8389 Baker Ave #82 · Rancho Cucamonga, CA 91730

$235,000

3 bd · 2.0 ba · 1,272 sqft · Manufactured public records · 310 Days on market

Built 2003

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully Maintained Home – Only Two Owners! Step into this charming, well-cared-for home that offers a welcoming atmosphere. The open floor plan features a spacious living room with a cozy fireplace, abundant natural light from large windows, and a stylish raised coffered ceiling that adds style. The expansive kitchen is perfect for both everyday living and entertaining, offering a generous island, built-in corner hutch, walk-in pantry, and a sunny bay window. Ample cabinetry ensures plenty of storage for all your culinary essentials, making it the ideal space to create memorable meals with family and friends. A convenient laundry room with additional closet space adds to the home&

Key facts

• Open floor plan
• Generous island
• Cozy fireplace

Tags

• OPEN FLOOR PLAN
• COZY FIREPLACE
• RAISED COFFERED CEILING
• GENEROUS ISLAND
• BUILT-IN CORNER HUTCH
• WALK-IN PANTRY

Property features AI

Finance

• Other: Pets allowed — contact for details; Builder: Champion Home Builders; Double body type; Directions: South of Foothill Blvd., east of Baker Avenue
• HOA & community: Part of an association; Land lease of $1,300 monthly; Located in Sycamore Park

Exterior

• Parking: Covered carport with 3 spaces; Attached carport
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home (Model CR270); Entry at front door; Mobile home remains on site; Facing direction not specified
• Construction: Built year reported by seller; Mobile construction (12 ft x 52 ft)
• Exterior features: Community in-ground association pool; Patio home; One shed on property; Located in a suburban community

Interior

• Kitchen: Kitchen island; Kitchen open to family room; Walk-in pantry; Gas oven
• Bedrooms: All bedrooms on main level
• Bathrooms: Two full bathrooms; Master bath with double sinks; Separate tub and shower; Soaking tub; Shower in tub
• Heating & cooling: Central heating (furnace); Fireplace; Central air conditioning
• Interior features: Coffered ceilings; High ceilings (9 feet+); Open floor plan; Pantry; Storage space; Front door entry; Single-level home
• Laundry & utility: Inside laundry in a dedicated room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $235k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 2.7% in Rancho Cucamonga — 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 70/100 on livability (#237 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A, housing A-; Watch: amenities D+, health & safety D, cost of living F.
• Central Elementary (suburban): math 25% / reading 25% proficiency, ranked #379 of 517 in CA (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 146 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 42% of the median local income ($92k/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 $2k of loan paydown is wiped out by about $7k 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 + 0.8% rent growth), your $66k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 310 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $17k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 310 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.38% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.59%
• DSCR: 1.96
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $131,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8389 Baker Ave #61	0.00mi	3/2.0	1,425 (+12%)	9mo	$175,000	$123	73
8651 Foothill Blvd #92	0.17mi	2/2.0 (-1)	1,440 (+13%)	0mo	$156,000	$108	65
8651 Foothill Blvd #99	0.17mi	2/2.0 (-1)	1,440 (+13%)	2mo	$140,000	$97	64
8651 Foothill Blvd #157	0.17mi	2/2.0 (-1)	1,440 (+13%)	3mo	$142,000	$99	63
1350 San Bernardino Rd #132	0.69mi	3/2.0	1,224 (-4%)	3mo	$120,000	$98	59
1350 San Bernardino Rd #187	0.69mi	3/2.0	1,344 (+6%)	1mo	$135,000	$100	58
1320 San Bernardino #28	0.70mi	2/2.0 (-1)	1,296 (+2%)	2mo	$212,000	$164	58
1350 San Bernardino Rd #157	0.69mi	3/2.0	1,344 (+6%)	11mo	$199,000	$148	50
1350 San Bernardino #86	0.69mi	3/2.0	1,440 (+13%)	7mo	$140,000	$97	40
1320 San Bernardino #47	0.70mi	2/2.0 (-1)	1,440 (+13%)	1mo	$225,000	$156	40
1350 San Bernardino Rd #84	0.69mi	4/2.0 (+1)	1,440 (+13%)	4mo	$117,000	$81	38
1350 San Bernardino Rd #21	0.69mi	4/2.0 (+1)	1,440 (+13%)	10mo	$149,000	$103	33

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 · 0.84% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.46×
• Total profit: $30,323
• Equity at exit: $35,039

10-year hold

• IRR: 19.2%
• Equity multiple: 2.46×
• Total profit: $95,955
• Equity at exit: $20,319

