929 E Foothill #198 · Upland, CA 91786

$250,000

2 bd · 2.0 ba · 1,748 sqft · Manufactured public records · 22 Days on market

Built 1979 1,248 sqft lot Est $213k · 17% 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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

PROPERTY HAS NEVER BEEN SHOWN! BEAUTIFUL PROPERTY! COME CHECK OUT THIS PROPERTY THAT FEATURES 3 BEDROOMS, 2 BATHS, HIGH CEILINGS, OPEN KITCHEN, LAUNDRY ROOM, COZY FIREPLACE IN LARGE LIVINGROOM & SO MUCH MORE. STOP RENTING - COME INVEST IN YOUR FUTURE. THIS LOVELY SPACIOUS HOME HAS A GREAT LAYOUT, WELL KEPT, AND PRICED TO SELL.

Key facts

• Relaxing spa
• Upgraded kitchen
• 1,248 sq ft lot

Tags

• UPGRADED KITCHEN
• STAINLESS STEEL APPLIANCES
• SPARKLING SWIMMING POOL
• RELAXING SPA
• CLUBHOUSE WITH POOL TABLES
• PLAYGROUND FOR OUTDOOR FUN

Property features AI

Finance

• Other: Manager approval required for residency
• Financial info: Rent includes trash, water, and sewer; Special assessments
• HOA & community: Land lease community (monthly land lease); Park name: Upland Meadows; Community features: curbs, biking paths, street lighting, sidewalks, park; Pets allowed (manager approval required)

Exterior

• Parking: Concrete driveway; Paved parking; Covered parking; Carport
• Security: Gated community; Carbon monoxide detector(s); Smoke detector
• Utilities: Public sewer; District/public water; Water connected and available; Sewer connected and available; Natural gas connected and available; Electricity connected and available; Cable available; Telephone available in street
• Home design: Single-story home; One level; Turnkey, updated/remodeled condition; Mobile home model: Lexington (12' x 60'); Mobile home remains on site; Two or more access exits; Entry with steps (entry level 7)
• Construction: Concrete slab foundation
• Exterior features: Covered front porch; Porch; Open patio; Patio (covered and open); Community pool; Close to clubhouse; Block wall fencing in good condition; Wrought iron fencing; Has view; Access via paved city streets

Interior

• Kitchen: Remodeled kitchen open to family room; Kitchen island; Gas cooktop; Gas oven; Microwave; Dishwasher; Water line to refrigerator; Water heater unit
• Bedrooms: Primary bedroom (main floor); Main floor bedroom
• Flooring: Laminated flooring
• Bathrooms: Two full bathrooms; Walk-in shower; Double sinks in primary bath; Closet in bathroom; Linen closet/storage; Remodeled bathrooms
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Built-ins; Ceiling fan; Pantry; Recessed lighting; Open floor plan; Storage space; Sliding glass door(s); Mirrored closet doors; Double pane windows; Drapes/curtains; Window screens; Carbon monoxide detector(s); Smoke detector; Gated community; Community spa
• Laundry & utility: Laundry room inside (individual room)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $748 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 2.7% in Upland — 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 72/100 on livability (#184 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A; Watch: crime C-, health & safety C-, cost of living F.
• Upland Unified (suburban): math 39% / reading 53% proficiency, ranked #493 of 1,400 in CA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sierra Vista Elementary (429 students, 76% FRL); Upland Junior High (667 students, 88% FRL); Upland High (3,070 students, 69% FRL) — zoned schools average 78% FRL vs 44% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.3%/yr); 84 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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).
• This rent runs 41% of the median local income ($92k/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 $2k of loan paydown is wiped out by about $8k 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 22 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 7 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.
• Current owner paid $140k; list at $250k implies a 79% gain — meaningful room to come down on a strong offer.

