15111 Pipeline Ave #243 · Chino Hills, CA 91709

$339,000

2 bd · 2.0 ba · 12,000 sqft · Manufactured public records · 23 Days on market

Built 2026 2,203 sqft lot

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Why this score? — see what drove the D 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 +13.5/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away in a quiet cul-de-sac within the desirable 55+ community of Lake Los Serranos, this brand-new 2 Bed 2 Bath manufactured home offers rare privacy and a spacious layout. The lot is uniquely secluded, featuring a large attached deck positioned perfectly to enjoy the surrounding mature trees and natural landscape. Inside, the 1,296-square-foot open floor plan feels incredibly bright and airy, elevated by 9-foot ceilings and oversized windows. The functional kitchen comes complete with a walk-in pantry and included stainless steel appliances, while the primary suite features a generous walk-in closet. Outside, the property includes a large storage shed and rare, side-by-side two-car

Key facts

• Open floor plan
• Massive private deck
• Indoor utility room

Tags

• OPEN FLOOR PLAN
• CENTRAL WORK-CENTER ISLAND
• PRIVATE EN-SUITE BATHROOM
• MASSIVE PRIVATE DECK
• INDOOR UTILITY ROOM
• PREMIUM SIDE-BY-SIDE PARKING

Property features AI

Finance

• Other: Park has manager approval and breed-restricted pet policy; Density roughly 11–15 units per acre
• Financial info: Monthly land lease amount (park-managed)
• HOA & community: Senior community; Park name: Lake Los Serranos; Land-lease community (land lease applies)

Exterior

• Parking: Carport parking, side-by-side; Two parking/carport spaces
• Security: Carbon monoxide detector(s); Resident manager; Manager approval required for residency
• Utilities: Public/District water; Sewer available (sewer or septic - unknown); Natural gas available; Electricity available (standard); Cable available; Water heater present; Utilities available per remarks
• Home design: Single-story home; Turnkey condition; Mobile home model 'Summit' (24' x 54'); Mobile home remains on site; Doors swing inward; Multiple (2+) access exits
• Construction: Shingle/asphalt roof; Hardie (Hardee) plank exterior; Fiberglass components; Drywall interior walls; Blown and cellulose insulation; Pillar/post/pier and combination foundation with pier jacks and seismic tie-downs
• Exterior features: Deck; Community pool; Patio; Cement board skirting; Landscaped lot; Located on a cul-de-sac; Community spa; Community amenities include fishing and lake access; Paved road access

Interior

• Kitchen: Kitchen open to family room; Kitchen island; Walk-in pantry; Corian countertops; Dishwasher; Garbage disposal; Microwave; Refrigerator; Free-standing range / Gas oven / Gas range; Ice maker; Energy Star appliances; Gas water heater
• Bedrooms: All bedrooms located on the main floor; Main-floor primary bedroom
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Primary bathroom with double sinks and walk-in shower; Bathtub; Low-flow toilets; Privacy toilet door; Exhaust fan(s); Linen closet/storage
• Heating & cooling: Central heating (central furnace); Central cooling; Energy Star rated heating and cooling
• Interior features: Crown moldings; High ceilings (9+ feet); Ceiling fan(s); Recessed lighting; Open floor plan; Pantry; Corian counters; Self-closing cabinet doors; Pots & pan drawers; Skylights; Energy Star windows; Energy Star doors; Walk-in closet; Laundry room; All bedrooms on main floor; Main-floor primary bedroom; Walk-in shower; Double sinks in primary bath; Bathtub; Low-flow toilets; Privacy toilet door; Exhaust fan(s); Linen closet/storage; Entry at front door; One-level entry
• Laundry & utility: Dedicated laundry room; Washer hookup; Gas dryer hookup; Individual laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $339k.

