5800 Hamner Ave #236 · Eastvale, CA 91752

$129,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 140 Days on market

Built 1972 $108/sqft · 17% below area Est $156k · 17% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

A clean, move-in-ready 3-bed, 2-bath mobile home that checks all the boxes. Sharp curb appeal, well-kept exterior, and a bright, inviting interior that feels instantly like home. Spacious bedrooms, a functional layout, and pride of ownership throughout. Located in a desirable Eastvale community with easy access to shopping, dining, and major freeways. Turnkey. Comfortable. Ready for its next owner.

Key facts

• Built 1972
• Listed 140 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.5% 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.
• Zoned schools: Sky Country Elementary (428 students, 70% FRL); Mira Loma Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 694 students, 87% FRL); Jurupa Valley High (1,716 students, 82% FRL) — zoned schools average 80% FRL vs 64% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 65 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 32% 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 $892 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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.
7. 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.
8. 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: 2.38% ✓
• Cap rate: 20.55%
• Cash-on-cash: 50.92%
• DSCR: 3.27
• GRM: 3.5

CMA / ARV

• ARV (median comp): $156,276
• List price: $129,000
• Delta: -17.45%
• Verdict: UNDERPRICED
• 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 #416	0.00mi	3/3.0 (+1)	1,200 (0%)	1mo	$115,000	$96	90
5800 Hamner Ave #436	0.00mi	3/2.0 (+1)	1,230 (+2%)	2mo	$235,000	$191	90
5800 Hamner Ave #159	0.00mi	3/2.0 (+1)	1,200 (0%)	7mo	$180,000	$150	90
5800 Hamner #431	0.00mi	3/2.0 (+1)	1,248 (+4%)	1mo	$155,000	$124	88
5800 Hamner #156	0.00mi	3/2.0 (+1)	1,152 (-4%)	3mo	$172,500	$150	86
5800 Hamner Ave #288	0.00mi	3/2.0 (+1)	1,152 (-4%)	9mo	$127,000	$110	81
5800 Hamner #287	0.00mi	3/2.0 (+1)	1,122 (-6%)	7mo	$60,000	$53	78
5800 Hamner Ave #72	0.00mi	3/2.0 (+1)	1,344 (+12%)	3mo	$255,000	$190	73
5800 Hamner Ave #568	0.07mi	3/2.0 (+1)	1,344 (+12%)	0mo	$247,500	$184	72
5800-#407 Hamner Ave #407	0.00mi	3/2.0 (+1)	1,344 (+12%)	8mo	$161,500	$120	68
5800 Hamner #64	0.18mi	3/2.0 (+1)	1,056 (-12%)	6mo	$160,000	$152	61
5800 Hamner Ave #301	0.21mi	3/2.0 (+1)	1,049 (-13%)	9mo	$130,000	$124	57

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: 48.7%
• Equity multiple: 3.12×
• Total profit: $76,755
• Equity at exit: $19,234

10-year hold

• IRR: 54.3%
• Equity multiple: 6.34×
• Total profit: $192,716
• Equity at exit: $11,154

Cash invested: $36,120 (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: 65
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $3,068 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $1,533

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,622	-5% $1,577	+0% $1,533	+5% $1,488	+10% $1,443
Rent	-10% $1,290	-5% $1,411	+0% $1,533	+5% $1,654	+10% $1,775
Rate	-1.0pp $1,598	-0.5pp $1,565	base $1,533	+0.5pp $1,499	+1.0pp $1,465

