Fleetwood Plan · Rialto, CA 92376

$184,900

2 bd · 2.0 ba · 1,123 sqft · Manufactured · 163 Days on market

Good condition ↓ 20% 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
• Condition / age +4.0/5.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Parque La Quinta an active and vibrant community, where you can find yourself in your dream home. We have a 2026 2 bed, 2 bath home for sale featuring 1123.20 sq ft of beautifully designed living space. Located in/near Rialto, this property offers the perfect blend of modern amenities and timeless charm. Located in the desirable Parque La Quinta, residents enjoy access to a range of premium amenities. Conveniently situated near schools, shopping, dining, metro train station, close to 10 and 210 freeway, you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this community has it all. Call today to schedule a tour! DBA: Decal: CAV220CA2542652A/B Dealer Number: 91126.

Key facts

• Listed 163 days

🏗️ New construction. The $184,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $163,700.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $860 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 3.5% in Rialto — 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 60/100 on livability (#598 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A-; Watch: crime F, amenities D-, cost of living F.
• Rialto Unified (suburban): math 25% / reading 46% proficiency, ranked #268 of 517 in CA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sam V. Curtis Elementary (641 students, 83% FRL); Rialto Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 1,087 students, 84% FRL); Rialto High (math 21% / reading 41%, grade F, #702 of 1,170 statewide, top 61%, 2,886 students, 82% FRL).
• Market conditions: Rents rising (+1.6%/yr); 144 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 38% of the median local income ($80k/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 $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.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (20%) 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 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 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. 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: 1.54% ✓
• Cap rate: 12.59%
• Cash-on-cash: 22.51%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (median comp): $163,700
• List price: $184,900
• Delta: 12.95%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
350 S Willow Ave #32	0.00mi	3/2.0 (+1)	1,136 (+1%)	8mo	$170,000	$150	87

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 · 1.59% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.54×
• Total profit: $24,740
• Equity at exit: $24,408

10-year hold

• IRR: 21.5%
• Equity multiple: 2.70×
• Total profit: $78,140
• Equity at exit: $14,154

Cash invested: $45,836 (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 92376

• Rents YoY: 1.6%
• Active inventory: 144
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,520 high
• Mortgage (P&I): −$858
• Tax est. 1.5%: −$205 /mo · $2,455/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $860

Break-even live

Break-even rent $1,432

Max offer price $163,700

Occupancy floor 61%

Sensitivity live

Price	-10% $973	-5% $916	+0% $860	+5% $803	+10% $747
Rent	-10% $661	-5% $760	+0% $860	+5% $959	+10% $1,059
Rate	-1.0pp $942	-0.5pp $901	base $860	+0.5pp $817	+1.0pp $774

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: $40,925
• Closing costs: $4,911
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 West South St Unit a Rialto, CA	3.0	2.0	1275	$2,600	$2.04	45d	1	0.26mi
554 S Willow Ave Unit 1 Rialto, CA	3.0	1.0	993	$2,600	$2.62	45d	1	0.32mi
142 E Merrill Ave Rialto, CA	3.0	1.5	1120	$2,495	$2.23	45d	1	0.48mi
606 S Riverside Ave Rialto, CA	2.0–3.0	1.0–2.0	1034	$2,695	$2.61	0d	3	0.51mi
139 N Palm Ave Unit 1 Rialto, CA	2.0	2.0	1270	$2,250	$1.77	6d	1	0.54mi
204 N Orange Ave Rialto, CA	2.0	1.0	780	$1,875	$2.40	4d	1	0.61mi
215 N Spruce Ave Rialto, CA	2.0	2.0	1100	$2,150	$1.95	45d	1	0.82mi
1004 S Riverside Ave Rialto, CA	3.0	3.0	1155	$2,750	$2.38	45d	1	0.89mi
1004 S Riverside Ave Unit A-3 Rialto, CA	3.0	2.5	1155	$2,750	$2.38	45d	1	0.89mi
1031 S Cactus Ave Rialto, CA	1.0–3.0	1.0–2.0	1030	$2,307	$2.24	6d	1	0.90mi
210 N Beechwood Ave Rialto, CA	1.0–3.0	1.0–2.0	794	$2,072	$2.61	23d	7	0.97mi
1108 S Riverside Ave Rialto, CA	2.0	2.0	900	$1,900	$2.11	45d	1	1.01mi
1221 Yeager Ave Rialto, CA	3.0	3.0	1478	$3,300	$2.23	4d	1	1.11mi
2047 Greenbriar St Colton, CA	2.0	2.0	1032	$2,595	$2.51	45d	1	1.12mi
550 E Foothill Blvd Rialto, CA	1.0–3.0	1.0–2.0	874	$2,808	$3.21	6d	8	1.27mi
372 S Ironwood Ave Rialto, CA	2.0–3.0	2.0–2.5	1113	$2,704	$2.43	0d	6	1.42mi
1084 Jacaranda Rd Colton, CA	2.0	2.0	1032	$2,400	$2.33	45d	1	1.42mi
1531 W Rialto Ave Unit 807 Fontana, CA	2.0	1.0	821	$2,115	$2.58	25d	1	1.46mi

