850 Mission Unit A4 · Ontario, CA 91762

$119,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 86 Days on market

Built 1987 ↓ 18% since listing

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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 +7.5/15.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 2-bedroom, 2-bath mobile home located in a desirable area of Ontario. This well-maintained home offers a comfortable and functional layout, perfect for everyday living. Step inside to find a bright and inviting interior, featuring a recently remodeled bathroom with modern finishes that add both style and convenience. Enjoy the benefits of a great location, close to shopping, dining, and major freeways, while still offering a peaceful residential setting.

Key facts

• Community pool
• Built 1987
• Listed 86 days

Property features AI

Finance

• Other: Lot characterized as 0–1 unit per acre; Elevation measured in feet
• Financial info: Monthly land lease of $1,200
• HOA & community: Located in Grove Manor park; Land lease community

Exterior

• Parking: Attached carport
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected
• Home design: Single-story home; Mobile home remains on site; 20 ft by 48 ft mobile dimensions
• Construction: Living area per public records; Year built per public records
• Exterior features: Community pool; Park within the community

Interior

• Kitchen: No appliances included
• Bedrooms: All bedrooms located on the main level
• Bathrooms: 2 full bathrooms with showers
• Heating & cooling: Central furnace heating; Wall/window cooling units
• Interior features: All bedrooms on one level; Entry at ground level
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $119k.

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 $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.9% vs local median 2.7% in Ontario — 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 (#435 in CA) — a middle-class / working-renter tenant base. Strengths: commute A-, housing B+; Watch: schools F, cost of living F, health & safety F.
• Ontario-Montclair (urban): math 35% / reading 44% proficiency, ranked #731 of 1,400 in CA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 217 active listings in the ZIP; 36 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 36% of the median local income ($84k/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 $823 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.10% ✓
• Cap rate: 17.93%
• Cash-on-cash: 41.56%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.97% rent growth · sell at horizon

5-year hold

• IRR: 38.1%
• Equity multiple: 2.63×
• Total profit: $54,181
• Equity at exit: $17,743

10-year hold

• IRR: 44.6%
• Equity multiple: 5.25×
• Total profit: $141,668
• Equity at exit: $10,289

Cash invested: $33,320 (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 91762

• Rents YoY: 3.0%
• Active inventory: 217
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,502 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $1,154

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,236	-5% $1,195	+0% $1,154	+5% $1,113	+10% $1,072
Rent	-10% $956	-5% $1,055	+0% $1,154	+5% $1,253	+10% $1,352
Rate	-1.0pp $1,214	-0.5pp $1,184	base $1,154	+0.5pp $1,123	+1.0pp $1,092

