4361 Mission Blvd #80 · Montclair, CA 91763

$145,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 315 Days on market

Built 1979 1,296 sqft lot Est $259k · 44% 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 +3.7/10.0
• Rent growth +3.6/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PLEASE NOTE: THIS LISTING IS ON HOLD. If it is showing as Active it was a system generated change. Spacious & ready to make your own! This mobile home still boasts it's late 70's decor for a trip back in time. Master bedroom with walk in closet and in-suite bathroom with sunk in tub. Second bedroom is on the other side of the home with Jack and Jill style bathroom. TV room hosts a vintage built in bar with colored glass windows. Cozy kitchen with built in double oven and bar area for dining; accessible from dining area and formal living room. Keep the vintage look or update for a modern feel. Easy access to freeways, shopping, dining and parks.

Key facts

• 1,296 sq ft lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Lot size and living area sourced from assessor/public records; Located on a corner lot
• Financial info: Assessments: Unknown; Land lease applies
• HOA & community: Part of an association; Home located in a land-lease park (Hacenda Mobile Estates)

Exterior

• Parking: Assigned parking; Two parking spaces; Two carport spaces
• Utilities: Public sewer; District/Public water; Cable available; Electricity available; Telephone service to street
• Home design: Mobile home (24' x 56') — mobile home remains on site; Double body type; Single story
• Construction: Year built per public records; Mobile construction
• Exterior features: Awning; Community pool; Corner lot; Street lighting in the community

Interior

• Kitchen: Built-in range
• Flooring: Carpet; Vinyl
• Bathrooms: One full bath; One three-quarter bath
• Heating & cooling: Central furnace heating
• Interior features: One-level home with front-door entry; Family room and living room; Jack & Jill layout between rooms; Bathtub and separate shower
• Laundry & utility: Washer hookup; On-site laundry available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 3.5% in Montclair — 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 (#643 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: schools C-, commute D, crime 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 fast (+4.2%/yr); 28 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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).
• At $3,085/mo this rent would consume 47% of the median local household income ($79k/yr) (locally 1575% 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 $1k 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 + 4.2% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 315 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 315 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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?
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: 2.13% ✓
• Cap rate: 18.17%
• Cash-on-cash: 42.42%
• DSCR: 2.89
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $259,392
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4361 Mission Blvd #151	0.00mi	3/2.0	1,395 (+4%)	10mo	$276,000	$198	86
4361 Mission Blvd #121	0.00mi	3/2.0	1,248 (-7%)	6mo	$220,000	$176	83
4361 Mission Blvd #38	0.00mi	3/2.0	1,440 (+7%)	8mo	$232,000	$161	81
4361 Mission Blvd #100	0.00mi	4/2.0 (+1)	1,440 (+7%)	7mo	$299,900	$208	77
4361 Mission Blvd #193	0.00mi	4/2.0 (+1)	1,440 (+7%)	12mo	$277,500	$193	73
11250 Ramona #216	0.39mi	3/2.0	1,440 (+7%)	1mo	$292,000	$203	69
4361 E Mission Blvd Sp. 89	0.00mi	3/2.0	1,152 (-14%)	10mo	$175,000	$152	67
11250 Ramona Ave #118	0.28mi	2/2.0 (-1)	1,440 (+7%)	12mo	$200,000	$139	61
11250 Ramona Ave #306	0.31mi	3/2.0	1,232 (-8%)	15mo	$280,000	$227	59

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 · 4.24% rent growth · sell at horizon

5-year hold

• IRR: 40.6%
• Equity multiple: 2.77×
• Total profit: $71,859
• Equity at exit: $21,620

10-year hold

• IRR: 47.4%
• Equity multiple: 5.85×
• Total profit: $196,870
• Equity at exit: $12,537

Cash invested: $40,600 (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 91763

• Rents YoY: 4.2%
• Active inventory: 28
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $3,085 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$648
• Net cashflow: $1,435

