31816 Avenue E #2 · Yucaipa, CA 92399

$169,900

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 69 Days on market

Built 1977 $136/sqft · 15% above area Est $159k · 7% over

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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 +26.7/30.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• ARV discount +4.4/15.0
• 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

Come and see your next home in Yucaipa's Crafton Hills mobile home estate. A family friendly, all ages park with some of the town's lowest space rents. The home has plenty of space with 3 bedrooms and 2 bathrooms, family room and kitchen with a dining area. The owner recently had a new roof installed for the new owners to be! You do not want to miss out on this opportunity!

Key facts

• New roof installed
• 2 parking spots
• Community pool

Tags

• NEW ROOF INSTALLED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k of loan paydown is wiped out by about $5k 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 69 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $170k implies a 466% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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 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?
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: 1.22% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.64%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $158,809
• List price: $169,900
• Delta: 6.98%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31816 Avenue E #135	0.00mi	2/2.0	1,296 (+4%)	12mo	$155,000	$120	84
31816 Ave E #94	0.00mi	2/2.0	1,248 (0%)	22mo	$190,000	$152	82
31816 Avenue E #99	0.00mi	2/2.0	1,120 (-10%)	3mo	$120,000	$107	80
31816 Avenue E #37	0.00mi	2/2.0	1,152 (-8%)	9mo	$120,000	$104	80
31816 Avenue E #118	0.00mi	2/2.0	1,152 (-8%)	20mo	$180,000	$156	71

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-4,172
• Equity at exit: $25,333

10-year hold

• IRR: 3.7%
• Equity multiple: 1.23×
• Total profit: $10,897
• Equity at exit: $14,690

Cash invested: $47,572 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,070 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $462

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 73%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31850 Yucaipa Blvd Yucaipa, CA	2.0	2.0	950	$2,400	$2.53	1d	1	0.13mi
31981 Yucaipa Blvd Unit 31981 House Yucaipa, CA	2.0	1.5	950	$1,895	$1.99	43d	1	0.25mi
32037 E AVE Unit 32041 Oak Glen, CA	2.0	1.0	850	$2,095	$2.46	43d	1	0.32mi
31482 Sierra Linda St Yucaipa, CA	2.0	1.0	1008	$1,900	$1.88	43d	1	0.51mi
32237 Yucaipa Blvd Yucaipa, CA	1.0	1.0	876	$1,600	$1.83	24d	1	0.60mi
12766 13th St Yucaipa, CA	3.0	2.0	1400	$2,795	$2.00	3d	1	1.12mi
12175 13th St Yucaipa, CA	2.0	1.0	1000	$2,295	$2.29	1d	1	1.12mi

Listing history 24 events

1. 2026-06-18
   days on market $169,900 Active 69 DOM
2. 2026-06-17
   days on market $169,900 Active 68 DOM
3. 2026-06-16
   days on market $169,900 Active 67 DOM
4. 2026-06-15
   days on market $169,900 Active 66 DOM
5. 2026-06-13
   days on market $169,900 Active 64 DOM
6. 2026-06-13
   days on market $169,900 Active 63 DOM
7. 2026-06-09
   days on market $169,900 Active 60 DOM
8. 2026-06-08
   days on market $169,900 Active 59 DOM
9. 2026-06-07
   days on market $169,900 Active 58 DOM
10. 2026-06-04
    days on market $169,900 Active 55 DOM
11. 2026-06-03
    days on market $169,900 Active 54 DOM
12. 2026-06-02
    days on market $169,900 Active 53 DOM
13. 2026-06-01
    days on market $169,900 Active 52 DOM
14. 2026-05-31
    days on market $169,900 Active 51 DOM
15. 2026-05-14
    status Active 376-char remark

    Show marketing remark (376 chars)

    Come and see your next home in Yucaipa's Crafton Hills mobile home estate. A family friendly, all ages park with some of the town's lowest space rents. The home has plenty of space with 3 bedrooms and 2 bathrooms, family room and kitchen with a dining area. The owner recently had a new roof installed for the new owners to be! You do not want to miss out on this opportunity!

16. 2026-05-14
    price $169,900 376-char remark

    Show marketing remark (376 chars)

    Come and see your next home in Yucaipa's Crafton Hills mobile home estate. A family friendly, all ages park with some of the town's lowest space rents. The home has plenty of space with 3 bedrooms and 2 bathrooms, family room and kitchen with a dining area. The owner recently had a new roof installed for the new owners to be! You do not want to miss out on this opportunity!

