5800-601 Hamner Ave #601 · Eastvale, CA 91752

$215,000

4 bd · 2.0 ba · — sqft · Manufactured · 16 Days on market

Built 1977 Good condition ↓ 4% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks

One of the Largest Manufactured Homes in the Community – Triple-Wide, 1,920 Sq. Ft. ! Welcome to this spacious and well-maintained 4-bedroom, 2-bathroom triple-wide manufactured home located in the heart of Eastvale. Offering approximately 1,920 square feet of living space, this is one of the largest homes in the community. Situated within a desirable all-ages, family-friendly community with 24-hour gated security, residents enjoy a variety of amenities including an Olympic-size swimming pool, scenic lake, basketball court, clubhouse/party room, greenbelt areas, school bus transportation, and pet-friendly policies. Inside, you'll find a functional open layout with four generously s

Key facts

• Triple-wide
• Basketball court
• Scenic lake

Tags

• LARGEST MANUFACTURED HOMES
• TRIPLE-WIDE
• 24-HOUR GATED SECURITY
• OLYMPIC-SIZE SWIMMING POOL
• SCENIC LAKE
• BASKETBALL COURT

Property features AI

Finance

• Other: Density indicated as approximately 36-40 units per acre
• Financial info: Land lease amount approximately $1,400
• HOA & community: Association amenities include a pool; Located in a community with shared amenities (fishing, lake, park); Property is on a land lease

Exterior

• Parking: Located in the Swanlake park
• Utilities: Public/District water; Sewer or septic (unknown type)
• Home design: Single-story home; Mobile home model: Levitt; Mobile home dimensions approximately 30 ft by 64 ft; Mobile home remains on site
• Construction: Year built: source listed as other
• Exterior features: Community pool; Community offers fishing, lake access, and park amenities

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Entry level is at ground level; Entry location: None indicated
• Laundry & utility: Washer/dryer hookups for gas and electric; Has laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $215k).
• Recommended offer: $212k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.4% 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; 40 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 39% 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 $1k of loan paydown is wiped out by about $6k 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 $60k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 2y 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 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 $211,775 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.73% ✓
• Cap rate: 14.37%
• Cash-on-cash: 28.83%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (median comp): $130,452
• List price: $215,000
• Delta: 60.98%
• 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 Ave #197	0.10mi	4/2.0	1,344	2mo	$249,000	$185	81
5800 Hamner Ave #670	0.21mi	4/2.0	1,728	5mo	$185,000	$107	74
5800 Hamner #431	0.21mi	3/2.0 (-1)	1,248	1mo	$155,000	$124	72
5800 Hamner #64	0.12mi	3/2.0 (-1)	1,056	6mo	$160,000	$152	72
5800 Hamner Ave #436	0.21mi	3/2.0 (-1)	1,230	1mo	$235,000	$191	71
5800 Hamner Ave #72	0.21mi	3/2.0 (-1)	1,344	3mo	$255,000	$190	70
5800 Hamner #156	0.21mi	3/2.0 (-1)	1,152	3mo	$172,500	$150	70
5800 Hamner Ave #447	0.21mi	3/2.5 (-1)	1,632	1mo	$115,000	$70	70
5800 Hamner Ave #568	0.27mi	3/2.0 (-1)	1,344	0mo	$247,500	$184	70
5800 Hamner #416	0.21mi	3/3.0 (-1)	1,200	1mo	$115,000	$96	68
5800 Hamner Ave #237	0.29mi	3/2.0 (-1)	1,440	4mo	$82,500	$57	66
5800 Hamner #53	0.21mi	3/1.0 (-1)	720	3mo	$58,000	$81	66

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: 23.2%
• Equity multiple: 1.95×
• Total profit: $57,334
• Equity at exit: $32,057

10-year hold

• IRR: 31.1%
• Equity multiple: 3.80×
• Total profit: $168,769
• Equity at exit: $18,589

Cash invested: $60,200 (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: 4.8×

Monthly cashflow live

• Estimated rent: $3,712 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$779
• Net cashflow: $1,446

Break-even live

Break-even rent $1,881

Max offer price $215,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,595	-5% $1,521	+0% $1,446	+5% $1,372	+10% $1,298
Rent	-10% $1,153	-5% $1,300	+0% $1,446	+5% $1,593	+10% $1,740
Rate	-1.0pp $1,555	-0.5pp $1,501	base $1,446	+0.5pp $1,391	+1.0pp $1,334

