26090 Ivory Palm Dr · Homeland, CA 92548

$249,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 161 Days on market

Built 1983 3,920 sqft lot Est $246k · at est. $135/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 +26.5/30.0
• Appreciation +10.0/10.0
• DSCR +9.0/10.0
• 1% rule +7.0/10.0
• ARV discount +6.9/15.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks

* * Welcome to a great Manufactured Home + You own the land in the heart of Homeland, California! 26090 Ivory Palm is a great property that is located in a very low HOA. Located in the Highland Palms Senior Estates and Country Club gives you unlimited Gold and amenities! This community is located in a Senior Community (Age 54.5+) for adults. Your manufactured home will be certified 433A (permanent foundation) before appraisal. You have 2 spacious bedrooms including a primary suite with Closet, Private bathroom with soaking tub, stand-up shower and plenty of closet space. The home has 1,344 square feet of living space and was recently carpeted. Comes with a fully functional kitchen with Ga

Key facts

• Manufactured home
• Plenty of parking
• Own the land

Tags

• MANUFACTURED HOME
• OWN THE LAND
• LOW HOA
• CERTIFIED 433A
• FULLY FUNCTIONAL KITCHEN
• PLENTY OF PARKING

Property features AI

Finance

• Other: Lease considered; Located in a community with golf course, park, and dog park nearby
• HOA & community: Part of Highland Palms association; Monthly association fee of $135; Senior community; Association amenities: spa, community pool, clubhouse, gym/exercise room, meeting/banquet facilities, barbecue, playground, dog park, tennis, paddle tennis, sport court, golf, billiard room, picnic area, onsite property management, recreational multipurpose room

Exterior

• Parking: Total of 3 parking spaces; 2 covered carport spaces (attached carport); 1 uncovered off-street private space
• Utilities: Public/district water; Public sewer; Standard electric service; electricity connected/available; Natural gas connected and available; Cable connected/available; Telephone in street; Sewer and water connected/available
• Home design: Single-story (one level); Entry at main level; No shared/common walls
• Construction: Concrete perimeter foundation with seismic tie-downs; Certified 433A
• Exterior features: Manufactured house; Covered, enclosed stone patio; Awning; TV antenna and satellite dish; Community/association pool

Interior

• Kitchen: Gas cooktop; Double oven (including gas oven); Laminate counters; Pots & pan drawers; Kitchen open to family room; Eating area in family room; Water heater unit
• Bedrooms: Primary bedroom with primary suite and primary bathroom; All bedrooms on the main floor
• Flooring: Vinyl flooring; Carpet
• Bathrooms: Two full baths; Soaking tub; Separate tub and walk-in shower; Bidet; Vanity area; Linen closet/storage; Formica counters in baths
• Heating & cooling: Central furnace heating; Central air conditioning and wall/window units
• Interior features: Ceiling fan; Formica counters; Drapes/Curtains, Custom window coverings and blinds; One-level home; Main-floor primary bedroom; Main floor bedrooms and bathrooms
• Laundry & utility: Washer and dryer included; Washer hookup and electric dryer hookup inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $219k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 $27k of equity ($2k loan paydown + $25k 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 $70k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; list at $249k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.20% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.34%
• DSCR: 1.50
• GRM: 6.9

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	0.17mi	2/2.0	1,344 (0%)	6mo	$210,000	$156	87
26078 Sago Palm	0.04mi	2/2.0	1,248 (-7%)	1mo	$239,900	$192	85
26080 ivory Palm Dr	0.01mi	2/2.0	1,440 (+7%)	6mo	$225,000	$156	83
26082 Seaforthia Palm	0.30mi	2/2.0	1,344 (0%)	4mo	$254,000	$189	82
30857 Palmetto Palm	0.12mi	3/2.0 (+1)	1,456 (+8%)	0mo	$266,000	$183	75
30861 Paradise Palm	0.21mi	2/2.0	1,464 (+9%)	3mo	$255,000	$174	73
31240 Fretwell	0.39mi	2/2.0	1,440 (+7%)	2mo	$300,000	$208	68
26068 Fountain Palm Dr	0.22mi	2/2.0	1,200 (-11%)	9mo	$220,000	$183	64
26076 Butterfly Palm Dr	0.26mi	2/2.0	1,152 (-14%)	8mo	$233,000	$202	58
25952 Homeland Ave	0.52mi	2/2.0	1,440 (+7%)	9mo	$225,000	$156	56
26276 Guthridge	0.61mi	3/2.0 (+1)	1,440 (+7%)	3mo	$460,000	$319	52