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,535	-5% $1,485	+0% $1,435	+5% $1,385	+10% $1,335
Rent	-10% $1,192	-5% $1,313	+0% $1,435	+5% $1,557	+10% $1,679
Rate	-1.0pp $1,508	-0.5pp $1,472	base $1,435	+0.5pp $1,398	+1.0pp $1,359

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11054 Wesley Ave Montclair, CA	3.0	2.0	1645	$3,125	$1.90	0d	1	0.17mi
10216 Ramona Ave Montclair, CA	2.0	2.0	1197	$2,500	$2.09	0d	1	1.01mi
4830 Canoga St Unit J Montclair, CA	2.0	1.0	950	$1,795	$1.89	0d	1	1.05mi
5095 Phillips Blvd Chino, CA	2.0	1.0	900	$2,800	$3.11	6d	1	1.06mi
10290 Monte Vista Ave Montclair, CA	4.0	2.0	1154	$4,500	$3.90	5d	1	1.14mi
5212 Berkshire Way Montclair, CA	2.0	2.5	1216	$2,700	$2.22	10d	1	1.15mi
1723 Lincoln Ave Pomona, CA	2.0	2.0	1000	$2,500	$2.50	44d	1	1.23mi
4937 Taft St Unit Main House Chino, CA	3.0	2.0	1195	$3,400	$2.85	19d	1	1.26mi
787 N Reservoir St Pomona, CA	2.0	2.0	1000	$2,450	$2.45	5d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $145,000 Active 315 DOM
2. 2026-06-17
   days on market $145,000 Active 314 DOM
3. 2026-06-16
   days on market $145,000 Active 313 DOM
4. 2026-06-15
   days on market $145,000 Active 312 DOM
5. 2026-06-13
   days on market $145,000 Active 310 DOM
6. 2026-06-13
   days on market $145,000 Active 309 DOM
7. 2026-06-09
   days on market $145,000 Active 306 DOM
8. 2026-06-08
   days on market $145,000 Active 305 DOM
9. 2026-06-07
   days on market $145,000 Active 304 DOM
10. 2026-06-04
    days on market $145,000 Active 301 DOM
11. 2026-06-03
    days on market $145,000 Active 300 DOM
12. 2026-06-02
    days on market $145,000 Active 299 DOM
13. 2026-06-01
    days on market $145,000 Active 298 DOM
14. 2026-05-31
    days on market $145,000 Active 297 DOM
15. 2025-09-12
    status Active
16. 2025-08-23
    status Active
17. 2025-08-16
    status Active
18. 2025-07-21
    status Active
19. 2025-07-05
    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 7 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: $37,023
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$2,962
• − Management: −$2,962
• − Depreciation: −$4,218
• Taxable income: $15,859
• Est. tax owed @ 24.0%: −$3,806
• After-tax cash flow: $13,417/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 — Montclair

• Score: 59/100
• State rank: #643
• US rank: #20130

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montclair, CA
• County: San Bernardino County · 2,030,291 people
• City population: 37,700
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 37,700
• Household income: $78,770
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 1575.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 21% White 11% Asian 10% Black 5% Native American 3%
• Hispanic origin (detail): Mexican 61%
• Common ancestry: Italian 0%
• Foreign-born: 31% · Canada, Vietnam, China
• Languages at home: 42% English-only · Spanish 47% Vietnamese 4% Chinese 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: ▼ -437.39%
• Current HPI: 438.7739
• Rent YoY: ▲ 4.24%
• 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

5 events — show timeline

• 2025-09-12 Relisted — CRMLS
• 2025-08-23 Relisted — CRMLS
• 2025-08-16 Relisted — CRMLS
• 2025-07-21 Relisted — CRMLS
• 2025-07-05 Coming Soon $145,000 CRMLS

Property tax history

+0.1%/yr

Latest (2025): $257 · +0.3% YoY. Source: county tax records.