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5929 Rockport Rd Eastvale, CA	3.0	2.5	1605	$3,300	$2.06	25d	1	0.17mi
12515 Celebration Dr Eastvale, CA	3.0	2.0	1760	$3,400	$1.93	44d	1	0.19mi
12488 Celebration Dr Eastvale, CA	4.0	3.0	2828	$3,550	$1.26	6d	1	0.23mi
5634 Cambria Dr Eastvale, CA	3.0	3.0	2828	$4,000	$1.41	44d	1	0.28mi
12766 Bolsa Dr Eastvale, CA	3.0	2.5	1772	$3,300	$1.86	44d	1	0.34mi
12782 Lomond Way Eastvale, CA	3.0	2.5	1775	$3,300	$1.86	44d	1	0.35mi
12774 Bolsa Dr Eastvale, CA	3.0	3.0	1772	$3,395	$1.92	17d	1	0.35mi
5464 W Homecoming Cir Eastvale, CA	1.0–3.0	1.5–3.0	1359	$4,299	$3.16	0d	22	0.36mi
12788 Bolsa Dr Eastvale, CA	4.0	3.5	1780	$3,550	$1.99	20d	1	0.37mi
13010 58th St Eastvale, CA	3.0	2.5	1554	$3,299	$2.12	15d	1	0.60mi
5930 Ginger Dr Eastvale, CA	3.0	2.5	1554	$2,990	$1.92	44d	1	0.60mi
5942 Ginger Dr Eastvale, CA	3.0	2.5	1742	$3,000	$1.72	44d	1	0.61mi
12538 Tavira Ln Eastvale, CA	3.0	3.5	1583	$3,000	$1.90	5d	1	0.63mi
12432 Constellation St Eastvale, CA	3.0	2.0	1668	$3,150	$1.89	44d	1	0.64mi
12432 Constellation St Unit 10 Eastvale, CA	3.0	2.5	1668	$3,150	$1.89	44d	1	0.64mi
12402 Constellation St Eastvale, CA	3.0	3.0	1499	$3,300	$2.20	44d	1	0.64mi
6337 Andromeda Ct Eastvale, CA	3.0	4.0	1513	$3,300	$2.18	25d	1	0.66mi
12967 Paradiso Dr #103 Eastvale, CA	3.0	3.5	1597	$6,400	$4.01	0d	1	0.67mi
6371 Estrela Ln Eastvale, CA	3.0	4.0	1583	$3,500	$2.21	0d	1	0.67mi
5945 Silveira St Eastvale, CA	4.0	3.0	2325	$3,600	$1.55	18d	1	0.69mi
6055 Snapdragon St Eastvale, CA	4.0	3.0	2664	$3,600	$1.35	25d	1	0.70mi
6395 Delgado Ln Eastvale, CA	3.0	3.0	1884	$3,250	$1.73	44d	1	0.70mi
6400 Marbella Ln Eastvale, CA	4.0	2.5	2075	$3,600	$1.73	44d	1	0.71mi
6366 Aquila Way Eastvale, CA	3.0	2.5	1681	$3,000	$1.78	44d	1	0.71mi
6116 Snapdragon St Eastvale, CA	4.0	3.0	2096	$3,800	$1.81	19d	1	0.71mi
6386 Pegasus Ct Eastvale, CA	3.0	4.0	1500	$3,100	$2.07	25d	1	0.72mi
6397 Peacock Ct Eastvale, CA	3.0	2.5	1668	$6,000	$3.60	0d	1	0.73mi
6077 Rosewood Way Eastvale, CA	4.0	2.5	2319	$3,750	$1.62	25d	1	0.76mi
6001 Flagstaff Dr Eastvale, CA	5.0	4.0	3270	$4,200	$1.28	13d	1	0.79mi
5942 Berryhill Dr Eastvale, CA	4.0	2.5	2567	$3,845	$1.50	3d	1	0.80mi
4395 S Alegre Privado #2 Ontario, CA	3.0	2.5	1628	$3,600	$2.21	4d	1	0.81mi
4130 E Malagon Privado #88 Ontario, CA	3.0	2.5	1389	$3,150	$2.27	25d	1	0.84mi
4282 S Malagon Privado Ontario, CA	3.0	2.5	1707	$3,300	$1.93	25d	1	0.86mi
13202 Ruby Ct Eastvale, CA	3.0	2.5	2269	$2,100	$0.93	44d	1	0.86mi
4208 E Flutter Privado Ontario, CA	5.0	3.0	2390	$3,850	$1.61	2d	1	0.87mi
3918 E Cambria Privado Ontario, CA	4.0	3.0	2308	$3,850	$1.67	11d	1	0.88mi
3994 E Catalina St Ontario, CA	5.0	3.0	2501	$3,950	$1.58	0d	1	0.88mi
4209 S Malagon Privado Ontario, CA	3.0	2.5	1753	$3,400	$1.94	0d	1	0.93mi
4340 S Encinitas Ave Ontario, CA	4.0	3.0	2308	$3,600	$1.56	15d	1	0.93mi
4340 S Encinitas Ave Ontario, CA	4.0	3.0	2308	$3,600	$1.56	0d	1	0.93mi