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 $246,250 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.25% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.83%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $213,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
929 E Foothill Blvd #15	0.00mi	2/2.0	1,680 (-4%)	2mo	$170	—	91
929 E Foothill Blvd Spc 74	0.00mi	3/2.0 (+1)	1,800 (+3%)	2mo	$249,000	$138	89
929 E Foothill Blvd #160	0.00mi	3/2.0 (+1)	1,800 (+3%)	9mo	$231,000	$128	82
929 E Foothill Blvd #30	0.00mi	3/2.0 (+1)	1,736 (-1%)	18mo	$250,000	$144	79
929 E Foothill Blvd #72	0.00mi	2/2.0	1,856 (+6%)	14mo	$210,000	$113	78
929 E FOOTHILL Blvd #215	0.00mi	3/2.0 (+1)	1,775 (+2%)	23mo	$215,000	$121	73
929 E Foothill Blvd #172	0.00mi	2/2.0	1,896 (+8%)	23mo	$195,000	$103	66
929 E Foothill Blvd #28	0.00mi	3/2.0 (+1)	1,536 (-12%)	11mo	$170,000	$111	65
1320 San Bernardino #34	0.70mi	2/2.0	1,760 (+1%)	5mo	$215,000	$122	62
929 E Foothill Blvd #187	0.15mi	3/2.0 (+1)	1,512 (-14%)	6mo	$339,900	$225	60
929 E Foothill Blvd #44	0.00mi	3/2.0 (+1)	1,536 (-12%)	21mo	$182,500	$119	58
1320 San Bernardino Rd #66	0.70mi	3/2.0 (+1)	1,568 (-10%)	20mo	$262,000	$167	28

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,978
• Equity at exit: $37,276

10-year hold

• IRR: 5.4%
• Equity multiple: 1.35×
• Total profit: $24,355
• Equity at exit: $21,615

Cash invested: $70,000 (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 91786

• Rents YoY: -0.3%
• Active inventory: 84
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $3,134 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $748

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 71%

Sensitivity live

Price	-10% $921	-5% $835	+0% $748	+5% $662	+10% $576
Rent	-10% $501	-5% $625	+0% $748	+5% $872	+10% $996
Rate	-1.0pp $874	-0.5pp $812	base $748	+0.5pp $684	+1.0pp $618

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
863 N 9th Ave Upland, CA	3.0	2.0	1507	$3,600	$2.39	0d	1	0.31mi
890 N Campus Ave Apt B Upland, CA	3.0	1.5	1380	$2,900	$2.10	22d	1	0.33mi
1420 Felicita Ct Upland, CA	3.0	2.0	1339	$3,095	$2.31	6d	1	0.50mi
1054 N Euclid Ave Upland, CA	3.0	2.0	1544	$3,600	$2.33	45d	1	0.73mi
1405 E 15th St Upland, CA	3.0	2.0	2212	$3,900	$1.76	0d	1	0.75mi
8210 Rancheria Dr Unit 8 Rancho Cucamonga, CA	3.0	2.0	1200	$2,895	$2.41	0d	1	0.76mi
517 D St Upland, CA	3.0	2.0	1464	$2,950	$2.02	45d	1	0.78mi
306 N 10th Ave Apt -3 Upland, CA	3.0	2.0	1450	$3,000	$2.07	45d	1	0.79mi
329 N Campus Ave Upland, CA	3.0	3.0	1982	$3,750	$1.89	13d	1	0.81mi
690 N 1st Ave Upland, CA	2.0	2.0	2000	$3,500	$1.75	0d	1	0.82mi
1425 Cottonwood St Upland, CA	3.0	2.5	1893	$3,099	$1.64	1d	1	0.84mi
595 N Euclid Ave Upland, CA	3.0	2.0	1298	$3,300	$2.54	0d	1	0.96mi
8300 Gabriel Dr Unit B Rancho Cucamonga, CA	3.0	2.0	1140	$3,350	$2.94	0d	1	0.97mi
744 Pebble Beach Dr Upland, CA	3.0	2.0	1800	$4,495	$2.50	45d	1	1.00mi
8491 Gabrielino Ct Unit 69 Rancho Cucamonga, CA	3.0	2.5	1417	$3,850	$2.72	0d	1	1.01mi
330 Amber Ct Upland, CA	1.0–2.0	1.0–2.0	931	$2,200	$2.36	1d	2	1.04mi
158 Macintosh Way Upland, CA	3.0	2.5	1325	$3,300	$2.49	25d	1	1.14mi
7522 Alta Cuesta Dr Rancho Cucamonga, CA	2.0	2.0	1055	$3,495	$3.31	3d	1	1.16mi
111 N 1st Ave Upland, CA	3.0	3.0	1480	$3,750	$2.53	0d	1	1.19mi
1501 Golf Club Dr Upland, CA	2.0–3.0	1.5–2.5	1343	$2,940	$2.19	0d	3	1.20mi
8567 Cava Dr Rancho Cucamonga, CA	3.0	2.5	1763	$3,600	$2.04	0d	1	1.27mi
702 Mitchell Way Upland, CA	3.0	2.5	2047	$3,480	$1.70	26d	1	1.35mi
855 Madison Ct Upland, CA	3.0	2.5	1826	$3,500	$1.92	45d	1	1.36mi
8650 Cava Dr Rancho Cucamonga, CA	3.0	2.5	1763	$3,200	$1.82	16d	1	1.37mi
854 Orchid Ct Unit G Upland, CA	2.0	2.0	1050	$1,900	$1.81	26d	1	1.40mi
8555 Sandalwood Ct Rancho Cucamonga, CA	3.0	2.0	1400	$3,375	$2.41	0d	1	1.41mi
896 Altura Way Unit A Upland, CA	3.0	2.0	1317	$3,000	$2.28	6d	1	1.42mi
8760 Church St Rancho Cucamonga, CA	3.0	1.5	1151	$3,395	$2.95	11d	1	1.43mi

