30857 Silver Palm · Homeland, CA 92548

$265,000

4 bd · 2.0 ba · 1,776 sqft · Manufactured public records · 56 Days on market

Built 1978 4,792 sqft lot Est $440k · 40% under $135/mo HOA · 5% of rent

---

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 +25.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.5/10.0
• 1% rule +6.3/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks MLS

Don't miss out on this amazing opportunity to own your home and land too in Highland Palms Senior Estates and Country Club. Low profile triple-wide manufactured home. Approximatly 1800 sq ft. 2 bedroom 2 full bath. Master bath has a garden tub and seprate shower. Wood laminate flooring in kitchen and laundry room. Covered carport and large storage shed. Very roomy home! Highland Palms offers many ammenities. Free golf, beautiful heated swimming pool, exercise room, pool tables, sauna, RV parking and much more! Come and take a look! $1,000 fee to buyer for Highland Palms and $100. monthly dues. No 433 foundation cert.

Key facts

• Owner owns the land
• Separate tub
• Central air heat

Tags

• OWNER OWNS THE LAND
• WALKIN SHOWER
• SEPARATE TUB
• INSIDE LAUNDRY AREA
• CENTRAL AIR HEAT
• LARGE COVERED CARPORT

Property features AI

Finance

• Other: No common walls (detached); Total units: 1
• HOA & community: Part of an association (Highland Palms Senior Estates & Country Club); Monthly association fee ($135); Senior community; Association amenities: golf course, pool, heated pool, spa, clubhouse, banquet facilities, gym/exercise room, sauna, pickleball, barbecue/outdoor cooking areas, picnic area, billiard room, pet rules

Exterior

• Parking: Covered carport; 2 parking spaces (2 carport spaces)
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected
• Home design: Manufactured house; Single-story; Turnkey condition; Planned development (association)
• Construction: Composition roof; Permanent foundation; Built year per assessor
• Exterior features: Covered front porch; Covered patio; Shed; Block wall fencing; Landscaped front yard; Community/association heated pool and spa; Community spa; Has view; Ramp to main level (accessibility)

Interior

• Kitchen: Gas cooktop; Dishwasher; Garbage disposal; Refrigerator; Dining area (dining ell)
• Bedrooms: 2 main-level bedrooms; Primary bedroom
• Flooring: Tile; Laminate
• Bathrooms: 2 full bathrooms; Walk-in shower; Separate tub and shower; Double sinks in primary bath; Closet in bathroom
• Heating & cooling: Central cooling; Central furnace heating; Gas water heater
• Interior features: Beamed ceilings; Ceiling fan; Open floor plan; Sliding glass door(s); Mirrored closet doors; Blinds; Carbon monoxide and smoke detectors; One-level living (main level entry)
• Laundry & utility: Inside laundry room; Washer included; Dryer included; Individual laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $265k.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $257k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 $28k of equity ($2k loan paydown + $26k 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 $74k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $92k; list at $265k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $257,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.13% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.22%
• DSCR: 1.45
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $440,448
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26171 Kentia Palm	0.37mi	3/2.0 (-1)	1,800 (+1%)	1mo	$385,000	$214	75
30737 Butia Palm Ave	0.17mi	3/2.0 (-1)	1,680 (-5%)	13mo	$285,000	$170	67
26049 Phoenix Palm Dr	0.25mi	3/2.0 (-1)	1,620 (-9%)	12mo	$262,500	$162	58
31391 Allen Ave	0.48mi	4/2.0	1,860 (+5%)	15mo	$535,000	$288	58
25760 Juniper Flats Rd	0.55mi	3/2.0 (-1)	1,582 (-11%)	19mo	$480,000	$303	35
31491 Allen Ave	0.58mi	3/2.0 (-1)	1,512 (-15%)	24mo	$375,000	$248	23

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: 31.8%
• Equity multiple: 3.49×
• Total profit: $184,577
• Equity at exit: $238,733

10-year hold

• IRR: 27.4%
• Equity multiple: 7.90×
• Total profit: $511,855
• Equity at exit: $514,837

Cash invested: $74,200 (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 92548

• Home prices YoY: 16.7%
• Active inventory: 53
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,995 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$99 /mo · $1,185/yr
• Insurance: −$110
• HOA: −$135
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $632

Break-even live

Break-even rent $2,195

Max offer price $265,000

Occupancy floor 74%

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: $66,250
• Closing costs: $7,950
• 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	1.10mi