Listing history 32 events

1. 2026-06-18
   days on market $215,000 Active 16 DOM
2. 2026-06-17
   days on market $215,000 Active 15 DOM
3. 2026-06-16
   days on market $215,000 Active 14 DOM
4. 2026-06-15
   days on market $215,000 Active 13 DOM
5. 2026-06-13
   days on market $215,000 Active 11 DOM
6. 2026-06-13
   days on market $215,000 Active 10 DOM
7. 2026-06-09
   days on market $215,000 Active 7 DOM
8. 2026-06-08
   days on market $215,000 Active 6 DOM
9. 2026-06-07
   days on market $215,000 Active 5 DOM
10. 2026-06-04
    days on market $215,000 Active 2 DOM
11. 2026-06-03
    pricedays on marketlisting id $215,000 Active 1 DOM
12. 2026-05-31
    days on market $210,000 Active 113 DOM
13. 2026-02-07
    listed $210,000 Active 1623-char remark
14. 2025-07-03
    historical
15. 2025-06-03
    listed $200,000 Active
16. 2025-05-10
    historical
17. 2025-04-30
    historical
18. 2025-04-29
    status Active
19. 2025-04-03
    listed $199,000 Active
20. 2025-04-02
    historical
21. 2025-03-04
    price $199,000
22. 2025-02-05
    listed $225,000 Active
23. 2025-02-02
    historical
24. 2024-12-20
    price $220,000
25. 2024-12-19
    listed $22,000 Active
26. 2024-10-30
    historical
27. 2024-09-07
    listed $225,000 Active
28. 2024-08-02
    listed $219,000 Active
29. 2024-07-31
    historical
30. 2024-06-18
    listed $225,000 Active
31. 2024-06-15
    historical
32. 2024-05-15
    listed $225,000 Active

ⓘ 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 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: $44,539
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$3,563
• − Management: −$3,563
• − Depreciation: −$6,255
• Taxable income: $14,815
• Est. tax owed @ 24.0%: −$3,556
• After-tax cash flow: $13,800/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This well-maintained and recently updated manufactured home is move-in ready with new finishes and fresh curb appeal.

Value-add opportunities

• Both landscaping — improves curb appeal and adds value
• Both fence — creates a more private and secure environment

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and adds value ↑
• Both fence — creates a more private and secure environment ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-4.4% since first listed

22 events — show timeline

• 2026-06-02 Listed $215,000 CRMLS
• 2026-05-30 Listing Removed — CRMLS
• 2026-02-07 Listed $210,000 CRMLS
• 2025-07-03 Listing Removed — CRMLS
• 2025-06-03 Listed $200,000 CRMLS
• 2025-05-10 Listing Removed — CRMLS
• 2025-04-30 Listing Removed — CRMLS
• 2025-04-29 Relisted — CRMLS
• 2025-04-03 Listed $199,000 CRMLS
• 2025-04-02 Listing Removed — CRMLS
• 2025-03-04 Price Changed $199,000 CRMLS
• 2025-02-05 Listed $225,000 CRMLS
• 2025-02-02 Listing Removed — CRMLS
• 2024-12-20 Price Changed $220,000 CRMLS
• 2024-12-19 Listed $22,000 CRMLS
• 2024-10-30 Listing Removed — CRMLS
• 2024-09-07 Listed $225,000 CRMLS
• 2024-08-02 Listed $219,000 CRMLS
• 2024-07-31 Listing Removed — CRMLS
• 2024-06-18 Listed $225,000 CRMLS
• 2024-06-15 Listing Removed — CRMLS
• 2024-05-15 Listed $225,000 CRMLS