5800 S Hamner Ave #492 · Eastvale, CA 91752

$59,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 6 Days on market

Built 1977

---

Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This spacious 4 bedroom, 2 bathroom mobile home is full of potential and ready for its next owner to make it their own. The layout offers plenty of space for a large family, with comfortable living areas and generously sized bedrooms. Whether you’re looking to keep it in the park or move it to your own property, this home gives you flexibility and opportunity. Perfect for buyers looking for an affordable option with room to grow.

Key facts

• 2 parking spots
• Community pool
• Built 1977

Property features AI

Finance

• Other: Located in Swan Lake park; Suburban community
• Financial info: Land lease amount $2,334
• HOA & community: Land lease in place

Exterior

• Parking: 2 parking spaces; 2 carport spaces
• Utilities: Public sewer; District/Public water
• Home design: Single-story; Mobile home on site (24' x 60'); Double-wide body type
• Construction: Mobile home remains on property; Year built reported by seller
• Exterior features: Community pool; Zero lot line

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Ground-level entry
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $60k).
• Cap rate 54.5% 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; 39 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 $414 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

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 $59,900

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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 5.85% ✓
• Cap rate: 54.51%
• Cash-on-cash: 172.20%
• DSCR: 8.66
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $178,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5800 Hamner Ave #354	0.00mi	3/2.0	1,440 (0%)	7mo	$139,900	$97	94
5800 Hamner Ave #237	0.10mi	3/2.0	1,440 (0%)	4mo	$82,500	$57	92
5800 Hamner Ave #259	0.00mi	3/2.0	1,440 (0%)	9mo	$105,000	$73	92
5800 Hamner Ave #72	0.00mi	3/2.0	1,344 (-7%)	3mo	$255,000	$190	86
5800 Hamner #86	0.03mi	4/2.0 (+1)	1,440 (0%)	9mo	$275,000	$191	86
5800 Hamner Ave #568	0.07mi	3/2.0	1,344 (-7%)	0mo	$247,500	$184	85
5800-#407 Hamner Ave #407	0.00mi	3/2.0	1,344 (-7%)	8mo	$161,500	$120	82
5800 Hamner #431	0.00mi	3/2.0	1,248 (-13%)	1mo	$155,000	$124	77
5800 Hamner Ave #197	0.12mi	4/2.0 (+1)	1,344 (-7%)	2mo	$249,000	$185	77
5800 Hamner Ave #447	0.00mi	3/2.5	1,632 (+13%)	1mo	$115,000	$70	75
5800 Hamner Ave #436	0.00mi	3/2.0	1,230 (-15%)	1mo	$235,000	$191	74
5800 HAMNER #461	0.00mi	4/2.0 (+1)	1,568 (+9%)	10mo	$185,000	$118	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: —
• Equity multiple: 9.56×
• Total profit: $143,602
• Equity at exit: $8,931

10-year hold

• IRR: —
• Equity multiple: 20.23×
• Total profit: $322,512
• Equity at exit: $5,179

Cash invested: $16,772 (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: 1.4×

Monthly cashflow live

• Estimated rent: $3,504 high
• Mortgage (P&I): −$314
• Tax from tax record: −$22 /mo · $264/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$736
• Net cashflow: $2,407

Break-even live

Break-even rent $457

Max offer price $59,900

Occupancy floor 26%

Sensitivity live

Price	-10% $2,441	-5% $2,424	+0% $2,407	+5% $2,390	+10% $2,373
Rent	-10% $2,130	-5% $2,268	+0% $2,407	+5% $2,545	+10% $2,684
Rate	-1.0pp $2,437	-0.5pp $2,422	base $2,407	+0.5pp $2,391	+1.0pp $2,375