Cash invested: $65,800 (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 91730

• Rents YoY: 0.8%
• Active inventory: 146
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $3,248 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$51 /mo · $614/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $1,184

Break-even live

Break-even rent $1,749

Max offer price $235,000

Occupancy floor 59%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8567 Cava Dr Rancho Cucamonga, CA	3.0	2.5	1763	$3,600	$2.04	2d	1	0.11mi
8248 Inglenook Pl Rancho Cucamonga, CA	2.0	2.5	984	$2,400	$2.44	2d	1	0.15mi
8630 Cava Dr Rancho Cucamonga, CA	4.0	2.5	1763	$3,890	$2.21	11d	1	0.15mi
8650 Cava Dr Rancho Cucamonga, CA	3.0	2.5	1763	$3,200	$1.82	15d	1	0.18mi
8523 Jasper St Rancho Cucamonga, CA	4.0	2.0	1640	$3,300	$2.01	2d	1	0.23mi
8300 Gabriel Dr Unit B Rancho Cucamonga, CA	3.0	2.0	1140	$3,450	$3.03	2d	1	0.23mi
8491 Gabrielino Ct Unit 69 Rancho Cucamonga, CA	3.0	2.5	1417	$3,850	$2.72	2d	1	0.25mi
8231 Tapia Via Dr Rancho Cucamonga, CA	2.0	1.0	918	$2,075	$2.26	10d	1	0.39mi
8555 Sandalwood Ct Rancho Cucamonga, CA	3.0	2.0	1400	$3,375	$2.41	2d	1	0.39mi
8250 Vineyard Ave Rancho Cucamonga, CA	2.0–3.0	2.0	1059	$3,250	$3.07	2d	14	0.40mi
8210 Rancheria Dr Unit 8 Rancho Cucamonga, CA	3.0	2.0	1200	$2,895	$2.41	2d	1	0.43mi
8325 Vineyard Ave Unit 5 Rancho Cucamonga, CA	2.0	2.0	882	$2,400	$2.72	2d	1	0.50mi
8167 Vineyard Ave #61 Rancho Cucamonga, CA	3.0	2.5	1221	$2,750	$2.25	24d	1	0.52mi
8167 Vineyard Ave #2 Rancho Cucamonga, CA	2.0	1.5	932	$2,200	$2.36	2d	1	0.54mi
8255 Vineyard Ave Rancho Cucamonga, CA	1.0–2.0	1.0–2.0	847	$2,966	$3.50	2d	7	0.55mi
8445 Chaffee St Rancho Cucamonga, CA	4.0	2.0	1438	$3,300	$2.29	15d	1	0.58mi
1413 San Bernardino Rd Upland, CA	2.0	1.0–2.0	751	$2,645	$3.52	2d	12	0.70mi
8760 Church St Rancho Cucamonga, CA	3.0	1.5	1151	$3,395	$2.95	10d	1	0.90mi
1420 Felicita Ct Upland, CA	3.0	2.0	1339	$3,095	$2.31	5d	1	1.04mi
7522 Alta Cuesta Dr Rancho Cucamonga, CA	2.0	2.0	1055	$3,495	$3.31	2d	1	1.06mi
1548 N Lassen Ave Ontario, CA	2.0	2.0	900	$2,500	$2.78	2d	1	1.09mi
306 N 10th Ave Apt -3 Upland, CA	3.0	2.0	1450	$3,000	$2.07	44d	1	1.12mi
8645 Calle Del Prado Rancho Cucamonga, CA	2.0	2.0	875	$2,000	$2.29	10d	1	1.14mi
863 N 9th Ave Upland, CA	3.0	2.0	1507	$3,600	$2.39	2d	1	1.16mi
890 N Campus Ave Apt B Upland, CA	3.0	1.5	1380	$2,900	$2.10	20d	1	1.29mi
1129 E La Deney Ct Unit 4 Ontario, CA	2.0	1.5	875	$2,000	$2.29	2d	1	1.37mi
944 E Deodar St Unit 944 Ontario, CA	2.0	1.0	1090	$2,100	$1.93	2d	1	1.44mi
621 E Pine St Upland, CA	4.0	2.0	1750	$3,500	$2.00	44d	1	1.45mi
517 D St Upland, CA	3.0	2.0	1464	$2,950	$2.02	44d	1	1.46mi