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
831 Carlton Privado Ontario, CA	2.0	2.5	1093	$2,600	$2.38	2d	1	0.17mi
1112 S Cypress Ave Ontario, CA	2.0	1.5–2.5	1082	$2,675	$2.47	2d	2	0.36mi
959 S Mountain Ave Ontario, CA	2.0	1.0	1092	$2,095	$1.92	2d	1	0.40mi
904 S Mountain Ave Unit B Ontario, CA	2.0	1.5	960	$2,550	$2.66	2d	1	0.42mi
1198 S San Antonio Ave Unit 10 Ontario, CA	2.0	2.0	872	$1,800	$2.06	2d	1	0.43mi
1198 S San Antonio Ave Unit 22 Ontario, CA	2.0	1.0	749	$1,895	$2.53	17d	1	0.43mi
1200 S San Antonio Ave Unit 17 Ontario, CA	2.0	2.0	872	$1,800	$2.06	2d	1	0.46mi
829 S Magnolia Ave Ontario, CA	2.0	1.5	1100	$2,550	$2.32	2d	1	0.46mi
910 W Phillips St Ontario, CA	2.0	1.0–2.0	942	$2,490	$2.64	2d	1	0.49mi
1120 Bahia Ct Unit B Ontario, CA	3.0	1.0	1095	$3,195	$2.92	2d	1	0.56mi
625 W Vesta St Ontario, CA	1.0–2.0	1.0–2.0	722	$2,295	$3.18	2d	1	0.61mi
311 N Beverly Ct Ontario, CA	2.0	1.0	770	$1,950	$2.53	22d	1	0.65mi
313 N Beverly Ct Ontario, CA	2.0	1.0	770	$1,900	$2.47	2d	1	0.66mi
1052 W Quince St Ontario, CA	3.0	2.0	1040	$2,900	$2.79	2d	1	0.70mi
1210 W Stoneridge Ct Unit 26 Ontario, CA	2.0	1.0	800	$1,950	$2.44	2d	1	0.74mi
1015 W E St Unit F Ontario, CA	2.0	1.0	800	$1,925	$2.41	2d	1	0.77mi
1336 W Stoneridge Ct Ontario, CA	2.0	1.0	800	$2,095	$2.62	2d	1	0.87mi
210 W D St Unit 216 Ontario, CA	2.0	1.0	600	$1,695	$2.83	2d	1	0.95mi
216 W D St Ontario, CA	2.0	1.0	600	$1,695	$2.83	2d	1	0.96mi
200 E Phillips St Unit 202 Ontario, CA	2.0	1.0	720	$2,000	$2.78	2d	1	0.96mi
1455 W Stoneridge Ct Unit 1 Ontario, CA	2.0	1.0	850	$2,100	$2.47	18d	1	0.99mi
543 W G St Ontario, CA	2.0	2.0	900	$2,900	$3.22	2d	1	0.99mi
320 N Euclid Ave Ontario, CA	1.0–2.0	1.0–2.0	1005	$3,034	$3.02	2d	8	1.01mi
501 W G St Unit 633N Ontario, CA	2.0	1.0	850	$2,045	$2.41	4d	2	1.03mi
501 W G St Unit 627 Ontario, CA	2.0	1.0	850	$1,995	$2.35	2d	1	1.05mi
501 W G St Unit 503 Ontario, CA	2.0	1.0	850	$2,095	$2.46	2d	1	1.05mi
1459 S Euclid Ave Unit 8 Ontario, CA	3.0	1.0	1000	$2,500	$2.50	24d	1	1.09mi
1616 S Euclid Ave Unit C Ontario, CA	2.0	1.0	830	$2,350	$2.83	2d	1	1.13mi
1377 S Sultana Ave Ontario, CA	2.0	1.0	780	$2,800	$3.59	2d	1	1.20mi
1415 S Sultana Ave Ontario, CA	2.0	1.0	980	$2,900	$2.96	3d	1	1.21mi
1135 W I St Ontario, CA	2.0	1.5	840	$2,050	$2.44	2d	1	1.23mi
10228 Benson Ave Montclair, CA	2.0	1.0	880	$2,800	$3.18	11d	1	1.25mi
233 W I St Unit 1 Ontario, CA	2.0	1.0	900	$2,600	$2.89	15d	1	1.32mi
1204 W J St Unit 3 Ontario, CA	2.0	2.0	850	$2,000	$2.35	15d	1	1.42mi
1234 W Rosewood Ct Apt D Ontario, CA	2.0	2.0	800	$2,200	$2.75	2d	1	1.50mi
1234 W Rosewood Ct Apt D Ontario, CA	2.0	2.0	800	$2,000	$2.50	5d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   days on market $119,000 Active 86 DOM
2. 2026-06-17
   days on market $119,000 Active 85 DOM
3. 2026-06-16
   days on market $119,000 Active 84 DOM
4. 2026-06-15
   days on market $119,000 Active 83 DOM
5. 2026-06-13
   days on market $119,000 Active 81 DOM
6. 2026-06-13
   days on market $119,000 Active 80 DOM
7. 2026-06-09
   days on market $119,000 Active 77 DOM
8. 2026-06-08
   days on market $119,000 Active 76 DOM
9. 2026-06-07
   days on market $119,000 Active 75 DOM
10. 2026-06-04
    days on market $119,000 Active 72 DOM
11. 2026-06-03
    days on market $119,000 Active 71 DOM
12. 2026-06-02
    days on market $119,000 Active 70 DOM
13. 2026-06-01
    days on market $119,000 Active 69 DOM
14. 2026-05-31
    days on market $119,000 Active 68 DOM
15. 2026-05-17
    price $119,000
16. 2026-04-11
    price $129,000
17. 2026-03-24
    listed $145,000 Active
18. 2026-03-22
    historical $145,000

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,022
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$2,402
• − Management: −$2,402
• − Depreciation: −$3,462
• Taxable income: $12,710
• Est. tax owed @ 24.0%: −$3,051
• After-tax cash flow: $10,798/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: Ontario-Montclair
• NCES district ID: 0628470
• Math proficiency: 35% ▲ 4.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $50,668
• Composite: 36.57/100
• National rank: #9282
• State rank: #731 of 1400 in CA

Livability — Ontario

• Score: 63/100
• State rank: #435
• US rank: #14949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ontario, CA
• County: San Bernardino County · 2,030,291 people
• City population: 183,440
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 64,235
• Household income: $83,850
• Rent vs Own: 41.9% rent · 58.1% own
• Severe rent burden: 2644.0

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% Two or more races 26% White 14% Asian 10% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Iranian 1%
• Foreign-born: 30% · Canada, China, Vietnam
• Languages at home: 43% English-only · Spanish 49% Chinese 3% Tagalog/Filipino 2%

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: ▼ -654.08%
• Current HPI: 479.3773
• Rent YoY: ▲ 2.97%
• 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

-17.9% since first listed

4 events — show timeline

• 2026-05-17 Price Changed $119,000 CRMLS
• 2026-04-11 Price Changed $129,000 CRMLS
• 2026-03-24 Listed $145,000 CRMLS
• 2026-03-22 Coming Soon $145,000 CRMLS

Property tax history

-0.7%/yr

Latest (2025): $152 · +0.3% YoY. Source: county tax records.