Listing history 11 events

1. 2026-06-21
   days on market $250,000 Active 22 DOM
2. 2026-06-18
   days on market $250,000 Active 19 DOM
3. 2026-06-17
   days on market $250,000 Active 18 DOM
4. 2026-06-16
   days on market $250,000 Active 17 DOM
5. 2026-06-15
   days on market $250,000 Active 16 DOM
6. 2026-06-13
   days on market $250,000 Active 14 DOM
7. 2026-06-13
   days on market $250,000 Active 13 DOM
8. 2026-06-09
   days on market $250,000 Active 10 DOM
9. 2026-06-08
   days on market $250,000 Active 9 DOM
10. 2026-06-07
    remarks 695-char remark
11. 2026-06-07
    listed $250,000 Active 8 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 23 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,613
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,009
• − Management: −$3,009
• − Depreciation: −$7,273
• Taxable income: $5,318
• Est. tax owed @ 24.0%: −$1,276
• After-tax cash flow: $7,705/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: Upland Unified
• NCES district ID: 0600016
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $66,267
• Composite: 43.17/100
• National rank: #6593
• State rank: #493 of 1400 in CA

Livability — Upland

• Score: 72/100
• State rank: #184
• US rank: #6041

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Upland, CA
• County: San Bernardino County · 2,030,291 people
• City population: 82,715
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 55,829
• Household income: $92,458
• Rent vs Own: 54.1% rent · 45.9% own
• Severe rent burden: 2409.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 50% White 30% Two or more races 20% Asian 8% Black 7% Native American 1%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 66% English-only · Spanish 24% Chinese 2% Other Indo-European 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: ▼ -771.58%
• Current HPI: 379.2283
• Rent YoY: ▼ -0.27%
• 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

+93.8% since first listed

15 events — show timeline

• 2026-05-30 Listed $250,000 CRMLS
• 2023-06-09 Sold (MLS) $140,000 CRMLS
• 2023-02-11 Pending — CRMLS
• 2023-01-23 Price Changed $165,999 CRMLS
• 2023-01-10 Relisted — CRMLS
• 2023-01-10 Price Changed $170,999 CRMLS
• 2022-12-17 Relisted — CRMLS
• 2022-10-23 Relisted — CRMLS
• 2022-09-22 Listed $170,000 CRMLS
• 2016-07-11 Listing Removed — CRMLS
• 2016-07-10 Relisted — CRMLS
• 2016-07-02 Contingent — CRMLS
• 2016-06-20 Pending — CRMLS
• 2016-06-06 Price Changed $109,000 CRMLS
• 2016-05-26 Listed $129,000 CRMLS

Property tax history

-0.2%/yr

Latest (2025): $203 · +1.3% YoY. Source: county tax records.