12220 5th St #195 · Yucaipa, CA 92399

$98,000

2 bd · 2.0 ba · 1,225 sqft · Manufactured · 1 Days on market

Built 1969 $80/sqft · 21% below area Est $124k · 21% 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
• Schools +3.8/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 2 bed, 2 bath home in the highly desirable 55+ community of Crestview Mobile Estates. Stepping inside you will find a spacious living area, inside laundry, and a large bonus room with 2 closets. The primary bedroom has both a walk-in closet and is connected to a large primary bathroom with a walk-in shower. Additional features include a large accessibility ramp on the front of the house, and earthquake bracing. Perhaps even better is the home has a low space rent of under $400 that is rent controlled, and the park itself has both a clubhouse and pool.

Key facts

• Large bonus room
• Clubhouse
• Pool

Tags

• LARGE BONUS ROOM
• WALK IN CLOSET
• ACCESSIBILITY RAMP
• EARTHQUAKE BRACING
• CLUBHOUSE
• POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $843 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Cap rate 16.6% vs local median 2.7% in Yucaipa — 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 66/100 on livability (#334 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+; Watch: schools D, health & safety D, amenities F.
• Yucaipa-Calimesa Joint Unified (suburban): math 32% / reading 55% proficiency, ranked #195 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.3%/yr); 205 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $678 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• San Bernardino County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $17k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,000

Questions for the listing agent

1. Built in 1969 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.96% ✓
• Cap rate: 16.62%
• Cash-on-cash: 36.87%
• DSCR: 2.64
• GRM: 4.2

CMA / ARV

• ARV (median comp): $124,500
• List price: $98,000
• Delta: -21.29%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12220 5th St #193	0.01mi	2/2.0	1,248 (+2%)	2mo	$120,000	$96	95
12220 5TH St #178	0.01mi	2/2.0	1,200 (-2%)	12mo	$114,900	$96	86
12220 5th St #213	0.01mi	2/2.0	1,140 (-7%)	10mo	$110,000	$96	80
12220 5th St #187	0.01mi	2/2.0	1,296 (+6%)	12mo	$126,000	$97	80
12220 5TH ST #163	0.01mi	2/2.0	1,110 (-9%)	11mo	$120,000	$108	75
12367 4th St #75	0.53mi	2/2.0	1,232 (+1%)	14mo	$110,000	$89	63
12367 4th St #71	0.53mi	2/2.0	1,296 (+6%)	3mo	$145,000	$112	63
12367 4th Street, SPC 41	0.53mi	2/2.0	1,200 (-2%)	14mo	$165,000	$138	60
12680 4th St, SPC #29	0.57mi	2/2.0	1,110 (-9%)	6mo	$147,000	$132	53
12618 3rd St #34	0.67mi	3/2.0 (+1)	1,344 (+10%)	3mo	$158,000	$118	45
12618 3rd St #25	0.67mi	2/2.0	1,344 (+10%)	10mo	$103,600	$77	44
12680 4th St #47	0.61mi	3/2.0 (+1)	1,392 (+14%)	4mo	$150,000	$108	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 29.3%
• Equity multiple: 2.17×
• Total profit: $32,203
• Equity at exit: $14,612

10-year hold

• IRR: 34.9%
• Equity multiple: 3.75×
• Total profit: $75,503
• Equity at exit: $8,473

Cash invested: $27,440 (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 92399

• Rents YoY: -1.3%
• Active inventory: 205
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,924 high
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$122 /mo · $1,470/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $843

Break-even live

Break-even rent $857

Max offer price $98,000

Occupancy floor 51%

Sensitivity live

Price	-10% $911	-5% $877	+0% $843	+5% $809	+10% $775
Rent	-10% $691	-5% $767	+0% $843	+5% $919	+10% $995
Rate	-1.0pp $892	-0.5pp $868	base $843	+0.5pp $818	+1.0pp $792