HOA detail

• Monthly dues: $135 · $1,620/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-18
   days on market $265,000 Active 56 DOM
2. 2026-06-17
   days on market $265,000 Active 55 DOM
3. 2026-06-16
   days on market $265,000 Active 54 DOM
4. 2026-06-15
   days on market $265,000 Active 53 DOM
5. 2026-06-13
   days on market $265,000 Active 51 DOM
6. 2026-06-09
   days on market $265,000 Active 47 DOM
7. 2026-06-08
   days on market $265,000 Active 46 DOM
8. 2026-06-07
   statusdays on market $265,000 Active 45 DOM
9. 2026-05-13
   historical Active Under Contract
10. 2026-04-29
    status Active
11. 2026-04-16
    listed $265,000 Active
12. 2026-04-15
    listed $265,000 Active
13. 2017-09-29
    soldstatus $92,000 Closed Sale 627-char remark

    Show marketing remark (627 chars)

    Don't miss out on this amazing opportunity to own your home and land too in Highland Palms Senior Estates and Country Club. Low profile triple-wide manufactured home. Approximatly 1800 sq ft. 2 bedroom 2 full bath. Master bath has a garden tub and seprate shower. Wood laminate flooring in kitchen and laundry room. Covered carport and large storage shed. Very roomy home! Highland Palms offers many ammenities. Free golf, beautiful heated swimming pool, exercise room, pool tables, sauna, RV parking and much more! Come and take a look! $1,000 fee to buyer for Highland Palms and $100. monthly dues. No 433 foundation cert.

14. 2017-09-29
    soldstatus $95,000

    Show marketing remark (627 chars)

    Don't miss out on this amazing opportunity to own your home and land too in Highland Palms Senior Estates and Country Club. Low profile triple-wide manufactured home. Approximatly 1800 sq ft. 2 bedroom 2 full bath. Master bath has a garden tub and seprate shower. Wood laminate flooring in kitchen and laundry room. Covered carport and large storage shed. Very roomy home! Highland Palms offers many ammenities. Free golf, beautiful heated swimming pool, exercise room, pool tables, sauna, RV parking and much more! Come and take a look! $1,000 fee to buyer for Highland Palms and $100. monthly dues. No 433 foundation cert.

15. 2017-08-14
    status Pending Sale 627-char remark

    Show marketing remark (627 chars)

    Don't miss out on this amazing opportunity to own your home and land too in Highland Palms Senior Estates and Country Club. Low profile triple-wide manufactured home. Approximatly 1800 sq ft. 2 bedroom 2 full bath. Master bath has a garden tub and seprate shower. Wood laminate flooring in kitchen and laundry room. Covered carport and large storage shed. Very roomy home! Highland Palms offers many ammenities. Free golf, beautiful heated swimming pool, exercise room, pool tables, sauna, RV parking and much more! Come and take a look! $1,000 fee to buyer for Highland Palms and $100. monthly dues. No 433 foundation cert.

16. 2017-08-01
    listed $125,000 Active 627-char remark

    Show marketing remark (627 chars)

    Don't miss out on this amazing opportunity to own your home and land too in Highland Palms Senior Estates and Country Club. Low profile triple-wide manufactured home. Approximatly 1800 sq ft. 2 bedroom 2 full bath. Master bath has a garden tub and seprate shower. Wood laminate flooring in kitchen and laundry room. Covered carport and large storage shed. Very roomy home! Highland Palms offers many ammenities. Free golf, beautiful heated swimming pool, exercise room, pool tables, sauna, RV parking and much more! Come and take a look! $1,000 fee to buyer for Highland Palms and $100. monthly dues. No 433 foundation cert.

17. 2004-09-15
    historical
18. 2004-07-21
    listed $117,900

ⓘ 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: $1,185 · $99/mo
• Projected year-2 tax: $2,014 · $168/mo
• Expected delta: +$829/yr (+$69/mo · 70.0%)

ⓘ 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 6 d/yr ≥103°F today · 16 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: −$14,844
• − Property taxes: −$1,185
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,875
• − Management: −$2,875
• − HOA: −$1,620
• − Depreciation: −$7,709
• Taxable income: $3,507
• Est. tax owed @ 24.0%: −$842
• After-tax cash flow: $6,745/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

+124.8% since first listed

10 events — show timeline

• 2026-05-13 Contingent — CRMLS
• 2026-04-29 Relisted — CRMLS
• 2026-04-16 Listed $265,000 CRMLS
• 2026-04-15 Listed $265,000 CRMLS
• 2017-09-29 Sold (Public Records) $95,000 Public Records
• 2017-09-29 Sold (MLS) $92,000 CRMLS
• 2017-08-14 Pending — CRMLS
• 2017-08-01 Listed $125,000 CRMLS
• 2004-09-15 Listing Removed — CRMLS
• 2004-07-21 Listed $117,900 CRMLS

Property tax history

+6.5%/yr

Latest (2025): $1,185 · -0.0% YoY. Source: county tax records.