760 E 9TH #117 · San Bernardino, CA 92410

$115,000

3 bd · 1.0 ba · 901 sqft · Manufactured · 249 Days on market

Built 1966 Est $117k · at est.

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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 +8.3/15.0
• Rent growth +3.9/5.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 760 E 9th St #117, a beautifully maintained manufactured home located in a quiet, gated community in the heart of San Bernardino. This spacious 3-bedroom, 1-bath home offers a bright and open floor plan with plenty of natural light, perfect for comfortable living and entertaining. The home features a generous living area, a well-appointed kitchen with ample cabinet space, and a dedicated dining area. Enjoy outdoor living with a private patio and carport parking. The community offers well-kept grounds and amenities such as a clubhouse and pool. Conveniently located near schools, shopping, dining, and easy freeway access, this home is ideal for commuters and families alike. Don’t miss this affordable opportunity to own in a welcoming, all-age community. Schedule your private showing today!

Key facts

• Gated community
• Clubhouse
• Private patio

Tags

• GATED COMMUNITY
• PRIVATE PATIO
• CARPORT PARKING
• WELL-KEPT GROUNDS
• CLUBHOUSE
• POOL

Property features AI

Finance

• Other: Lot features: 0–1 unit/acre
• Financial info: Land lease of $795 (park)
• HOA & community: Located in Thunderbird Mobile Park (land lease community)

Exterior

• Parking: Attached carport with 2 parking spaces
• Utilities: Public sewer; District/Public water
• Home design: Single-story mobile home (24 ft x 60 ft); Mobile home remains on site
• Construction: Built (year per public records)
• Exterior features: Community pool; Yard; Street lighting and sidewalks in the community

Interior

• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Interior features: One-level layout; Ground-floor entry
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $998 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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: schools D, employment D, crime F.
• San Bernardino City Unified (urban): math 27% / reading 40% proficiency, ranked #959 of 1,400 in CA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.5%/yr); 88 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; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $2,269/mo this rent would consume 50% 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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 249 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 1966 — 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. 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?
7. 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.
8. 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.
9. 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: 1.97% ✓
• Cap rate: 16.70%
• Cash-on-cash: 37.18%
• DSCR: 2.65
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $117,130
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
721 E 9th #28	0.08mi	3/2.0	900 (-0%)	2mo	$128,000	$142	91
721 E 9th St	0.05mi	3/2.0	900 (-0%)	9mo	$128,000	$142	86
721 E 9th St #79	0.13mi	3/2.0	900 (-0%)	6mo	$135,000	$150	84
721 E 9th St #32	0.13mi	3/2.0	900 (-0%)	13mo	$130,100	$145	79
780 E 9th #75	0.09mi	3/1.0	804 (-11%)	3mo	$85,000	$106	75
760 E 9th #15	0.12mi	2/2.5 (-1)	952 (+6%)	1mo	$135,000	$142	73
721 E 9th St #37	0.13mi	3/2.0	960 (+6%)	10mo	$125,000	$130	70
721 E 9th St #111	0.13mi	3/2.0	1,008 (+12%)	3mo	$125,000	$124	68
760 E 9th	0.13mi	2/2.0 (-1)	1,000 (+11%)	4mo	$108,500	$109	63
760 E 9th Street Spc #75	0.00mi	2/2.0 (-1)	960 (+6%)	21mo	$100,000	$104	62
721 E 9TH Unit 75B	0.13mi	2/1.0 (-1)	840 (-7%)	24mo	$105,000	$125	58

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: 35.9%
• Equity multiple: 2.58×
• Total profit: $50,789
• Equity at exit: $17,147

10-year hold

• IRR: 43.9%
• Equity multiple: 5.70×
• Total profit: $151,449
• Equity at exit: $9,943

Cash invested: $32,200 (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: 4.2×

Monthly cashflow live

• Estimated rent: $2,269 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $998

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,077	-5% $1,037	+0% $998	+5% $958	+10% $918
Rent	-10% $818	-5% $908	+0% $998	+5% $1,087	+10% $1,177
Rate	-1.0pp $1,056	-0.5pp $1,027	base $998	+0.5pp $968	+1.0pp $938

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1025 N Tippecanoe Ave San Bernardino, CA	1.0–2.0	1.0–2.0	850	$2,095	$2.46	0d	2	0.55mi
7221 Garden Dr San Bernardino, CA	3.0	1.0	1032	$2,395	$2.32	25d	1	0.74mi
8048 Tippecanoe Ave Unit 1 San Bernardino, CA	3.0	2.0	750	$2,500	$3.33	45d	1	0.77mi
1422 E 9th St San Bernardino, CA	1.0–2.0	1.0	675	$1,949	$2.89	0d	3	0.83mi
495 E 3rd St San Bernardino, CA	1.0–2.0	1.0–2.0	760	$2,166	$2.85	0d	5	1.00mi
1468 Sepulveda Ave San Bernardino, CA	2.0	1.0	980	$1,950	$1.99	6d	1	1.05mi
296 N Allen St Unit 1 San Bernardino, CA	2.0	2.0	850	$2,195	$2.58	45d	1	1.08mi
296 N Allen St San Bernardino, CA	2.0	2.0	850	$2,095	$2.46	18d	1	1.08mi
505 E Rialto Ave San Bernardino, CA	2.0	2.0	1052	$2,150	$2.04	45d	1	1.10mi
25168 E 17th St Unit 3 San Bernardino, CA	3.0	2.0	810	$2,400	$2.96	45d	1	1.28mi
1705 N Sierra Way San Bernardino, CA	3.0	2.0	910	$3,200	$3.52	6d	1	1.29mi
7205 Osbun Rd San Bernardino, CA	3.0	1.0	1100	$2,450	$2.23	0d	1	1.32mi
7205 Osbun Rd San Bernardino, CA	3.0	1.0	1100	$2,450	$2.23	6d	1	1.32mi
381 W Wabash St San Bernardino, CA	2.0	1.0	750	$1,895	$2.53	45d	1	1.35mi
2077 Belle St San Bernardino, CA	3.0	2.0	1119	$900	$0.80	45d	1	1.35mi
1387 N D St San Bernardino, CA	2.0	1.0	900	$1,878	$2.09	45d	1	1.39mi
6985 Osbun Rd San Bernardino, CA	3.0	1.0	900	$2,500	$2.78	45d	1	1.45mi
375 W 16th St Unit 14 San Bernardino, CA	2.0	1.0	900	$1,950	$2.17	45d	1	1.49mi