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12515 Celebration Dr Eastvale, CA	3.0	2.0	1760	$3,400	$1.93	44d	1	0.24mi
5464 W Homecoming Cir Eastvale, CA	1.0–3.0	1.5–3.0	1359	$4,299	$3.16	0d	22	0.26mi
5929 Rockport Rd Eastvale, CA	3.0	2.5	1605	$3,300	$2.06	25d	1	0.32mi
5954 Catskills Ct Eastvale, CA	2.0	2.5	1378	$3,500	$2.54	22d	1	0.43mi
12766 Bolsa Dr Eastvale, CA	3.0	2.5	1772	$3,300	$1.86	44d	1	0.50mi
12774 Bolsa Dr Eastvale, CA	3.0	3.0	1772	$3,395	$1.92	17d	1	0.51mi
12782 Lomond Way Eastvale, CA	3.0	2.5	1775	$3,300	$1.86	44d	1	0.51mi
12788 Bolsa Dr Eastvale, CA	4.0	3.5	1780	$3,550	$1.99	20d	1	0.52mi
6302 Ancora Ln Eastvale, CA	2.0	2.5	1211	$2,800	$2.31	44d	1	0.60mi
12579 Ruvina Ln Eastvale, CA	2.0	2.5	1550	$2,850	$1.84	44d	1	0.61mi
12579 Ruvina Ln Eastvale, CA	2.0	2.5	1550	$2,850	$1.84	25d	1	0.61mi
12402 Constellation St Eastvale, CA	3.0	3.0	1499	$3,300	$2.20	44d	1	0.62mi
12432 Constellation St Unit 10 Eastvale, CA	3.0	2.5	1668	$3,150	$1.89	44d	1	0.62mi
12432 Constellation St Eastvale, CA	3.0	2.0	1668	$3,150	$1.89	44d	1	0.62mi
6337 Andromeda Ct Eastvale, CA	3.0	4.0	1513	$3,300	$2.18	25d	1	0.64mi
12538 Tavira Ln Eastvale, CA	3.0	3.5	1583	$3,000	$1.90	5d	1	0.65mi
6366 Aquila Way Eastvale, CA	3.0	2.5	1681	$3,000	$1.78	44d	1	0.67mi
6386 Pegasus Ct Eastvale, CA	3.0	4.0	1500	$3,100	$2.07	25d	1	0.69mi
6371 Estrela Ln Eastvale, CA	3.0	4.0	1583	$3,500	$2.21	0d	1	0.70mi
6397 Peacock Ct Eastvale, CA	3.0	2.5	1668	$6,000	$3.60	0d	1	0.70mi
4029 E Perdido Privado Ontario, CA	2.0	2.0	1556	$3,200	$2.06	25d	1	0.75mi
5930 Ginger Dr Eastvale, CA	3.0	2.5	1554	$2,990	$1.92	44d	1	0.77mi
13010 58th St Eastvale, CA	3.0	2.5	1554	$3,299	$2.12	15d	1	0.77mi
5942 Ginger Dr Eastvale, CA	3.0	2.5	1742	$3,000	$1.72	44d	1	0.78mi
4536 S Afton Privado Ontario, CA	2.0	2.0	1416	$3,500	$2.47	0d	1	0.80mi
12967 Paradiso Dr #103 Eastvale, CA	3.0	3.5	1597	$6,400	$4.01	0d	1	0.82mi
4395 S Alegre Privado #2 Ontario, CA	3.0	2.5	1628	$3,600	$2.21	4d	1	0.86mi
4130 E Malagon Privado #88 Ontario, CA	3.0	2.5	1389	$3,150	$2.27	25d	1	0.91mi
4282 S Malagon Privado Ontario, CA	3.0	2.5	1707	$3,300	$1.93	25d	1	0.92mi
4209 S Malagon Privado Ontario, CA	3.0	2.5	1753	$3,400	$1.94	0d	1	1.00mi
4110 E Coronado Privado Ontario, CA	2.0	2.0	1193	$3,300	$2.77	22d	1	1.06mi
6770 Pats Ranch Rd Jurupa Valley, CA	1.0–2.0	1.0–2.0	905	$2,974	$3.28	0d	14	1.14mi
4243 E Rincon St Ontario, CA	3.0	2.5	1650	$3,500	$2.12	0d	1	1.15mi
3977 E Huntington St Ontario, CA	3.0	2.5	1555	$3,200	$2.06	5d	1	1.16mi
4255 E Carmel Privado Ontario, CA	3.0	2.5	1450	$3,200	$2.21	25d	1	1.17mi
4191 E Carmel Privado Ontario, CA	3.0	2.5	1652	$3,300	$2.00	25d	1	1.20mi
4231 S Hollyhock Paseo #76 Ontario, CA	3.0	2.5	1428	$3,000	$2.10	25d	1	1.22mi
4231 E Sage Paseo Unit 97 Ontario, CA	3.0	2.5	1428	$3,150	$2.21	25d	1	1.25mi
12167 Chutes Ct Jurupa Valley, CA	3.0	2.5	1819	$3,200	$1.76	6d	1	1.48mi

Listing history 6 events

1. 2026-06-18
   days on market $59,900 Active 6 DOM
2. 2026-06-17
   days on market $59,900 Active 5 DOM
3. 2026-06-16
   days on market $59,900 Active 4 DOM
4. 2026-06-15
   days on market $59,900 Active 3 DOM
5. 2026-06-13
   remarks 433-char remark
6. 2026-06-13
   listed $59,900 Active 1 DOM

ⓘ 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: $264 · $22/mo
• Projected year-2 tax: $455 · $38/mo
• Expected delta: +$192/yr (+$16/mo · 72.7%)

ⓘ 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: $42,043
• − Mortgage interest: −$3,355
• − Property taxes: −$264
• − Insurance: −$300
• − Repairs & maintenance: −$3,363
• − Management: −$3,363
• − Depreciation: −$1,743
• Taxable income: $29,655
• Est. tax owed @ 24.0%: −$7,117
• After-tax cash flow: $21,764/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

1 event — show timeline

• 2026-06-12 Listed $59,900 CRMLS

Property tax history

-5.0%/yr

Latest (2025): $264 · +5.4% YoY. Source: county tax records.