494 S Macy St #151 · San Bernardino, CA 92410

$225,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 63 Days on market

Built 2004 1,152 sqft lot $195/sqft · 47% above area Est $153k · 47% 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Rent growth +3.9/5.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious mobile home with excellent potential, featuring 3 bedrooms and 2 bathrooms. The layout includes a bright living room, dining area, laundry room, and an open-concept kitchen. Additional highlights include a 2/3 car carport. Conveniently located near schools and shopping centers.

Key facts

• 2/3 car carport
• Open-concept kitchen
• Laundry room

Tags

• OPEN-CONCEPT KITCHEN
• BRIGHT LIVING ROOM
• DINING AREA
• LAUNDRY ROOM
• 2/3 CAR CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $212k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: employment D, crime F, 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: J.P. Kelley Elementary (685 students, 87% FRL); William G. Jehue Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 1,404 students, 82% 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 fast (+5.5%/yr); 88 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $2,689/mo this rent would consume 60% of the median local household income ($54k/yr) (locally 2569% 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 $2k of loan paydown is wiped out by about $7k 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 + 5.5% rent growth), your $63k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 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?
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: 1.20% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.37%
• DSCR: 1.68
• GRM: 7.0

CMA / ARV

• ARV (median comp): $152,629
• List price: $225,000
• Delta: 47.42%
• Verdict: OVERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2686 W Mill St #60	0.28mi	3/2.0	1,152 (0%)	16mo	$190,000	$165	74
2160 W Rialto Ave #122	0.43mi	3/2.0	1,100 (-4%)	8mo	$119,000	$108	66
222 S Rancho Ave #59	0.50mi	3/2.0	1,200 (+4%)	13mo	$167,000	$139	59
2686 W Mill St #88	0.28mi	2/2.0 (-1)	1,040 (-10%)	12mo	$159,000	$153	56
243 N Meridian Ave #227	0.67mi	3/2.0	1,248 (+8%)	3mo	$190,000	$152	52
243 N Meridian Ave #3	0.66mi	3/2.0	1,248 (+8%)	4mo	$193,000	$155	52
2280 W Rialto Ave #22	0.40mi	2/2.0 (-1)	1,040 (-10%)	11mo	$142,000	$137	51
135 N Pepper Ave #9	0.75mi	3/2.0	1,232 (+7%)	4mo	$170,000	$138	50
2744 W Rialto Ave #33	0.64mi	3/2.0	1,260 (+9%)	9mo	$195,000	$155	47
243 N Meridian Ave #85	0.66mi	3/3.0	1,248 (+8%)	10mo	$180,000	$144	43
135 N Pepper Ave #42	0.75mi	2/2.0 (-1)	1,248 (+8%)	8mo	$126,703	$102	40
2744 W Rialto Ave #42	0.61mi	2/2.0 (-1)	1,300 (+13%)	12mo	$98,000	$75	35

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 · 5.5% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.35×
• Total profit: $21,771
• Equity at exit: $33,548

10-year hold

• IRR: 19.6%
• Equity multiple: 2.82×
• Total profit: $114,663
• Equity at exit: $19,454

Cash invested: $63,000 (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 92410

• Home prices YoY: -9.7%
• Rents YoY: 5.5%
• Active inventory: 88
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,689 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$44 /mo · $522/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $807

Break-even live

Break-even rent $1,667

Max offer price $225,000

Occupancy floor 65%

Sensitivity live

Price	-10% $934	-5% $871	+0% $807	+5% $743	+10% $680
Rent	-10% $595	-5% $701	+0% $807	+5% $913	+10% $1,020
Rate	-1.0pp $920	-0.5pp $864	base $807	+0.5pp $749	+1.0pp $689

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1417 Pennsylvania Ave Colton, CA	3.0	2.0	1300	$2,395	$1.84	45d	1	1.13mi
1327 N Pennsylvania Ave Unit 1327 Colton, CA	3.0	2.0	1200	$2,640	$2.20	26d	1	1.18mi
1163 Bent Rail Cir Colton, CA	3.0	2.0	1248	$2,795	$2.24	45d	1	1.20mi
550 E Foothill Blvd Rialto, CA	1.0–3.0	1.0–2.0	874	$3,289	$3.76	6d	8	1.37mi
943 W C St Colton, CA	3.0	2.0	1150	$3,300	$2.87	20d	1	1.38mi
2047 Greenbriar St Colton, CA	2.0	2.0	1032	$2,595	$2.51	45d	1	1.46mi
619 N Gardena St San Bernardino, CA	3.0	2.0	1000	$2,900	$2.90	6d	1	1.47mi
535 Jackson St Colton, CA	4.0	3.0	1500	$3,300	$2.20	21d	1	1.47mi
1084 Jacaranda Rd Colton, CA	2.0	2.0	1032	$2,400	$2.33	45d	1	1.47mi

Listing history 8 events

1. 2026-06-21
   days on market $225,000 Active 63 DOM
2. 2026-06-18
   days on market $225,000 Active 60 DOM
3. 2026-06-17
   days on market $225,000 Active 59 DOM
4. 2026-06-16
   days on market $225,000 Active 58 DOM
5. 2026-06-15
   price $225,000 Active 57 DOM
6. 2026-06-01
   days on market $175,000 Active 57 DOM
7. 2026-05-31
   days on market $175,000 Active 56 DOM
8. 2026-04-05
   listed $175,000 Active 287-char remark

   Show marketing remark (287 chars)

   Spacious mobile home with excellent potential, featuring 3 bedrooms and 2 bathrooms. The layout includes a bright living room, dining area, laundry room, and an open-concept kitchen. Additional highlights include a 2/3 car carport. Conveniently located near schools and shopping centers.

ⓘ 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: $522 · $44/mo
• Projected year-2 tax: $1,710 · $142/mo
• Expected delta: +$1,188/yr (+$99/mo · 227.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,268
• − Mortgage interest: −$12,603
• − Property taxes: −$522
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,581
• − Management: −$2,581
• − Depreciation: −$6,545
• Taxable income: $6,309
• Est. tax owed @ 24.0%: −$1,514
• After-tax cash flow: $8,171/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: 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 — 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): 47,869
• Household income: $54,181
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 2569.0

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 (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 12% Black 8% White 7% Asian 3%
• Hispanic origin (detail): Mexican 70%
• Common ancestry: Romanian 0%
• Foreign-born: 29% · Canada, Vietnam, Jamaica
• Languages at home: 32% English-only · Spanish 65% Vietnamese 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: ▼ -54.39%
• Current HPI: 504.0299
• Rent YoY: ▲ 5.50%
• 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

1 event — show timeline

• 2026-04-05 Listed $175,000 CRMLS

Property tax history

-2.4%/yr

Latest (2025): $522 · +1.8% YoY. Source: county tax records.