160 S Eucalyptus #60 · Rialto, CA 92376

$109,900

3 bd · 1.0 ba · 980 sqft · Manufactured · 158 Days on market

Built 1969 Good condition $112/sqft · 10% below area Est $122k · 10% under

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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
• ARV discount +12.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• 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 this beautifully remodeled 3-bedroom, 1-bath mobile home located in the desirable El Dorado Park community in Rialto. This home is in great overall condition and features updates throughout, offering a fresh and inviting living space. With just a few final touches, it’s ready to truly shine and become your perfect home. Situated in a well-maintained, quiet neighborhood, El Dorado Park provides a comfortable community setting while keeping you close to local shopping, dining, and freeway access. An added bonus is the low space rent, making this an excellent and affordable opportunity for ownership in a prime location. Don’t miss the chance to own a move-in ready home with tremendous value and potential in one of Rialto’s established mobile home parks.

Key facts

• Low space rent
• Move-in ready home
• Freeway access

Tags

• REMODELED MOBILE HOME
• EL DORADO PARK COMMUNITY
• LOCAL SHOPPING DINING
• FREEWAY ACCESS
• LOW SPACE RENT
• MOVE-IN READY HOME

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.2% 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: schools F, crime F, amenities D-.
• 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.
• Market conditions: Rents rising (+1.6%/yr); 142 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 42% 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 $760 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 + 1.6% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 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 1969 — 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 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?
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: 2.55% ✓
• Cap rate: 22.16%
• Cash-on-cash: 56.66%
• DSCR: 3.52
• GRM: 3.3

CMA / ARV

• ARV (median comp): $122,415
• List price: $109,900
• Delta: -10.22%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 N Pepper #7	0.39mi	3/2.0	955 (-3%)	4mo	$120,000	$126	71
2640 W Rialto #33	0.64mi	3/1.0	960 (-2%)	2mo	$89,999	$94	65
135 N Pepper Ave #40	0.42mi	4/2.0 (+1)	1,056 (+8%)	20mo	$169,000	$160	42

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: 53.5%
• Equity multiple: 3.30×
• Total profit: $70,857
• Equity at exit: $16,386

10-year hold

• IRR: 58.1%
• Equity multiple: 6.38×
• Total profit: $165,407
• Equity at exit: $9,502

Cash invested: $30,772 (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: 142
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,801 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $1,453

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 43%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
550 E Foothill Blvd Rialto, CA	1.0–3.0	1.0–2.0	874	$3,289	$3.76	4d	8	0.63mi
142 E Merrill Ave Rialto, CA	3.0	1.5	1120	$2,495	$2.23	43d	1	0.73mi
204 N Orange Ave Rialto, CA	2.0	1.0	780	$1,875	$2.40	2d	1	0.87mi
606 S Riverside Ave Rialto, CA	2.0–3.0	1.0–2.0	1034	$2,995	$2.90	1d	3	0.93mi
2047 Greenbriar St Colton, CA	2.0	2.0	1032	$2,595	$2.51	43d	1	1.09mi
554 S Willow Ave Unit 1 Rialto, CA	3.0	1.0	993	$2,600	$2.62	43d	1	1.10mi
241 E Etiwanda Ave Unit 3 Rialto, CA	2.0	1.0	650	$1,795	$2.76	43d	1	1.20mi
1084 Jacaranda Rd Colton, CA	2.0	2.0	1032	$2,400	$2.33	43d	1	1.29mi
1108 S Riverside Ave Rialto, CA	2.0	2.0	900	$1,900	$2.11	43d	1	1.39mi

Listing history 17 events

1. 2026-06-18
   days on market $109,900 Active 158 DOM
2. 2026-06-17
   days on market $109,900 Active 157 DOM
3. 2026-06-16
   days on market $109,900 Active 156 DOM
4. 2026-06-15
   days on market $109,900 Active 155 DOM
5. 2026-06-13
   days on market $109,900 Active 153 DOM
6. 2026-06-13
   days on market $109,900 Active 152 DOM
7. 2026-06-09
   days on market $109,900 Active 149 DOM
8. 2026-06-08
   days on market $109,900 Active 148 DOM
9. 2026-06-07
   days on market $109,900 Active 147 DOM
10. 2026-06-04
    days on market $109,900 Active 144 DOM
11. 2026-06-03
    days on market $109,900 Active 143 DOM
12. 2026-06-02
    days on market $109,900 Active 142 DOM
13. 2026-06-01
    days on market $109,900 Active 141 DOM
14. 2026-05-31
    days on market $109,900 Active 140 DOM
15. 2026-05-14
    status Active 789-char remark

    Show marketing remark (789 chars)

    Welcome to this beautifully remodeled 3-bedroom, 1-bath mobile home located in the desirable El Dorado Park community in Rialto. This home is in great overall condition and features updates throughout, offering a fresh and inviting living space. With just a few final touches, it’s ready to truly shine and become your perfect home. Situated in a well-maintained, quiet neighborhood, El Dorado Park provides a comfortable community setting while keeping you close to local shopping, dining, and freeway access. An added bonus is the low space rent, making this an excellent and affordable opportunity for ownership in a prime location. Don’t miss the chance to own a move-in ready home with tremendous value and potential in one of Rialto’s established mobile home parks.

16. 2026-04-17
    status Pending Sale 789-char remark

    Show marketing remark (789 chars)

    Welcome to this beautifully remodeled 3-bedroom, 1-bath mobile home located in the desirable El Dorado Park community in Rialto. This home is in great overall condition and features updates throughout, offering a fresh and inviting living space. With just a few final touches, it’s ready to truly shine and become your perfect home. Situated in a well-maintained, quiet neighborhood, El Dorado Park provides a comfortable community setting while keeping you close to local shopping, dining, and freeway access. An added bonus is the low space rent, making this an excellent and affordable opportunity for ownership in a prime location. Don’t miss the chance to own a move-in ready home with tremendous value and potential in one of Rialto’s established mobile home parks.

17. 2025-12-15
    listed $109,900 Active 789-char remark

    Show marketing remark (789 chars)

    Welcome to this beautifully remodeled 3-bedroom, 1-bath mobile home located in the desirable El Dorado Park community in Rialto. This home is in great overall condition and features updates throughout, offering a fresh and inviting living space. With just a few final touches, it’s ready to truly shine and become your perfect home. Situated in a well-maintained, quiet neighborhood, El Dorado Park provides a comfortable community setting while keeping you close to local shopping, dining, and freeway access. An added bonus is the low space rent, making this an excellent and affordable opportunity for ownership in a prime location. Don’t miss the chance to own a move-in ready home with tremendous value and potential in one of Rialto’s established mobile home parks.

ⓘ 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 7 d/yr ≥102°F today · 19 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: $33,607
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$2,689
• − Management: −$2,689
• − Depreciation: −$3,197
• Taxable income: $16,679
• Est. tax owed @ 24.0%: −$4,003
• After-tax cash flow: $13,433/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 · 7 photos

Good 75/100 Cosmetic rehab

This beautifully remodeled 3-bedroom mobile home in Rialto is in excellent condition and ready for move-in. A few cosmetic updates, such as painting the exterior and replacing curtains, would further enhance its appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace curtains — Freshens the interior and improves rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace curtains — Freshens the interior and improves rental appeal ↑

ⓘ 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

3 events — show timeline

• 2026-05-14 Relisted — CRMLS
• 2026-04-17 Pending — CRMLS
• 2025-12-15 Listed $109,900 CRMLS