Listing history 23 events

1. 2026-06-21
   days on market $184,900 Active 163 DOM
2. 2026-06-18
   days on market $184,900 Active 160 DOM
3. 2026-06-17
   days on market $184,900 Active 159 DOM
4. 2026-06-16
   days on market $184,900 Active 158 DOM
5. 2026-06-15
   days on market $184,900 Active 157 DOM
6. 2026-06-13
   days on market $184,900 Active 155 DOM
7. 2026-06-13
   days on market $184,900 Active 154 DOM
8. 2026-06-09
   days on market $184,900 Active 151 DOM
9. 2026-06-08
   days on market $184,900 Active 150 DOM
10. 2026-06-07
    days on market $184,900 Active 149 DOM
11. 2026-06-04
    days on market $184,900 Active 146 DOM
12. 2026-06-03
    days on market $184,900 Active 145 DOM
13. 2026-06-02
    days on market $184,900 Active 144 DOM
14. 2026-06-01
    days on market $184,900 Active 143 DOM
15. 2026-05-31
    days on market $184,900 Active 142 DOM
16. 2026-04-29
    price $184,900 734-char remark

    Show marketing remark (734 chars)

    Welcome to Parque La Quinta an active and vibrant community, where you can find yourself in your dream home. We have a 2026 2 bed, 2 bath home for sale featuring 1123.20 sq ft of beautifully designed living space. Located in/near Rialto, this property offers the perfect blend of modern amenities and timeless charm. Located in the desirable Parque La Quinta, residents enjoy access to a range of premium amenities. Conveniently situated near schools, shopping, dining, metro train station, close to 10 and 210 freeway, you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this community has it all. Call today to schedule a tour! DBA: Decal: CAV220CA2542652A/B Dealer Number: 91126.

17. 2026-03-18
    price $189,900 734-char remark

    Show marketing remark (734 chars)

    Welcome to Parque La Quinta an active and vibrant community, where you can find yourself in your dream home. We have a 2026 2 bed, 2 bath home for sale featuring 1123.20 sq ft of beautifully designed living space. Located in/near Rialto, this property offers the perfect blend of modern amenities and timeless charm. Located in the desirable Parque La Quinta, residents enjoy access to a range of premium amenities. Conveniently situated near schools, shopping, dining, metro train station, close to 10 and 210 freeway, you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this community has it all. Call today to schedule a tour! DBA: Decal: CAV220CA2542652A/B Dealer Number: 91126.

18. 2026-03-05
    price $199,000 734-char remark

    Show marketing remark (734 chars)

    Welcome to Parque La Quinta an active and vibrant community, where you can find yourself in your dream home. We have a 2026 2 bed, 2 bath home for sale featuring 1123.20 sq ft of beautifully designed living space. Located in/near Rialto, this property offers the perfect blend of modern amenities and timeless charm. Located in the desirable Parque La Quinta, residents enjoy access to a range of premium amenities. Conveniently situated near schools, shopping, dining, metro train station, close to 10 and 210 freeway, you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this community has it all. Call today to schedule a tour! DBA: Decal: CAV220CA2542652A/B Dealer Number: 91126.

19. 2026-02-21
    price $212,000 734-char remark

    Show marketing remark (734 chars)

    Welcome to Parque La Quinta an active and vibrant community, where you can find yourself in your dream home. We have a 2026 2 bed, 2 bath home for sale featuring 1123.20 sq ft of beautifully designed living space. Located in/near Rialto, this property offers the perfect blend of modern amenities and timeless charm. Located in the desirable Parque La Quinta, residents enjoy access to a range of premium amenities. Conveniently situated near schools, shopping, dining, metro train station, close to 10 and 210 freeway, you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this community has it all. Call today to schedule a tour! DBA: Decal: CAV220CA2542652A/B Dealer Number: 91126.