17. 2026-04-28
    historical Active Under Contract 376-char remark

    Show marketing remark (376 chars)

    Come and see your next home in Yucaipa's Crafton Hills mobile home estate. A family friendly, all ages park with some of the town's lowest space rents. The home has plenty of space with 3 bedrooms and 2 bathrooms, family room and kitchen with a dining area. The owner recently had a new roof installed for the new owners to be! You do not want to miss out on this opportunity!

18. 2026-04-10
    listed $179,900 Active 376-char remark

    Show marketing remark (376 chars)

    Come and see your next home in Yucaipa's Crafton Hills mobile home estate. A family friendly, all ages park with some of the town's lowest space rents. The home has plenty of space with 3 bedrooms and 2 bathrooms, family room and kitchen with a dining area. The owner recently had a new roof installed for the new owners to be! You do not want to miss out on this opportunity!

19. 2009-10-14
    soldstatus $30,000 Closed 668-char remark

    Show marketing remark (668 chars)

    (Home Just Reduced To Sell Quick)MUST SEE INSIDE THIS HOME!!! Walk in to this mobile and go WOW!!!. This home has pergo flooring thu-out. Painted walls in good taste. Large open rooms. Livingroom seperate in the front of the home with 2 large windows viewing the valley towards the freeway. The kitchen and the seperate familly room also with lovely pergo flooring. Updated bathrooms done also in good taste. Enclosed patio has closet and could be seperated in to 2 seperate rooms, wonderful home in a wonderful park at a selling price. also has low space rent. Come and view this home quick before its gone. (Buyer advised to check with city on any permitted rooms)

20. 2009-10-10
    historical 668-char remark

    Show marketing remark (668 chars)

    (Home Just Reduced To Sell Quick)MUST SEE INSIDE THIS HOME!!! Walk in to this mobile and go WOW!!!. This home has pergo flooring thu-out. Painted walls in good taste. Large open rooms. Livingroom seperate in the front of the home with 2 large windows viewing the valley towards the freeway. The kitchen and the seperate familly room also with lovely pergo flooring. Updated bathrooms done also in good taste. Enclosed patio has closet and could be seperated in to 2 seperate rooms, wonderful home in a wonderful park at a selling price. also has low space rent. Come and view this home quick before its gone. (Buyer advised to check with city on any permitted rooms)

21. 2009-07-17
    price $39,900 668-char remark

    Show marketing remark (668 chars)

    (Home Just Reduced To Sell Quick)MUST SEE INSIDE THIS HOME!!! Walk in to this mobile and go WOW!!!. This home has pergo flooring thu-out. Painted walls in good taste. Large open rooms. Livingroom seperate in the front of the home with 2 large windows viewing the valley towards the freeway. The kitchen and the seperate familly room also with lovely pergo flooring. Updated bathrooms done also in good taste. Enclosed patio has closet and could be seperated in to 2 seperate rooms, wonderful home in a wonderful park at a selling price. also has low space rent. Come and view this home quick before its gone. (Buyer advised to check with city on any permitted rooms)

22. 2009-06-06
    listed $47,900 668-char remark

    Show marketing remark (668 chars)

    (Home Just Reduced To Sell Quick)MUST SEE INSIDE THIS HOME!!! Walk in to this mobile and go WOW!!!. This home has pergo flooring thu-out. Painted walls in good taste. Large open rooms. Livingroom seperate in the front of the home with 2 large windows viewing the valley towards the freeway. The kitchen and the seperate familly room also with lovely pergo flooring. Updated bathrooms done also in good taste. Enclosed patio has closet and could be seperated in to 2 seperate rooms, wonderful home in a wonderful park at a selling price. also has low space rent. Come and view this home quick before its gone. (Buyer advised to check with city on any permitted rooms)

23. 2004-03-31
    soldstatus $32,000
24. 2003-12-17
    listed $47,000

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 7/10 Severe 6 d/yr ≥100°F today · 17 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: $24,846
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − Depreciation: −$4,943
• Taxable income: $3,013
• Est. tax owed @ 24.0%: −$723
• After-tax cash flow: $4,815/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

+261.5% since first listed

10 events — show timeline

• 2026-05-14 Relisted — CRMLS
• 2026-05-14 Price Changed $169,900 CRMLS
• 2026-04-28 Contingent — CRMLS
• 2026-04-10 Listed $179,900 CRMLS
• 2009-10-14 Sold (MLS) $30,000 CRMLS
• 2009-10-10 Listing Removed — CRMLS
• 2009-07-17 Price Changed $39,900 CRMLS
• 2009-06-06 Listed $47,900 CRMLS
• 2004-03-31 Sold (MLS) $32,000 CRMLS
• 2003-12-17 Listed $47,000 CRMLS

Property tax history

+0.9%/yr

Latest (2025): $241 · +1.2% YoY. Source: county tax records.