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: 32.6%
• Equity multiple: 3.55×
• Total profit: $177,612
• Equity at exit: $224,319

10-year hold

• IRR: 28.1%
• Equity multiple: 8.03×
• Total profit: $490,112
• Equity at exit: $483,752

Cash invested: $69,720 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,995 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$163 /mo · $1,952/yr
• Insurance: −$104
• HOA: −$135
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $659

Break-even live

Break-even rent $2,161

Max offer price $249,000

Occupancy floor 73%

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: $62,250
• Closing costs: $7,470
• 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	1.03mi

HOA detail

• Monthly dues: $135 · $1,620/yr

Listing history 34 events

1. 2026-06-18
   days on market $249,000 Active 161 DOM
2. 2026-06-17
   days on market $249,000 Active 160 DOM
3. 2026-06-16
   days on market $249,000 Active 159 DOM
4. 2026-06-15
   days on market $249,000 Active 158 DOM
5. 2026-06-13
   days on market $249,000 Active 156 DOM
6. 2026-06-09
   days on market $249,000 Active 152 DOM
7. 2026-06-08
   days on market $249,000 Active 151 DOM
8. 2026-06-07
   days on market $249,000 Active 150 DOM
9. 2026-06-04
   days on market $249,000 Active 147 DOM
10. 2026-06-03
    days on market $249,000 Active 146 DOM
11. 2026-06-02
    days on market $249,000 Active 145 DOM
12. 2026-06-01
    days on market $249,000 Active 144 DOM
13. 2026-05-31
    days on market $249,000 Active 143 DOM
14. 2026-03-14
    price $249,000
15. 2026-01-18
    price $259,900
16. 2026-01-08
    listed $264,900 Active
17. 2025-12-31
    historical
18. 2025-07-30
    listed $264,900 Active
19. 2025-07-10
    historical
20. 2025-06-27
    historical
21. 2025-05-30
    price $270,900
22. 2025-02-27
    listed $275,900 Active
23. 2025-02-18
    historical
24. 2025-02-13
    historical $1,800
25. 2024-11-19
    listed $1,800
26. 2024-11-18
    listed $279,900 Active
27. 2024-02-08
    historical $1,800
28. 2023-12-23
    listed $1,800
29. 2020-12-07
    soldstatus $135,000 Closed Sale
30. 2020-12-07
    soldstatus $135,000
31. 2020-11-10
    status Pending Sale
32. 2020-09-15
    listed $152,000 Active
33. 2020-09-05
    historical $152,000
34. 1985-09-20
    soldstatus $60,000

ⓘ 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: $1,952 · $163/mo
• Projected year-2 tax: $1,952 · $163/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 17 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: −$13,948
• − Property taxes: −$1,952
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,875
• − Management: −$2,875
• − HOA: −$1,620
• − Depreciation: −$7,244
• Taxable income: $4,181
• Est. tax owed @ 24.0%: −$1,004
• After-tax cash flow: $6,903/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

+315.0% since first listed

21 events — show timeline

• 2026-03-14 Price Changed $249,000 CRMLS
• 2026-01-18 Price Changed $259,900 CRMLS
• 2026-01-08 Listed $264,900 CRMLS
• 2025-12-31 Listing Removed — CRMLS
• 2025-07-30 Listed $264,900 CRMLS
• 2025-07-10 Coming Soon — CRMLS
• 2025-06-27 Listing Removed — CRMLS
• 2025-05-30 Price Changed $270,900 CRMLS
• 2025-02-27 Listed $275,900 CRMLS
• 2025-02-18 Listing Removed — CRMLS
• 2025-02-13 Rental Removed $1,800 CRMLS
• 2024-11-19 Listed for Rent $1,800 CRMLS
• 2024-11-18 Listed $279,900 CRMLS
• 2024-02-08 Rental Removed $1,800 CRMLS
• 2023-12-23 Listed for Rent $1,800 CRMLS
• 2020-12-07 Sold (Public Records) $135,000 Public Records
• 2020-12-07 Sold (MLS) $135,000 CRMLS
• 2020-11-10 Pending — CRMLS
• 2020-09-15 Listed $152,000 CRMLS
• 2020-09-05 Coming Soon $152,000 CRMLS
• 1985-09-20 Sold (Public Records) $60,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,952 · +29.2% YoY. Source: county tax records.