Deal economics

• At list price, monthly cash flow is $12 ($138/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $298k (12.1% below list).
• Recommended offer: $298k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.1% in Chino Hills — 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 68/100 on livability (#299 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A, amenities B; Watch: health & safety D, commute F, cost of living F.
• Chino Valley Unified (suburban): math 46% / reading 58% proficiency, ranked #334 of 1,400 in CA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lyle S. Briggs Fundamental (644 students, 68% FRL); Robert O. Townsend Junior High (879 students, 30% FRL); Chino Hills High (math 57% / reading 76%, grade B, #151 of 1,170 statewide, top 13%, 2,800 students, 25% FRL) — zoned schools at 41% FRL track the district average.
• Zoned-school proficiency averages 66% at this address vs 52% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Chino Valley Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 187 active listings in the ZIP; high-income renter base; 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 $2k of loan paydown is wiped out by about $10k 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 23 days — a 2% lower offer ($334k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $298,009 (12.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.2% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.34×
• Total profit: $-62,321
• Equity at exit: $50,546

10-year hold

• IRR: -19.1%
• Equity multiple: 0.11×
• Total profit: $-84,829
• Equity at exit: $29,311

Cash invested: $94,920 (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 91709

• Home prices YoY: -28.5%
• Rents YoY: 0.2%
• Active inventory: 187
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,980 medium
• Mortgage (P&I): −$1,778
• Tax est. 1.5%: −$424 /mo · $5,085/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $12

Break-even live

Break-even rent $2,966

Max offer price $339,000

Occupancy floor 95%

Sensitivity live

Price	-10% $246	-5% $129	+0% $12	+5% $-106	+10% $-223
Rent	-10% $-224	-5% $-106	+0% $12	+5% $129	+10% $247
Rate	-1.0pp $182	-0.5pp $98	base $12	+0.5pp $-76	+1.0pp $-166

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $339,000 Active 23 DOM
2. 2026-06-18
   days on market $339,000 Active 20 DOM
3. 2026-06-17
   days on market $339,000 Active 19 DOM
4. 2026-06-16
   days on market $339,000 Active 18 DOM
5. 2026-06-15
   days on market $339,000 Active 17 DOM
6. 2026-06-13
   days on market $339,000 Active 15 DOM
7. 2026-06-09
   days on market $339,000 Active 11 DOM
8. 2026-06-08
   days on market $339,000 Active 10 DOM
9. 2026-06-07
   days on market $339,000 Active 9 DOM
10. 2026-06-04
    days on market $339,000 Active 6 DOM
11. 2026-06-03
    days on market $339,000 Active 5 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    days on market $339,000 Active 4 DOM
14. 2026-06-01
    days on market $339,000 Active 3 DOM
15. 2026-05-31
    days on market $339,000 Active 2 DOM

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,761
• − Mortgage interest: −$18,989
• − Property taxes: −$5,085
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,861
• − Management: −$2,861
• − Depreciation: −$9,862
• Taxable loss: −$5,592
• Est. tax savings @ 24.0%: +$1,342
• After-tax cash flow: $1,480/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: Chino Valley Unified
• NCES district ID: 0608460
• Math proficiency: 46% ▲ 1.00%
• Reading proficiency: 58% ▲ 1.00%
• Median HH income: $83,575
• Composite: 49.56/100
• National rank: #4275
• State rank: #334 of 1400 in CA

Livability — Chino Hills

• Score: 68/100
• State rank: #299
• US rank: #9993

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chino Hills, CA
• County: San Bernardino County · 2,030,291 people
• City population: 78,006
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 78,006
• Household income: $126,350
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1964.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Asian 40% Hispanic / Latino 28% White 24% Two or more races 14% Black 5%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 33% · China, Canada, South Korea
• Languages at home: 52% English-only · Chinese 18% Spanish 14% Tagalog/Filipino 5%

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: ▼ -152.62%
• Current HPI: 383.5042
• Rent YoY: ▲ 0.20%
• 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

• 2026-05-29 Listed $339,000 CRMLS

Property tax history

-4.0%/yr

Latest (2025): $55 · +0.7% YoY. Source: county tax records.