Listing history 22 events

1. 2026-06-21
   days on market $115,000 Active 249 DOM
2. 2026-06-18
   days on market $115,000 Active 246 DOM
3. 2026-06-17
   days on market $115,000 Active 245 DOM
4. 2026-06-16
   days on market $115,000 Active 244 DOM
5. 2026-06-15
   days on market $115,000 Active 243 DOM
6. 2026-06-13
   days on market $115,000 Active 241 DOM
7. 2026-06-09
   days on market $115,000 Active 237 DOM
8. 2026-06-08
   days on market $115,000 Active 236 DOM
9. 2026-06-07
   days on market $115,000 Active 235 DOM
10. 2026-06-04
    days on market $115,000 Active 232 DOM
11. 2026-06-03
    days on market $115,000 Active 231 DOM
12. 2026-06-02
    days on market $115,000 Active 230 DOM
13. 2026-06-01
    days on market $115,000 Active 229 DOM
14. 2026-05-31
    days on market $115,000 Active 228 DOM
15. 2026-04-29
    status Pending Sale
16. 2026-04-07
    listed $114,900 Active
17. 2026-04-07
    historical $114,900
18. 2025-11-17
    status Active 815-char remark

    Show marketing remark (815 chars)

    Welcome to 760 E 9th St #117, a beautifully maintained manufactured home located in a quiet, gated community in the heart of San Bernardino. This spacious 3-bedroom, 1-bath home offers a bright and open floor plan with plenty of natural light, perfect for comfortable living and entertaining. The home features a generous living area, a well-appointed kitchen with ample cabinet space, and a dedicated dining area. Enjoy outdoor living with a private patio and carport parking. The community offers well-kept grounds and amenities such as a clubhouse and pool. Conveniently located near schools, shopping, dining, and easy freeway access, this home is ideal for commuters and families alike. Don’t miss this affordable opportunity to own in a welcoming, all-age community. Schedule your private showing today!

19. 2025-11-11
    historical Active Under Contract 815-char remark

    Show marketing remark (815 chars)

    Welcome to 760 E 9th St #117, a beautifully maintained manufactured home located in a quiet, gated community in the heart of San Bernardino. This spacious 3-bedroom, 1-bath home offers a bright and open floor plan with plenty of natural light, perfect for comfortable living and entertaining. The home features a generous living area, a well-appointed kitchen with ample cabinet space, and a dedicated dining area. Enjoy outdoor living with a private patio and carport parking. The community offers well-kept grounds and amenities such as a clubhouse and pool. Conveniently located near schools, shopping, dining, and easy freeway access, this home is ideal for commuters and families alike. Don’t miss this affordable opportunity to own in a welcoming, all-age community. Schedule your private showing today!

20. 2025-10-15
    listed $115,000 Active 815-char remark

    Show marketing remark (815 chars)

    Welcome to 760 E 9th St #117, a beautifully maintained manufactured home located in a quiet, gated community in the heart of San Bernardino. This spacious 3-bedroom, 1-bath home offers a bright and open floor plan with plenty of natural light, perfect for comfortable living and entertaining. The home features a generous living area, a well-appointed kitchen with ample cabinet space, and a dedicated dining area. Enjoy outdoor living with a private patio and carport parking. The community offers well-kept grounds and amenities such as a clubhouse and pool. Conveniently located near schools, shopping, dining, and easy freeway access, this home is ideal for commuters and families alike. Don’t miss this affordable opportunity to own in a welcoming, all-age community. Schedule your private showing today!

21. 2016-12-29
    historical
22. 2016-12-12
    listed $24,900 Active

ⓘ 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 3/10 Moderate FEMA zone X · 17% 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 25 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,226
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − Depreciation: −$3,345
• Taxable income: $10,783
• Est. tax owed @ 24.0%: −$2,588
• After-tax cash flow: $9,384/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: San Bernardino City Unified
• NCES district ID: 0634170
• Math proficiency: 27% ▲ 1.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $39,758
• Composite: 30.8/100
• National rank: #11385
• State rank: #959 of 1400 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

+361.4% since first listed

8 events — show timeline

• 2026-04-29 Pending — CRMLS
• 2026-04-07 Listed $114,900 CRMLS
• 2026-04-07 Coming Soon $114,900 CRMLS
• 2025-11-17 Relisted — CRMLS
• 2025-11-11 Contingent — CRMLS
• 2025-10-15 Listed $115,000 CRMLS
• 2016-12-29 Listing Removed — CRMLS
• 2016-12-12 Listed $24,900 CRMLS