20. 2026-02-03
    price $219,000 734-char remark

    Show marketing remark (734 chars)

    Welcome to Parque La Quinta an active and vibrant community, where you can find yourself in your dream home. We have a 2026 2 bed, 2 bath home for sale featuring 1123.20 sq ft of beautifully designed living space. Located in/near Rialto, this property offers the perfect blend of modern amenities and timeless charm. Located in the desirable Parque La Quinta, residents enjoy access to a range of premium amenities. Conveniently situated near schools, shopping, dining, metro train station, close to 10 and 210 freeway, you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this community has it all. Call today to schedule a tour! DBA: Decal: CAV220CA2542652A/B Dealer Number: 91126.

21. 2026-01-31
    status Active 734-char remark

    Show marketing remark (734 chars)

    Welcome to Parque La Quinta an active and vibrant community, where you can find yourself in your dream home. We have a 2026 2 bed, 2 bath home for sale featuring 1123.20 sq ft of beautifully designed living space. Located in/near Rialto, this property offers the perfect blend of modern amenities and timeless charm. Located in the desirable Parque La Quinta, residents enjoy access to a range of premium amenities. Conveniently situated near schools, shopping, dining, metro train station, close to 10 and 210 freeway, you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this community has it all. Call today to schedule a tour! DBA: Decal: CAV220CA2542652A/B Dealer Number: 91126.

22. 2026-01-30
    historical 734-char remark

    Show marketing remark (734 chars)

    Welcome to Parque La Quinta an active and vibrant community, where you can find yourself in your dream home. We have a 2026 2 bed, 2 bath home for sale featuring 1123.20 sq ft of beautifully designed living space. Located in/near Rialto, this property offers the perfect blend of modern amenities and timeless charm. Located in the desirable Parque La Quinta, residents enjoy access to a range of premium amenities. Conveniently situated near schools, shopping, dining, metro train station, close to 10 and 210 freeway, you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this community has it all. Call today to schedule a tour! DBA: Decal: CAV220CA2542652A/B Dealer Number: 91126.

23. 2026-01-09
    listed $229,900 Active 734-char remark

    Show marketing remark (734 chars)

    Welcome to Parque La Quinta an active and vibrant community, where you can find yourself in your dream home. We have a 2026 2 bed, 2 bath home for sale featuring 1123.20 sq ft of beautifully designed living space. Located in/near Rialto, this property offers the perfect blend of modern amenities and timeless charm. Located in the desirable Parque La Quinta, residents enjoy access to a range of premium amenities. Conveniently situated near schools, shopping, dining, metro train station, close to 10 and 210 freeway, you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this community has it all. Call today to schedule a tour! DBA: Decal: CAV220CA2542652A/B Dealer Number: 91126.

ⓘ 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 8/10 Severe 6 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,243
• − Mortgage interest: −$9,170
• − Property taxes: −$2,455
• − Insurance: −$818
• − Repairs & maintenance: −$2,419
• − Management: −$2,419
• − Depreciation: −$4,762
• Taxable income: $8,198
• Est. tax owed @ 24.0%: −$1,968
• After-tax cash flow: $8,349/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, modern manufactured home in Parque La Quinta is move-in ready with a good condition score and minimal repairs needed. Potential buyers and renters will appreciate the updated kitchen, bathrooms, and curb appeal.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient.
• Both Upgrading the flooring in the bathrooms — Upgrading the flooring can improve the overall look and feel of the bathrooms, enhancing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑
• Both Upgrading the flooring in the bathrooms — Upgrading the flooring can improve the overall look and feel of the bathrooms, enhancing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rialto Unified
• NCES district ID: 0632370
• Math proficiency: 25% ▲ 3.00%
• Reading proficiency: 46% ▲ 10.00%
• Median HH income: $50,916
• Composite: 30.77/100
• National rank: #6154
• State rank: #268 of 517 in CA

Livability — Rialto

• Score: 60/100
• State rank: #598
• US rank: #19283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rialto, CA
• County: San Bernardino County · 2,030,291 people
• City population: 105,208
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 84,394
• Household income: $79,675
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 2574.0

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 (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 22% Black 11% White 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 68%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 36% English-only · Spanish 61% Arabic 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: ▼ -323.82%
• Current HPI: 505.95
• Rent YoY: ▲ 1.59%
• 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

-19.6% since first listed

8 events — show timeline

• 2026-04-29 Price Changed $184,900 Zillow
• 2026-03-18 Price Changed $189,900 Zillow
• 2026-03-05 Price Changed $199,000 Zillow
• 2026-02-21 Price Changed $212,000 Zillow
• 2026-02-03 Price Changed $219,000 Zillow
• 2026-01-31 Relisted — Zillow
• 2026-01-30 Delisted — Zillow
• 2026-01-09 Listed $229,900 Zillow