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5464 W Homecoming Cir Eastvale, CA	1.0–3.0	1.5–3.0	1359	$3,554	$2.62	0d	22	0.26mi
5954 Catskills Ct Eastvale, CA	2.0	2.5	1378	$3,500	$2.54	23d	1	0.43mi
6302 Ancora Ln Eastvale, CA	2.0	2.5	1211	$2,800	$2.31	45d	1	0.60mi
12402 Constellation St Eastvale, CA	3.0	3.0	1499	$3,300	$2.20	45d	1	0.62mi
6386 Pegasus Ct Eastvale, CA	3.0	4.0	1500	$3,100	$2.07	26d	1	0.69mi
4536 S Afton Privado Ontario, CA	2.0	2.0	1416	$3,500	$2.47	0d	1	0.80mi
11958 Sunstone Ct Unit 2-5 Jurupa Valley, CA	1.0	1.0	866	$1,499	$1.73	45d	1	0.88mi
11958 Sunstone Ct Unit 2-M Jurupa Valley, CA	1.0	1.0	899	$1,699	$1.89	45d	1	0.88mi
4130 E Malagon Privado #88 Ontario, CA	3.0	2.5	1389	$3,150	$2.27	26d	1	0.91mi
4110 E Coronado Privado Ontario, CA	2.0	2.0	1193	$3,300	$2.77	23d	1	1.06mi
6770 Pats Ranch Rd Jurupa Valley, CA	1.0–3.0	1.0–2.0	1045	$2,760	$2.64	0d	16	1.14mi
4255 E Carmel Privado Ontario, CA	3.0	2.5	1450	$3,200	$2.21	26d	1	1.17mi
4231 S Hollyhock Paseo #76 Ontario, CA	3.0	2.5	1428	$3,000	$2.10	26d	1	1.22mi
4231 E Sage Paseo Unit 97 Ontario, CA	3.0	2.5	1428	$3,150	$2.21	26d	1	1.25mi

Listing history 18 events

1. 2026-06-18
   days on market $129,000 Active 140 DOM
2. 2026-06-17
   days on market $129,000 Active 139 DOM
3. 2026-06-16
   days on market $129,000 Active 138 DOM
4. 2026-06-15
   days on market $129,000 Active 137 DOM
5. 2026-06-13
   days on market $129,000 Active 135 DOM
6. 2026-06-13
   days on market $129,000 Active 134 DOM
7. 2026-06-09
   days on market $129,000 Active 131 DOM
8. 2026-06-08
   days on market $129,000 Active 130 DOM
9. 2026-06-07
   days on market $129,000 Active 129 DOM
10. 2026-06-04
    days on market $129,000 Active 126 DOM
11. 2026-06-03
    days on market $129,000 Active 125 DOM
12. 2026-06-02
    days on market $129,000 Active 124 DOM
13. 2026-06-01
    days on market $129,000 Active 123 DOM
14. 2026-05-31
    days on market $129,000 Active 122 DOM
15. 2026-04-10
    status Active 401-char remark

    Show marketing remark (401 chars)

    A clean, move-in-ready 3-bed, 2-bath mobile home that checks all the boxes. Sharp curb appeal, well-kept exterior, and a bright, inviting interior that feels instantly like home. Spacious bedrooms, a functional layout, and pride of ownership throughout. Located in a desirable Eastvale community with easy access to shopping, dining, and major freeways. Turnkey. Comfortable. Ready for its next owner.

16. 2026-01-16
    listed $129,000 Active 401-char remark

    Show marketing remark (401 chars)

    A clean, move-in-ready 3-bed, 2-bath mobile home that checks all the boxes. Sharp curb appeal, well-kept exterior, and a bright, inviting interior that feels instantly like home. Spacious bedrooms, a functional layout, and pride of ownership throughout. Located in a desirable Eastvale community with easy access to shopping, dining, and major freeways. Turnkey. Comfortable. Ready for its next owner.

17. 2006-04-06
    historical
18. 2006-02-02
    listed $31,910

ⓘ 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: $36,822
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$2,946
• − Management: −$2,946
• − Depreciation: −$3,753
• Taxable income: $17,371
• Est. tax owed @ 24.0%: −$4,169
• After-tax cash flow: $14,222/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

+304.3% since first listed

4 events — show timeline

• 2026-04-10 Relisted — CRMLS
• 2026-01-16 Listed $129,000 CRMLS
• 2006-04-06 Listing Removed — CRMLS
• 2006-02-02 Listed $31,910 CRMLS

Property tax history

-3.1%/yr

Latest (2025): $79 · +7.5% YoY. Source: county tax records.