141 E 42nd St · San Bernardino, CA 92404

$3,795,000

60 bd · 40.0 ba · 12,502 sqft · MultiFamily public records · 79 Days on market

Built 1976 0.53 ac lot $304/sqft · 471% above area

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Why this score? — see what drove the C 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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 20 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

A 20-unit multifamily property in North San Bernardino offered at a 6.02% cap rate and 10.77 GRM with immediate upside available in rents. Built in 1976, the property sits on a 22,950 square foot lot with 12,502 rentable square feet and a unit mix of 12 one-bedroom and 8 two-bedroom units. The building has seen meaningful capital improvements in recent years including new windows, a resurfaced parking lot, fresh paint, and a roof replacement. On-site laundry and secured gated parking with 23 spaces. Strong renter demand in the area supports consistent occupancy. The location offers convenient access to the 215 and 10 freeways with nearby retail and major Inland Empire employment centers.

Key facts

• Fresh paint
• Multifamily property
• Roof replacement

Tags

• MULTIFAMILY PROPERTY
• CAPITAL IMPROVEMENTS
• NEW WINDOWS
• RESURFACED PARKING LOT
• FRESH PAINT
• ROOF REPLACEMENT

What this means for you Summary

Snapshot

• This is a 20 × 3-bed/2.0-bath units multifamily listed at $3.79M.

Deal economics

• At list price, monthly cash flow is $8k ($92k/yr) — positive. Per door: $383/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($39k rent vs $3.79M).
• Recommended offer: $3.57M (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.5% in San Bernardino — 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 59/100 on livability (#661 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, housing A; Watch: schools D, employment D, crime F.
• San Bernardino City Unified (urban): math 27% / reading 40% proficiency, ranked #959 of 1,400 in CA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 102 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $39,066/mo this rent would consume 703% of the median local household income ($67k/yr) (locally 3423% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $26k of loan paydown is wiped out by about $114k 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.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($3.57M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $1.39M; list at $3.79M implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $3,567,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.65%
• DSCR: 1.38
• GRM: 8.1

CMA / ARV

• ARV (median comp): $664,551
• List price: $3,795,000
• Delta: 471.06%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.98% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.81×
• Total profit: $-206,117
• Equity at exit: $565,847

10-year hold

• IRR: 2.0%
• Equity multiple: 1.13×
• Total profit: $136,963
• Equity at exit: $328,122

Cash invested: $1,062,600 (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 92404

• Rents YoY: 1.0%
• Active inventory: 102
• Price-to-rent: 161.9×

Monthly cashflow live

• Estimated rent: $39,066 medium
• Mortgage (P&I): −$19,901
• Tax from tax record: −$1,718 /mo · $20,620/yr
• Insurance: −$1,581
• HOA: −$0
• Vacancy / Maint / Mgmt: −$8,204
• Net cashflow: $7,661

Break-even live

Break-even rent $29,368

Max offer price $3,795,000

Occupancy floor 75%

20-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 20× units	3	2	$39,060
Total (20 units)			$39,066

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: $948,750
• Closing costs: $113,850
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $3,795,000 Active 79 DOM
2. 2026-06-17
   days on market $3,795,000 Active 78 DOM
3. 2026-06-16
   days on market $3,795,000 Active 77 DOM
4. 2026-06-15
   days on market $3,795,000 Active 76 DOM
5. 2026-06-13
   days on market $3,795,000 Active 74 DOM
6. 2026-06-09
   days on market $3,795,000 Active 70 DOM
7. 2026-06-08
   days on market $3,795,000 Active 69 DOM
8. 2026-06-07
   days on market $3,795,000 Active 68 DOM
9. 2026-06-04
   days on market $3,795,000 Active 65 DOM
10. 2026-06-03
    days on market $3,795,000 Active 64 DOM
11. 2026-06-02
    days on market $3,795,000 Active 63 DOM
12. 2026-06-01
    days on market $3,795,000 Active 62 DOM
13. 2026-05-31
    days on market $3,795,000 Active 61 DOM
14. 2026-03-31
    listed $3,795,000 Active 696-char remark

    Show marketing remark (696 chars)

    A 20-unit multifamily property in North San Bernardino offered at a 6.02% cap rate and 10.77 GRM with immediate upside available in rents. Built in 1976, the property sits on a 22,950 square foot lot with 12,502 rentable square feet and a unit mix of 12 one-bedroom and 8 two-bedroom units. The building has seen meaningful capital improvements in recent years including new windows, a resurfaced parking lot, fresh paint, and a roof replacement. On-site laundry and secured gated parking with 23 spaces. Strong renter demand in the area supports consistent occupancy. The location offers convenient access to the 215 and 10 freeways with nearby retail and major Inland Empire employment centers.

15. 2015-10-19
    soldstatus $1,390,000
16. 1989-03-24
    soldstatus $640,000

ⓘ 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: $20,620 · $1,718/mo
• Projected year-2 tax: $28,842 · $2,404/mo
• Expected delta: +$8,222/yr (+$685/mo · 39.9%)

ⓘ 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 (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $468,792
• − Mortgage interest: −$212,579
• − Property taxes: −$20,620
• − Insurance: −$18,975
• − Repairs & maintenance: −$37,503
• − Management: −$37,503
• − Depreciation: −$110,400
• Taxable income: $31,211
• Est. tax owed @ 24.0%: −$7,491
• After-tax cash flow: $84,443/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: San Bernardino City Unified
• NCES district ID: 0634170
• Math proficiency: 27% ▲ 1.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $39,758
• Composite: 30.8/100
• National rank: #11385
• State rank: #959 of 1400 in CA

Livability — San Bernardino

• Score: 59/100
• State rank: #661
• US rank: #20479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Bernardino, CA
• County: San Bernardino County · 2,030,291 people
• City population: 255,614
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 63,243
• Household income: $66,701
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 3423.0

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: Predominantly Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% White 16% Two or more races 15% Black 10% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 57%
• Common ancestry: Lithuanian 1% Iranian 1%
• Foreign-born: 22% · Canada, Vietnam
• Languages at home: 46% English-only · Spanish 50% Vietnamese 1% Tagalog/Filipino 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: ▼ -538.78%
• Current HPI: 478.0652
• Rent YoY: ▲ 0.98%
• 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

+493.0% since first listed

3 events — show timeline

• 2026-03-31 Listed $3,795,000 TheMLS
• 2015-10-19 Sold (Public Records) $1,390,000 Public Records
• 1989-03-24 Sold (Public Records) $640,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $20,620 · +2.1% YoY. Source: county tax records.