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12350 5th St Unit 12382 Yucaipa, CA	2.0	1.0	825	$1,850	$2.24	24d	1	0.19mi
34384 Yucaipa Blvd Unit 102 Yucaipa, CA	1.0	1.0	920	$1,900	$2.07	44d	1	0.30mi
34449 Yucaipa Blvd Unit 10 Yucaipa, CA	2.0	1.0	802	$1,595	$1.99	44d	1	0.30mi
34384 Yucaipa Blvd Yucaipa, CA	1.0	1.0	920	$2,100	$2.28	44d	2	0.31mi
11904 4th St Yucaipa, CA	2.0	1.0	1256	$1,995	$1.59	11d	1	0.50mi
12301 3rd St Yucaipa, CA	1.0	1.0	992	$2,150	$2.17	2d	1	0.65mi
34759 Avenue B Ct Unit 3 Yucaipa, CA	2.0	1.0	700	$1,795	$2.56	44d	1	0.67mi
12710 3rd St Spc 64 Yucaipa, CA	3.0	2.0	800	$1,795	$2.24	44d	1	0.76mi
12710 3rd St Spc 54 Yucaipa, CA	2.0	1.0	800	$1,595	$1.99	44d	1	0.76mi
12710 3rd St #21 Yucaipa, CA	2.0	2.0	760	$1,650	$2.17	24d	1	0.81mi
12710 3rd St #32 Yucaipa, CA	2.0	1.0	800	$1,650	$2.06	44d	1	0.84mi
12710 3rd St #57 Yucaipa, CA	2.0	1.0	720	$1,495	$2.08	44d	1	0.84mi
12710 3rd St Unit 31 Yucaipa, CA	2.0	1.0	800	$1,650	$2.06	24d	1	0.87mi
12225 2nd St Yucaipa, CA	1.0	1.0	720	$2,295	$3.19	2d	1	0.87mi
34947 Avenue A Unit A Yucaipa, CA	2.0	1.0	800	$1,900	$2.38	44d	1	0.91mi
34976 Avenue A Unit A Yucaipa, CA	2.0	1.0	755	$1,925	$2.55	4d	1	0.94mi
34976 Avenue A Unit A Yucaipa, CA	2.0	1.0	755	$1,895	$2.51	44d	1	0.94mi
11811 Fairway Dr Yucaipa, CA	3.0	2.0	1458	$2,800	$1.92	2d	1	1.22mi
12646 10th St Yucaipa, CA	2.0	2.0	1413	$3,900	$2.76	24d	1	1.30mi
35294 Adams Ln Unit C Yucaipa, CA	2.0	1.0	794	$1,795	$2.26	22d	1	1.35mi
11760 Adams St Unit 18 Yucaipa, CA	1.0	1.0	730	$1,650	$2.26	18d	1	1.37mi
11760 Adams St Unit 15 Yucaipa, CA	2.0	1.0	850	$1,750	$2.06	24d	1	1.37mi
35371 Schad Ln Yucaipa, CA	2.0	1.0	1000	$2,200	$2.20	24d	1	1.41mi

Listing history 20 events

1. 2026-06-19
   days on marketlisting id $98,000 Active 1 DOM
2. 2026-06-13
   days on market $98,000 Active 155 DOM
3. 2026-06-09
   days on market $98,000 Active 152 DOM
4. 2026-06-08
   days on market $98,000 Active 151 DOM
5. 2026-06-07
   days on market $98,000 Active 150 DOM
6. 2026-06-04
   days on market $98,000 Active 147 DOM
7. 2026-06-03
   days on market $98,000 Active 146 DOM
8. 2026-06-02
   days on market $98,000 Active 145 DOM
9. 2026-06-01
   days on market $98,000 Active 144 DOM
10. 2026-05-31
    days on market $98,000 Active 143 DOM
11. 2026-05-15
    price $98,000 582-char remark

    Show marketing remark (582 chars)

    Welcome to this charming 2 bed, 2 bath home in the highly desirable 55+ community of Crestview Mobile Estates. Stepping inside you will find a spacious living area, inside laundry, and a large bonus room with 2 closets. The primary bedroom has both a walk-in closet and is connected to a large primary bathroom with a walk-in shower. Additional features include a large accessibility ramp on the front of the house, and earthquake bracing. Perhaps even better is the home has a low space rent of under $400 that is rent controlled, and the park itself has both a clubhouse and pool.

12. 2026-03-06
    price $109,000 582-char remark

    Show marketing remark (582 chars)

    Welcome to this charming 2 bed, 2 bath home in the highly desirable 55+ community of Crestview Mobile Estates. Stepping inside you will find a spacious living area, inside laundry, and a large bonus room with 2 closets. The primary bedroom has both a walk-in closet and is connected to a large primary bathroom with a walk-in shower. Additional features include a large accessibility ramp on the front of the house, and earthquake bracing. Perhaps even better is the home has a low space rent of under $400 that is rent controlled, and the park itself has both a clubhouse and pool.

13. 2026-02-04
    price $110,000 582-char remark

    Show marketing remark (582 chars)

    Welcome to this charming 2 bed, 2 bath home in the highly desirable 55+ community of Crestview Mobile Estates. Stepping inside you will find a spacious living area, inside laundry, and a large bonus room with 2 closets. The primary bedroom has both a walk-in closet and is connected to a large primary bathroom with a walk-in shower. Additional features include a large accessibility ramp on the front of the house, and earthquake bracing. Perhaps even better is the home has a low space rent of under $400 that is rent controlled, and the park itself has both a clubhouse and pool.

14. 2026-01-08
    listed $115,000 Active 582-char remark

    Show marketing remark (582 chars)

    Welcome to this charming 2 bed, 2 bath home in the highly desirable 55+ community of Crestview Mobile Estates. Stepping inside you will find a spacious living area, inside laundry, and a large bonus room with 2 closets. The primary bedroom has both a walk-in closet and is connected to a large primary bathroom with a walk-in shower. Additional features include a large accessibility ramp on the front of the house, and earthquake bracing. Perhaps even better is the home has a low space rent of under $400 that is rent controlled, and the park itself has both a clubhouse and pool.

