30810 Paradise Palm Ave · Homeland, CA 92548

$239,900

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 177 Days on market

Built 1978 3,920 sqft lot Est $246k · at est. $144/mo HOA · 5% 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 +28.6/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +8.6/15.0
• 1% rule +7.5/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks

Spacious, split floor plan manufactured home in own-your-own lot Highland Palms 55+ Senior Estates boasts a bedroom and bath at opposite ends of the home for maximum privacy. Formal entry with coat closet. Living room/dining room "L" has ceiling fan, built-in buffet and china hutch with loads of cabinets. Large family room and built-in cabinet and shelves. Kitchen has 5-burner gas stove, stainless sink, newer oven, breakfast bar, and butler's pantry. Primary bedroom has carpet, sunken tub, separate shower, and Walk-in closet. Inside laundry with gas dryer hookups. Guest bedroom/bath has large vanity and tub/shower. Laminated flooring t/o most of the main living area, vertical blin

Key facts

• Clubhouse
• Manufactured home
• Split floor plan

Tags

• MANUFACTURED HOME
• OWN-YOUR-OWN LOT
• SPLIT FLOOR PLAN
• 9-HOLE EXECUTIVE GOLF COURSE
• CLUBHOUSE
• SWIMMING POOL

Property features AI

Finance

• Other: Community features include curbs, gutters, biking paths and proximity to a golf course; Property has termite clearance
• Financial info: Assessments: Unknown
• HOA & community: Part of Highland Palms Senior Estates association; Monthly association fee of $144; Senior community; Community amenities include pool, heated spa, sauna, clubhouse, billiard and card rooms, meeting room, gym/exercise room, picnic and barbecue areas, storage, common RV parking, golf and recreational multipurpose room, maintenance of grounds

Exterior

• Parking: Two total parking spaces; Covered carport (attached); Concrete driveway
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public/district water; Public sewer; Electricity on property and connected; Natural gas connected; Telephone service to street; Cable available
• Home design: Manufactured home; Single-story (one level); South-facing; Entry on main level; No accessory dwelling unit
• Construction: Composition/shingle roof; Raised foundation on pier jacks; Built by Fleetwood (builder model)
• Exterior features: Front covered porch; Covered patio; Awning; Rain gutters; Exterior lighting; In-ground heated association pool/spa; Shed on property; No fencing; Rectangular lot with front yard and yard space; Has a view; Paved road frontage with city street access

Interior

• Kitchen: Gas cooktop and gas range/oven; Range/stove hood; Refrigerator included; Garbage disposal; Laminate counters
• Bedrooms: Two main-level bedrooms; Primary bedroom with dressing area and walk-in closet; Two primary suites
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms on the main level; Soaking tub and bathtub; Shower in tub and separate walk-in/shower; Vanity area and linen/storage closet; Closet in bathroom
• Heating & cooling: Central air conditioning (electric); Forced air heating with natural gas central furnace
• Interior features: Built-in shelving/cabinetry; Ceiling fan(s); Open floor plan; Formica counters; Entryway; Blinds and window screens; Smoke and carbon monoxide detectors; Unfurnished
• Laundry & utility: Indoor laundry room; Washer hookup; Gas dryer hookup; Individual laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $792 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 $26k of equity ($2k loan paydown + $24k 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 $67k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $240k implies a 2185% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 1.25% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.15%
• DSCR: 1.63
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $245,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30856 Palmetto Palm Ave	0.10mi	2/2.0	1,344 (0%)	2mo	$165,000	$123	94
30730 Palmetto Palm Ave	0.10mi	2/2.0	1,344 (0%)	6mo	$210,000	$156	91
26082 Seaforthia Palm	0.30mi	2/2.0	1,344 (0%)	4mo	$254,000	$189	83
30861 Paradise Palm	0.05mi	2/2.0	1,464 (+9%)	3mo	$255,000	$174	80
26078 Sago Palm	0.20mi	2/2.0	1,248 (-7%)	1mo	$239,900	$192	78
30857 Palmetto Palm	0.07mi	3/2.0 (+1)	1,456 (+8%)	0mo	$266,000	$183	77
26080 ivory Palm Dr	0.20mi	2/2.0	1,440 (+7%)	6mo	$225,000	$156	74
31240 Fretwell	0.41mi	2/2.0	1,440 (+7%)	2mo	$300,000	$208	68
26068 Fountain Palm Dr	0.26mi	2/2.0	1,200 (-11%)	9mo	$220,000	$183	62
26076 Butterfly Palm Dr	0.27mi	2/2.0	1,152 (-14%)	8mo	$233,000	$202	57
25952 Homeland Ave	0.66mi	2/2.0	1,440 (+7%)	9mo	$225,000	$156	50
26276 Guthridge	0.66mi	3/2.0 (+1)	1,440 (+7%)	3mo	$460,000	$319	50

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: 34.7%
• Equity multiple: 3.70×
• Total profit: $181,087
• Equity at exit: $216,121

10-year hold

• IRR: 29.9%
• Equity multiple: 8.35×
• Total profit: $493,595
• Equity at exit: $466,073

Cash invested: $67,172 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,995 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$72 /mo · $865/yr
• Insurance: −$100
• HOA: −$144
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $792

Break-even live

Break-even rent $1,993

Max offer price $239,900

Occupancy floor 69%

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: $59,975
• Closing costs: $7,197
• 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	1d	1	1.23mi

HOA detail

• Monthly dues: $144 · $1,728/yr
• Likely covers: gas

Listing history 16 events

1. 2026-06-18
   days on market $239,900 Active 177 DOM
2. 2026-06-17
   days on market $239,900 Active 176 DOM
3. 2026-06-16
   days on market $239,900 Active 175 DOM
4. 2026-06-15
   days on market $239,900 Active 174 DOM
5. 2026-06-13
   days on market $239,900 Active 172 DOM
6. 2026-06-09
   days on market $239,900 Active 168 DOM
7. 2026-06-08
   days on market $239,900 Active 167 DOM
8. 2026-06-07
   days on market $239,900 Active 166 DOM
9. 2026-06-04
   days on market $239,900 Active 163 DOM
10. 2026-06-03
    days on market $239,900 Active 162 DOM
11. 2026-06-02
    days on market $239,900 Active 161 DOM
12. 2026-06-01
    days on market $239,900 Active 160 DOM
13. 2026-05-31
    days on market $239,900 Active 159 DOM
14. 2026-01-22
    price $239,900
15. 2025-12-23
    listed $249,000 Active
16. 1976-12-01
    soldstatus $10,500

ⓘ 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: $865 · $72/mo
• Projected year-2 tax: $1,823 · $152/mo
• Expected delta: +$958/yr (+$80/mo · 110.7%)

ⓘ 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 · 14 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: −$13,438
• − Property taxes: −$865
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,875
• − Management: −$2,875
• − HOA: −$1,728
• − Depreciation: −$6,979
• Taxable income: $5,980
• Est. tax owed @ 24.0%: −$1,435
• After-tax cash flow: $8,068/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

+2184.8% since first listed

3 events — show timeline

• 2026-01-22 Price Changed $239,900 CRMLS
• 2025-12-23 Listed $249,000 CRMLS
• 1976-12-01 Sold (Public Records) $10,500 Public Records

Property tax history

+1.7%/yr

Latest (2025): $865 · -0.0% YoY. Source: county tax records.