Property has a porch and a carport. This Mobile Home Park has a huge pool, spa, and a club house. Property has two assigned parking spaces, parking at the property carport is not allowed; unless there is an arrangement with the mobile home park. Easy access to freeways. Gated entrance.

11. 2023-09-08
    historical Active Under Contract 416-char remark

    Show marketing remark (416 chars)

    This home offers three spacious bedrooms and two bathrooms. New interior and exterior paint. New carpet flooring in all bedrooms. Property has a porch and a carport. This Mobile Home Park has a huge pool, spa, and a club house. Property has two assigned parking spaces, parking at the property carport is not allowed; unless there is an arrangement with the mobile home park. Easy access to freeways. Gated entrance.

12. 2023-08-14
    listed $85,000 Active 416-char remark

    Show marketing remark (416 chars)

    This home offers three spacious bedrooms and two bathrooms. New interior and exterior paint. New carpet flooring in all bedrooms. Property has a porch and a carport. This Mobile Home Park has a huge pool, spa, and a club house. Property has two assigned parking spaces, parking at the property carport is not allowed; unless there is an arrangement with the mobile home park. Easy access to freeways. Gated entrance.

13. 2021-12-03
    price $85,000
14. 2021-11-01
    price $87,000
15. 2021-10-28
    status Active
16. 2021-10-25
    status Pending Sale
17. 2021-10-11
    price $89,000
18. 2021-10-11
    listed $85,000 Active
19. 2020-09-24
    soldstatus $55,000 Closed Sale
20. 2020-08-31
    status Pending Sale
21. 2020-08-03
    price $56,000
22. 2020-06-29
    price $65,000
23. 2020-06-22
    listed $69,000 Active
24. 2020-06-22
    historical $69,000
25. 2019-10-25
    historical Hold Do Not Show
26. 2019-10-16
    status Active
27. 2019-09-16
    historical Hold Do Not Show
28. 2019-08-31
    status Active
29. 2019-07-01
    status Active
30. 2019-07-01
    historical Hold Do Not Show
31. 2019-05-31
    historical Hold Do Not Show
32. 2019-04-18
    listed $59,999 Active
33. 2018-06-01
    soldstatus $45,000 Closed Sale
34. 2018-05-23
    status Pending Sale
35. 2018-01-24
    price $50,000
36. 2017-12-04
    historical
37. 2017-12-04
    status Active
38. 2017-11-13
    historical
39. 2017-11-03
    status Active
40. 2017-11-02
    historical Hold Do Not Show
41. 2017-11-01
    listed $54,500 Active
42. 2017-10-31
    listed $54,500 Active
43. 2016-11-10
    historical
44. 2016-10-24
    listed $48,000 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: $548 · $46/mo
• Projected year-2 tax: $1,672 · $139/mo
• Expected delta: +$1,124/yr (+$94/mo · 205.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 3 d/yr ≥102°F today · 7 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 23 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,446
• − Mortgage interest: −$12,323
• − Property taxes: −$548
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,396
• − Management: −$3,396
• − Depreciation: −$6,400
• Taxable income: $15,283
• Est. tax owed @ 24.0%: −$3,668
• After-tax cash flow: $14,372/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: Jurupa Unified
• NCES district ID: 0619260
• Math proficiency: 25% ▲ 2.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $58,100
• Composite: 30.97/100
• National rank: #11327
• State rank: #953 of 1400 in CA

Livability — Eastvale

• Score: 63/100
• State rank: #464
• US rank: #15853

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eastvale, CA
• County: Riverside County · 2,287,001 people
• City population: 75,043
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 37,983
• Household income: $115,177
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1280.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 61% White 20% Two or more races 16% Asian 10% Black 7% Native American 1%
• Hispanic origin (detail): Mexican 54% Puerto Rican 1%
• Common ancestry: Italian 1% Lithuanian 1% Iranian 1%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 47% English-only · Spanish 45% Tagalog/Filipino 2% Other Indo-European 2%

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: ▼ -560.99%
• Current HPI: 426.3636
• Rent YoY: ▲ 3.00%
• Metro: Riverside-San Bernardino-Ontario, CA
• 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

+358.3% since first listed

40 events — show timeline

• 2026-04-27 Price Changed $220,000 CRMLS
• 2026-04-18 Listed $230,000 CRMLS
• 2023-11-06 Sold (MLS) $80,000 CRMLS
• 2023-11-05 Pending — CRMLS
• 2023-09-29 Contingent — CRMLS
• 2023-09-12 Relisted — CRMLS
• 2023-09-08 Contingent — CRMLS
• 2023-08-14 Listed $85,000 CRMLS
• 2021-12-03 Price Changed $85,000 CRMLS
• 2021-11-01 Price Changed $87,000 CRMLS
• 2021-10-28 Relisted — CRMLS
• 2021-10-25 Pending — CRMLS
• 2021-10-11 Price Changed $89,000 CRMLS
• 2021-10-11 Listed $85,000 CRMLS
• 2020-09-24 Sold (MLS) $55,000 CRMLS
• 2020-08-31 Pending — CRMLS
• 2020-08-03 Price Changed $56,000 CRMLS
• 2020-06-29 Price Changed $65,000 CRMLS
• 2020-06-22 Listed $69,000 CRMLS
• 2020-06-22 Coming Soon $69,000 CRMLS
• 2019-10-25 Delisted — CRMLS
• 2019-10-16 Relisted — CRMLS
• 2019-09-16 Delisted — CRMLS
• 2019-08-31 Relisted — CRMLS
• 2019-07-01 Relisted — CRMLS
• 2019-07-01 Delisted — CRMLS
• 2019-05-31 Delisted — CRMLS
• 2019-04-18 Listed $59,999 CRMLS
• 2018-06-01 Sold (MLS) $45,000 CRMLS
• 2018-05-23 Pending — CRMLS
• 2018-01-24 Price Changed $50,000 CRMLS
• 2017-12-04 Listing Removed — CRMLS
• 2017-12-04 Relisted — CRMLS
• 2017-11-13 Listing Removed — CRMLS
• 2017-11-03 Relisted — CRMLS
• 2017-11-02 Delisted — CRMLS
• 2017-11-01 Listed $54,500 CRMLS
• 2017-10-31 Listed $54,500 CRMLS
• 2016-11-10 Listing Removed — CRMLS
• 2016-10-24 Listed $48,000 CRMLS

Property tax history

-0.1%/yr

Latest (2025): $548 · +5.4% YoY. Source: county tax records.