Listing history 35 events

1. 2026-06-18
   days on market $235,000 Active 310 DOM
2. 2026-06-17
   days on market $235,000 Active 309 DOM
3. 2026-06-16
   days on market $235,000 Active 308 DOM
4. 2026-06-15
   days on market $235,000 Active 307 DOM
5. 2026-06-13
   days on market $235,000 Active 305 DOM
6. 2026-06-13
   days on market $235,000 Active 304 DOM
7. 2026-06-09
   days on market $235,000 Active 301 DOM
8. 2026-06-08
   days on market $235,000 Active 300 DOM
9. 2026-06-07
   days on market $235,000 Active 299 DOM
10. 2026-06-04
    days on market $235,000 Active 296 DOM
11. 2026-06-03
    days on market $235,000 Active 295 DOM
12. 2026-06-02
    days on market $235,000 Active 294 DOM
13. 2026-06-01
    days on market $235,000 Active 293 DOM
14. 2026-05-31
    days on market $235,000 Active 292 DOM
15. 2025-11-25
    price $235,000
16. 2025-08-12
    listed $252,400 Active
17. 2017-07-25
    historical
18. 2017-07-17
    status Active
19. 2017-06-29
    historical
20. 2017-06-13
    price $99,999
21. 2017-04-10
    price $112,000
22. 2017-01-24
    listed $115,000 Active
23. 2011-10-25
    historical
24. 2011-01-17
    price $55,900
25. 2010-12-18
    price $59,900
26. 2010-12-11
    price $66,900
27. 2010-11-19
    price $69,900
28. 2010-06-11
    price $73,000
29. 2010-06-09
    price $75,250
30. 2010-05-29
    price $75,495
31. 2010-05-21
    price $75,501
32. 2010-05-04
    listed $75,500 Active
33. 2010-04-29
    historical
34. 2009-11-29
    price $73,400
35. 2009-08-27
    listed $80,000 Active

ⓘ 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: $614 · $51/mo
• Projected year-2 tax: $1,786 · $149/mo
• Expected delta: +$1,172/yr (+$98/mo · 190.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 5 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 23 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,970
• − Mortgage interest: −$13,164
• − Property taxes: −$614
• − Insurance: −$1,175
• − Repairs & maintenance: −$3,118
• − Management: −$3,118
• − Depreciation: −$6,836
• Taxable income: $10,945
• Est. tax owed @ 24.0%: −$2,627
• After-tax cash flow: $11,582/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: Central Elementary
• NCES district ID: 0607950
• Math proficiency: 25% ▼ -18.00%
• Reading proficiency: 25% ▼ -31.00%
• Median HH income: $64,090
• Composite: 23.41/100
• National rank: #7895
• State rank: #379 of 517 in CA

Livability — Rancho Cucamonga

• Score: 70/100
• State rank: #237
• US rank: #7808

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Cucamonga, CA
• County: San Bernardino County · 2,030,291 people
• City population: 175,531
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 71,613
• Household income: $92,237
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 4013.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 43% White 28% Two or more races 16% Asian 14% Black 10% Native American 2%
• Hispanic origin (detail): Mexican 33% Salvadoran 1%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 61% English-only · Spanish 22% Chinese 4% Tagalog/Filipino 4%

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: ▼ -554.10%
• Current HPI: 404.3113
• Rent YoY: ▲ 0.84%
• 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

+193.8% since first listed

21 events — show timeline

• 2025-11-25 Price Changed $235,000 CRMLS
• 2025-08-12 Listed $252,400 CRMLS
• 2017-07-25 Listing Removed — CRMLS
• 2017-07-17 Relisted — CRMLS
• 2017-06-29 Listing Removed — CRMLS
• 2017-06-13 Price Changed $99,999 CRMLS
• 2017-04-10 Price Changed $112,000 CRMLS
• 2017-01-24 Listed $115,000 CRMLS
• 2011-10-25 Listing Removed — CRMLS
• 2011-01-17 Price Changed $55,900 CRMLS
• 2010-12-18 Price Changed $59,900 CRMLS
• 2010-12-11 Price Changed $66,900 CRMLS
• 2010-11-19 Price Changed $69,900 CRMLS
• 2010-06-11 Price Changed $73,000 CRMLS
• 2010-06-09 Price Changed $75,250 CRMLS
• 2010-05-29 Price Changed $75,495 CRMLS
• 2010-05-21 Price Changed $75,501 CRMLS
• 2010-05-04 Listed $75,500 CRMLS
• 2010-04-29 Listing Removed — CRMLS
• 2009-11-29 Price Changed $73,400 CRMLS
• 2009-08-27 Listed $80,000 CRMLS

Property tax history

+1.0%/yr

Latest (2025): $614 · +0.7% YoY. Source: county tax records.