26032 Seaforthia Palm Dr · Homeland, CA 92548

$285,000

3 bd · 2.0 ba · 1,920 sqft · Manufactured public records · 1119 Days on market

Built 1978 0.25 ac lot Est $290k · at est. $130/mo HOA · 4% 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 +23.3/30.0
• Appreciation +10.0/10.0
• ARV discount +8.3/15.0
• DSCR +7.5/10.0
• 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

Great home located in the active 55+ community of Highland Palms, You own the land on this beautiful spacious 1,920 sq. ft home. HOA includes, 9 hole golf course, RV parking, clubhouse with kitchen, heated pool, spa, billiard room, card room, library etc. Property is located close proximity to freeway, business, shopping and health facilities. Buyers needs to go for an orientation with the HOA prior to close of escrow. Property is on a permanent foundation.

Key facts

• 0.25 acre lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Lot reported as 0-1 unit/acre per assessor
• HOA & community: Part of a senior association (Highland Palms Senior); Community of about 535 units; Monthly association fee; Association amenities include pool, spa, sauna, barbecue, golf, gym/exercise room, clubhouse, billiard and card rooms, banquet facilities, common RV parking, and pet rules allowing pets

Exterior

• Parking: Carport with space for 2 vehicles
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water (district/public); Public sewer; Electricity on property and connected; Natural gas connected; Cable and telephone access in street
• Home design: Single-story manufactured home; No shared/common walls; Entry located on side; R-T zoning
• Construction: Permanent foundation; Year built per assessor
• Exterior features: Manufactured house; Shed; In-ground, heated association pool; Association spa; Association sauna; Access via paved, maintained city streets; Has a view

Interior

• Kitchen: Dishwasher; Breakfast counter / bar
• Bedrooms: Three main-level bedrooms (all bedrooms on ground floor); Family room and living room
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms with showers
• Heating & cooling: Central heating (furnace); Central air conditioning
• Interior features: One-level home with side entry; Carbon monoxide and smoke detectors; Association spa access
• Laundry & utility: Separate laundry room; Washer and dryer excluded from sale

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $285k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $251k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 $30k 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 $80k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 1119 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $250,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 1119 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: 1.05% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.82%
• DSCR: 1.35
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $289,920
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26171 Kentia Palm	0.18mi	3/2.0	1,800 (-6%)	1mo	$385,000	$214	81
26032 Highland Palm Dr	0.22mi	2/2.0 (-1)	1,780 (-7%)	2mo	$159,000	$89	71
30562 Paradise Palm Ave	0.19mi	2/2.0 (-1)	1,832 (-5%)	10mo	$219,000	$120	70
30697 Butia Palm	0.18mi	2/2.0 (-1)	1,760 (-8%)	4mo	$249,000	$141	70
30740 Palmetto Palm Ave	0.25mi	2/2.0 (-1)	1,740 (-9%)	3mo	$260,000	$149	65
26136 Ivory Palm Dr	0.32mi	2/2.0 (-1)	1,920 (0%)	21mo	$290,000	$151	62
30737 Butia Palm Ave	0.19mi	3/2.0	1,680 (-12%)	13mo	$285,000	$170	59
30985 Allen Ave	0.52mi	3/2.0	2,108 (+10%)	11mo	$431,000	$204	50
30761 Alicante Dr	0.74mi	4/2.0 (+1)	1,860 (-3%)	24mo	$575,000	$309	35

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: 30.0%
• Equity multiple: 3.36×
• Total profit: $188,306
• Equity at exit: $256,751

10-year hold

• IRR: 26.0%
• Equity multiple: 7.62×
• Total profit: $528,426
• Equity at exit: $553,692

Cash invested: $79,800 (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: $2,995 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$119
• HOA: −$130
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $520

Break-even live

Break-even rent $2,337

Max offer price $285,000

Occupancy floor 78%

Sensitivity live

Price	-10% $681	-5% $601	+0% $520	+5% $439	+10% $359
Rent	-10% $283	-5% $402	+0% $520	+5% $638	+10% $757
Rate	-1.0pp $664	-0.5pp $592	base $520	+0.5pp $446	+1.0pp $371

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: $71,250
• Closing costs: $8,550
• 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	0.94mi

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: pool

Listing history 8 events

1. 2026-06-04
   days on market $285,000 Active 1119 DOM
2. 2026-06-03
   days on market $285,000 Active 1118 DOM
3. 2026-06-02
   days on market $285,000 Active 1117 DOM
4. 2026-06-01
   days on market $285,000 Active 1116 DOM
5. 2026-05-31
   days on market $285,000 Active 1115 DOM
6. 2023-05-14
   status Active
7. 2023-05-05
   listed $285,000 Active
8. 2023-04-24
   historical $285,000

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $2,166 · $180/mo
• Expected delta: +$933/yr (+$78/mo · 75.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% 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: −$15,964
• − Property taxes: −$1,233
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,875
• − Management: −$2,875
• − HOA: −$1,560
• − Depreciation: −$8,291
• Taxable income: $1,716
• Est. tax owed @ 24.0%: −$412
• After-tax cash flow: $5,828/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

+0.0% since first listed

3 events — show timeline

• 2023-05-14 Relisted — CRMLS
• 2023-05-05 Listed $285,000 CRMLS
• 2023-04-24 Coming Soon $285,000 CRMLS

Property tax history

+1.0%/yr

Latest (2025): $1,233 · +0.1% YoY. Source: county tax records.