12582 2nd St #77 · Yucaipa, CA 92399

$79,999

1 bd · 1.0 ba · 720 sqft · Manufactured · 267 Days on market

Built 1971 Good condition $111/sqft · at area comps Est $82k · at est. ↓ 27% since listing

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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
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.3/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully Remodeled Home in a 55+ Community in Yucaipa- Hidden Village Mobile Home Park. Step into this beautifully updated 1 bedroom with a bonus room for an office or extra space, 1 bath home and enjoy the charm and comfort. Recent upgrades include fresh paint, new carpet and flooring, stylish cabinet doors with modern hardware, updated countertops and sink, and a refreshed bathroom with a new vanity. Energy-efficient double-pane windows and a brand-new AC/mini-split system with remote ensure year-round comfort. The spacious covered patio has been rebuilt and re-carpeted, perfect for relaxing outdoors. A carport accommodates several vehicles. Located in a quiet back area of the park with no through traffic, this home provides peace and privacy while remaining close to community amenities such as a recreation center and pool. This 55+ community home is move-in ready and a must-see!

Key facts

• Fully remodeled
• Quiet back area
• Community pool

Tags

• FULLY REMODELED
• NEW AC MINI SPLIT SYSTEM
• SPACIOUS COVERED PATIO
• QUIET BACK AREA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 2.7% in Yucaipa — 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 66/100 on livability (#334 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+; Watch: schools D, health & safety D, amenities F.
• Yucaipa-Calimesa Joint Unified (suburban): math 32% / reading 55% proficiency, ranked #195 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.3%/yr); 205 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 267 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 1971 — 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. 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: 1.97% ✓
• Cap rate: 16.71%
• Cash-on-cash: 37.19%
• DSCR: 2.65
• GRM: 4.2

CMA / ARV

• ARV (median comp): $81,500
• List price: $79,999
• Delta: -1.84%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12656 2ND St #43	0.14mi	1/1.0	720 (0%)	15mo	$76,900	$107	81
12650 CALIFORNIA St #61	0.34mi	1/1.0	720 (0%)	10mo	$62,000	$86	76
12655 2nd #49	0.24mi	2/1.0 (+1)	770 (+7%)	2mo	$75,000	$97	70
12680 4th St #15	0.50mi	2/1.0 (+1)	720 (0%)	5mo	$88,000	$122	67
12874-#48 California	0.46mi	2/1.0 (+1)	660 (-8%)	1mo	$75,000	$114	59
12874 California St #5	0.48mi	1/1.0	636 (-12%)	6mo	$35,000	$55	53
12177 3rd St #58	0.54mi	2/1.5 (+1)	765 (+6%)	12mo	$64,999	$85	48
12874 California St #73	0.47mi	1/1.0	650 (-10%)	17mo	$59,000	$91	48
13060 2nd St #62	0.60mi	1/1.0	800 (+11%)	11mo	$124,900	$156	44
13060 2nd St #1	0.60mi	2/1.0 (+1)	643 (-11%)	12mo	$140,000	$218	39

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: 29.7%
• Equity multiple: 2.19×
• Total profit: $26,646
• Equity at exit: $11,928

10-year hold

• IRR: 35.2%
• Equity multiple: 3.78×
• Total profit: $62,352
• Equity at exit: $6,917

Cash invested: $22,400 (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 92399

• Rents YoY: -1.3%
• Active inventory: 205
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,579 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $694

Break-even live

Break-even rent $700

Max offer price $79,999

Occupancy floor 51%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12710 3rd St Unit 81 Yucaipa, CA	2.0	1.0	560	$1,495	$2.67	5d	1	0.23mi
12710 3rd St Unit 97 Yucaipa, CA	1.0	1.0	672	$1,350	$2.01	43d	1	0.23mi
12710 3rd St #57 Yucaipa, CA	2.0	1.0	720	$1,495	$2.08	43d	1	0.27mi
12710 3rd St Spc 2 Yucaipa, CA	2.0	1.5	660	$1,650	$2.50	43d	1	0.27mi
12710 3rd St Spc 22 Yucaipa, CA	1.0	1.0	444	$1,375	$3.10	24d	1	0.27mi
12710 3rd St Spc 3 Yucaipa, CA	2.0	1.0	640	$1,595	$2.49	24d	1	0.27mi
12225 2nd St Yucaipa, CA	1.0	1.0	720	$2,295	$3.19	1d	1	0.46mi
34759 Avenue B Ct Unit 3 Yucaipa, CA	2.0	1.0	700	$1,795	$2.56	43d	1	0.46mi
35070 Avenue B Unit 1 Yucaipa, CA	2.0	1.0	590	$1,795	$3.04	43d	1	0.58mi
34447 Yucaipa Blvd Yucaipa, CA	1.0	1.0	500	$1,350	$2.70	43d	1	0.69mi
35391 Yucaipa Blvd Yucaipa, CA	1.0	1.0	492	$1,700	$3.46	43d	1	0.94mi
35455 Yucaipa Blvd Unit 7 Yucaipa, CA	1.0	1.0	572	$1,400	$2.45	43d	1	1.00mi
13383 3rd St Unit 3 Yucaipa, CA	2.0	1.0	750	$1,800	$2.40	24d	1	1.00mi
11930 Bryant St Unit D Yucaipa, CA	1.0	1.0	644	$1,495	$2.32	43d	1	1.01mi
11760 Adams St Unit 18 Yucaipa, CA	1.0	1.0	730	$1,650	$2.26	18d	1	1.15mi
13564 4th St Unit 2 Yucaipa, CA	1.0	1.0	500	$1,450	$2.90	24d	1	1.28mi
13564 4th St Unit 13564 Yucaipa, CA	1.0	1.0	500	$1,450	$2.90	20d	1	1.28mi
13512 5th Pl Unit 2 Yucaipa, CA	1.0	1.0	500	$1,595	$3.19	43d	1	1.38mi