15. 2022-05-24
    soldstatus $93,000 Closed Sale 936-char remark

    Show marketing remark (936 chars)

    Welcome home to this wonderful 2 bedroom, with bonus room and 2-bathroom home located in the wonderful 55+ Community of Crestview. This home offers an adorable covered front porch, spacious family room, dining area with built in buffet cabinet, kitchen with lots of cabinet space, guest bathroom with tub and shower combo, master bathroom with sit down vanity area and walk in shower, spacious guest room, large master bedroom with walk in closet and enclosed patio area with 2 closets that could be used as a 3rd bedroom, office or craft-room. There is a low maintenance back yard, 2 storage sheds, a long carport that could possibly fit multiple cars and the home has been earthquake braced. The furnace and water heater have been recently replaced and the home is equipped with a handicapped ramp in the front. This park offers low space rent and is rent controlled. Make an appointment to view this home today before it is too late.

16. 2022-04-28
    status Pending Sale 936-char remark

    Show marketing remark (936 chars)

    Welcome home to this wonderful 2 bedroom, with bonus room and 2-bathroom home located in the wonderful 55+ Community of Crestview. This home offers an adorable covered front porch, spacious family room, dining area with built in buffet cabinet, kitchen with lots of cabinet space, guest bathroom with tub and shower combo, master bathroom with sit down vanity area and walk in shower, spacious guest room, large master bedroom with walk in closet and enclosed patio area with 2 closets that could be used as a 3rd bedroom, office or craft-room. There is a low maintenance back yard, 2 storage sheds, a long carport that could possibly fit multiple cars and the home has been earthquake braced. The furnace and water heater have been recently replaced and the home is equipped with a handicapped ramp in the front. This park offers low space rent and is rent controlled. Make an appointment to view this home today before it is too late.

17. 2022-04-19
    listed $92,777 Active 936-char remark

    Show marketing remark (936 chars)

    Welcome home to this wonderful 2 bedroom, with bonus room and 2-bathroom home located in the wonderful 55+ Community of Crestview. This home offers an adorable covered front porch, spacious family room, dining area with built in buffet cabinet, kitchen with lots of cabinet space, guest bathroom with tub and shower combo, master bathroom with sit down vanity area and walk in shower, spacious guest room, large master bedroom with walk in closet and enclosed patio area with 2 closets that could be used as a 3rd bedroom, office or craft-room. There is a low maintenance back yard, 2 storage sheds, a long carport that could possibly fit multiple cars and the home has been earthquake braced. The furnace and water heater have been recently replaced and the home is equipped with a handicapped ramp in the front. This park offers low space rent and is rent controlled. Make an appointment to view this home today before it is too late.

18. 2014-08-08
    soldstatus $15,000 Closed
19. 2014-07-05
    status Pending
20. 2014-05-19
    listed $16,500 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,093
• − Mortgage interest: −$5,490
• − Property taxes: −$1,470
• − Insurance: −$490
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − Depreciation: −$2,851
• Taxable income: $9,098
• Est. tax owed @ 24.0%: −$2,183
• After-tax cash flow: $7,933/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: Yucaipa-Calimesa Joint Unified
• NCES district ID: 0643560
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 55% ▲ 6.00%
• Median HH income: $58,243
• Composite: 38.09/100
• National rank: #4277
• State rank: #195 of 517 in CA

Livability — Yucaipa

• Score: 66/100
• State rank: #334
• US rank: #11542

Category grades

Amenities F Commute C Cost of living F Crime B- Employment B+ Housing A+ Health & safety D User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yucaipa, CA
• County: San Bernardino County · 2,030,291 people
• City population: 55,366
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 55,366
• Household income: $92,440
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1110.0

Population outlook (San Bernardino County) Hauer SSP2

• Today (2025): 2,300,329 people
• By 2030: 2,378,907 · +3.4%
• By 2040: 2,523,137 · +9.7%
• By 2050: 2,642,388 · +14.9%
• By 2075: 2,880,769 · +25.2%
• By 2100: 2,909,436 · +26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 55% Hispanic / Latino 36% Two or more races 15% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 77% English-only · Spanish 19% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · San Bernardino

• 2024 margin: Toss-up / Even · D 47.5% · R 49.7% · Other 2.8%
• 2008→2024 swing: -8.5pp toward R · 2008: 6.3pp · 2024: -2.1pp
• All cycles: 2024: R+2.1 2020: D+10.7 2016: D+9.8 2012: D+5.4 2008: D+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -632.71%
• Current HPI: 353.4762
• Rent YoY: ▼ -1.27%
• 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

+493.9% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $98,000 CRMLS
• 2026-03-06 Price Changed $109,000 CRMLS
• 2026-02-04 Price Changed $110,000 CRMLS
• 2026-01-08 Listed $115,000 CRMLS
• 2022-05-24 Sold (MLS) $93,000 CRMLS
• 2022-04-28 Pending — CRMLS
• 2022-04-19 Listed $92,777 CRMLS
• 2014-08-08 Sold (MLS) $15,000 CRMLS
• 2014-07-05 Pending — CRMLS
• 2014-05-19 Listed $16,500 CRMLS