5800 Hamner Ave #442 · Eastvale, CA 91752

$199,800

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 12 Days on market

Built 1992 Est $202k · at est.

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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 +7.9/15.0
• 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 MLS

LOVELY HOME IN THE CITY OF EASTVALE ALL AGE COMMUNITY PARK, 24HR GATED COMMUNITY, HOME HAS 4 BEDROOMS 2 BATHS, PARK AMENITIES SUCH AS SWIMMING POOL, JACUZZI, LAKE, BASKETBALL COURT, PARTY ROOM, BILLIARD ROOM NEARBY SHOPPING CENTERS AND FREEWAYS. SPACE RENT $1,100

Key facts

• Textured walls
• Skylights in kitchen
• Cozy family room

Tags

• BRIGHT AND AIRY INTERIOR
• TEXTURED WALLS
• SKYLIGHTS IN LIVING ROOM
• SKYLIGHTS IN KITCHEN
• TWO SEPARATE LIVING AREAS
• COZY FAMILY ROOM

Property features AI

Finance

• Other: Lot density approx. 16-20 units per acre; Accessibility feature: parking; Listing is in a managed/guarded community
• Financial info: Property in a land-lease community (land lease monthly)
• HOA & community: Community features: biking, lake access, street lighting; Rent/land lease includes gardener, association dues, pool, sewer, cable TV; Land lease of $1,800 monthly (seller-provided amount); Park name: SWAN LAKE; Manager approval required

Exterior

• Parking: Assigned tandem uncovered parking; Two uncovered parking spaces
• Security: Gated community with attendant/guard; 24-hour security; Guarded entry; Smoke detectors; Carbon monoxide detectors
• Utilities: Standard electric service; Natural gas connected; Public/district water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Single-story property; Mobile/manufactured home (model 3573); Mobile home remains on site; Entry level: 1
• Construction: Composition roof; Built year from public records; Mobile home dimensions approx. 25 by 58
• Exterior features: Front and rear porches; Front porch; Rear porch; Patio; Deck; Association spa; Association pool; Sprinkler system; Front yard; Yard

Interior

• Kitchen: Quartz countertops; Energy Star appliances; Refrigerator; Gas range
• Bedrooms: All bedrooms on the ground/main floor; Main floor primary bedroom
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Bathrooms include shower and shower-in-tub
• Heating & cooling: Heat pump; Central heating (furnace); Central cooling; Ductless cooling option; Energy Star rated cooling
• Interior features: High ceilings (9 feet+); One-level home; Entry accessed via steps; Turnkey condition; Primary bedroom on main floor; Walk-in closet; Primary bathroom
• Laundry & utility: In-unit laundry room; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

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 $200k).
• Cap rate 14.6% 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 $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 $56k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 18y 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 $199,800

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.75% ✓
• Cap rate: 14.64%
• Cash-on-cash: 29.80%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $201,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5800 Hamner Ave #72	0.00mi	3/2.0	1,344 (0%)	3mo	$255,000	$190	98
5800 Hamner Ave #568	0.07mi	3/2.0	1,344 (0%)	0mo	$247,500	$184	97
5800-#407 Hamner Ave #407	0.00mi	3/2.0	1,344 (0%)	8mo	$161,500	$120	93
5800 Hamner Ave #197	0.12mi	4/2.0 (+1)	1,344 (0%)	2mo	$249,000	$185	88
5800 Hamner #431	0.00mi	3/2.0	1,248 (-7%)	1mo	$155,000	$124	88
5800 Hamner Ave #436	0.00mi	3/2.0	1,230 (-8%)	1mo	$235,000	$191	85
5800 Hamner Ave #354	0.00mi	3/2.0	1,440 (+7%)	7mo	$139,900	$97	82
5800 Hamner Ave #237	0.10mi	3/2.0	1,440 (+7%)	4mo	$82,500	$57	80
5800 Hamner #416	0.00mi	3/3.0	1,200 (-11%)	1mo	$115,000	$96	77
5800 Hamner Ave #159	0.00mi	3/2.0	1,200 (-11%)	6mo	$180,000	$150	77
5800 Hamner #86	0.03mi	4/2.0 (+1)	1,440 (+7%)	9mo	$275,000	$191	74
5800 Hamner #156	0.00mi	3/2.0	1,152 (-14%)	3mo	$172,500	$150	74

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: 24.3%
• Equity multiple: 2.00×
• Total profit: $56,152
• Equity at exit: $29,791

10-year hold

• IRR: 32.2%
• Equity multiple: 3.91×
• Total profit: $163,037
• Equity at exit: $17,275

Cash invested: $55,944 (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: 4.7×

Monthly cashflow live

• Estimated rent: $3,506 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,997/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$736
• Net cashflow: $1,389

Break-even live

Break-even rent $1,748

Max offer price $199,800

Occupancy floor 55%

Sensitivity live

Price	-10% $1,527	-5% $1,458	+0% $1,389	+5% $1,320	+10% $1,251
Rent	-10% $1,112	-5% $1,251	+0% $1,389	+5% $1,528	+10% $1,666
Rate	-1.0pp $1,490	-0.5pp $1,440	base $1,389	+0.5pp $1,337	+1.0pp $1,285

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: $49,950
• Closing costs: $5,994
• 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	5d	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 10 events

1. 2026-06-18
   days on market $199,800 Active 12 DOM
2. 2026-06-17
   days on market $199,800 Active 11 DOM
3. 2026-06-16
   days on market $199,800 Active 10 DOM
4. 2026-06-15
   days on market $199,800 Active 9 DOM
5. 2026-06-13
   days on market $199,800 Active 7 DOM
6. 2026-06-13
   days on market $199,800 Active 6 DOM
7. 2026-06-09
   days on market $199,800 Active 3 DOM
8. 2026-06-08
   days on market $199,800 Active 2 DOM
9. 2026-06-07
   remarks 693-char remark
10. 2026-06-07
    listed $199,800 Active 1 DOM

ⓘ 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: $42,075
• − Mortgage interest: −$11,192
• − Property taxes: −$2,997
• − Insurance: −$999
• − Repairs & maintenance: −$3,366
• − Management: −$3,366
• − Depreciation: −$5,812
• Taxable income: $14,342
• Est. tax owed @ 24.0%: −$3,442
• After-tax cash flow: $13,228/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

+470.9% since first listed

14 events — show timeline

• 2026-06-06 Listed $199,800 CRMLS
• 2024-03-12 Listing Removed — CRMLS
• 2024-02-24 Relisted — CRMLS
• 2024-02-13 Relisted — CRMLS
• 2024-01-20 Price Changed $168,900 CRMLS
• 2023-12-28 Listed $174,900 CRMLS
• 2022-08-02 Sold (MLS) $186,000 CRMLS
• 2022-07-12 Pending — CRMLS
• 2022-06-21 Listed $179,000 CRMLS
• 2009-10-12 Listing Removed — CRMLS
• 2008-11-14 Price Changed $15,000 CRMLS
• 2008-11-05 Listed $35,000 CRMLS
• 2008-10-10 Listing Removed — CRMLS
• 2008-10-07 Listed $35,000 CRMLS

Property tax history

-2.7%/yr

Latest (2025): $312 · +5.9% YoY. Source: county tax records.