Listing history 21 events

1. 2026-06-18
   days on market $79,999 Active 267 DOM
2. 2026-06-17
   days on market $79,999 Active 266 DOM
3. 2026-06-16
   days on market $79,999 Active 265 DOM
4. 2026-06-15
   days on market $79,999 Active 264 DOM
5. 2026-06-13
   days on market $79,999 Active 262 DOM
6. 2026-06-13
   days on market $79,999 Active 261 DOM
7. 2026-06-09
   days on market $79,999 Active 258 DOM
8. 2026-06-08
   days on market $79,999 Active 257 DOM
9. 2026-06-07
   days on market $79,999 Active 256 DOM
10. 2026-06-04
    days on market $79,999 Active 253 DOM
11. 2026-06-03
    days on market $79,999 Active 252 DOM
12. 2026-06-02
    days on market $79,999 Active 251 DOM
13. 2026-06-01
    days on market $79,999 Active 250 DOM
14. 2026-05-31
    days on market $79,999 Active 249 DOM
15. 2026-02-24
    price $79,999 891-char remark

    Show marketing remark (891 chars)

    Fully Remodeled Home in a 55+ Community in Yucaipa- Hidden Village Mobile Home Park. Step into this beautifully updated 1 bedroom with a bonus room for an office or extra space, 1 bath home and enjoy the charm and comfort. Recent upgrades include fresh paint, new carpet and flooring, stylish cabinet doors with modern hardware, updated countertops and sink, and a refreshed bathroom with a new vanity. Energy-efficient double-pane windows and a brand-new AC/mini-split system with remote ensure year-round comfort. The spacious covered patio has been rebuilt and re-carpeted, perfect for relaxing outdoors. A carport accommodates several vehicles. Located in a quiet back area of the park with no through traffic, this home provides peace and privacy while remaining close to community amenities such as a recreation center and pool. This 55+ community home is move-in ready and a must-see!

16. 2025-09-24
    listed $85,000 Active 891-char remark

    Show marketing remark (891 chars)

    Fully Remodeled Home in a 55+ Community in Yucaipa- Hidden Village Mobile Home Park. Step into this beautifully updated 1 bedroom with a bonus room for an office or extra space, 1 bath home and enjoy the charm and comfort. Recent upgrades include fresh paint, new carpet and flooring, stylish cabinet doors with modern hardware, updated countertops and sink, and a refreshed bathroom with a new vanity. Energy-efficient double-pane windows and a brand-new AC/mini-split system with remote ensure year-round comfort. The spacious covered patio has been rebuilt and re-carpeted, perfect for relaxing outdoors. A carport accommodates several vehicles. Located in a quiet back area of the park with no through traffic, this home provides peace and privacy while remaining close to community amenities such as a recreation center and pool. This 55+ community home is move-in ready and a must-see!

17. 2025-09-24
    historical

    Show marketing remark (891 chars)

    Fully Remodeled Home in a 55+ Community in Yucaipa- Hidden Village Mobile Home Park. Step into this beautifully updated 1 bedroom with a bonus room for an office or extra space, 1 bath home and enjoy the charm and comfort. Recent upgrades include fresh paint, new carpet and flooring, stylish cabinet doors with modern hardware, updated countertops and sink, and a refreshed bathroom with a new vanity. Energy-efficient double-pane windows and a brand-new AC/mini-split system with remote ensure year-round comfort. The spacious covered patio has been rebuilt and re-carpeted, perfect for relaxing outdoors. A carport accommodates several vehicles. Located in a quiet back area of the park with no through traffic, this home provides peace and privacy while remaining close to community amenities such as a recreation center and pool. This 55+ community home is move-in ready and a must-see!

18. 2025-08-05
    price $90,000
19. 2025-06-04
    listed $98,000 Active
20. 2025-05-31
    historical
21. 2025-02-27
    listed $110,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,942
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$2,327
• Taxable income: $7,503
• Est. tax owed @ 24.0%: −$1,801
• After-tax cash flow: $6,529/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 · 12 photos

Good 80/100 Cosmetic rehab

This fully remodeled mobile home in Yucaipa's Hidden Village Mobile Home Park is move-in ready with updated interiors and energy-efficient systems.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both New flooring in bathrooms — Improves aesthetics and functionality.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality. ↑

ⓘ 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: Yucaipa-Calimesa Joint Unified
• NCES district ID: 0643560
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 55% ▲ 6.00%
• Median HH income: $58,243
• Composite: 38.09/100
• National rank: #4277
• State rank: #195 of 517 in CA

Livability — Yucaipa

• Score: 66/100
• State rank: #334
• US rank: #11542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yucaipa, CA
• County: San Bernardino County · 2,030,291 people
• City population: 55,366
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 55,366
• Household income: $92,440
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1110.0

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 0.57)
• Race & ethnicity: White 55% Hispanic / Latino 36% Two or more races 15% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 77% English-only · Spanish 19% Other Indo-European 1% Other Asian/Pacific 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: ▼ -632.71%
• Current HPI: 353.4762
• Rent YoY: ▼ -1.27%
• 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

-27.3% since first listed

7 events — show timeline

• 2026-02-24 Price Changed $79,999 CRMLS
• 2025-09-24 Listing Removed — CRMLS
• 2025-09-24 Listed $85,000 CRMLS
• 2025-08-05 Price Changed $90,000 CRMLS
• 2025-06-04 Listed $98,000 CRMLS
• 2025-05-31 Listing Removed — CRMLS
• 2025-02-27 Listed $110,000 CRMLS