2865 WEST RIALTO Ave #2 · San Bernardino, CA 92376

$61,999

2 bd · 2.0 ba · 800 sqft · Manufactured · 191 Days on market

Manufactured home Built 1978 Fair condition $77/sqft · 36% below area Est $97k · 36% under ↓ 26% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.3

Listing remarks MLS

2 bedroom 2 bathroom with new carpet and paint located in the heart of Rialto close to freeways, shopping centers, and schools. Home offers open kitchen and huge living room for entertaining. 10'x7.5' den being used as a 3rd bedroom. Elegant patio for sitting and enjoying the cool night air. Park has pool and clubhouse for family and friends to enjoy. 5 car parking and includes a small shed in back.

Key facts

• Clubhouse
• Huge living room
• Small shed

Tags

• OPEN KITCHEN
• HUGE LIVING ROOM
• ELEGANT PATIO
• POOL
• CLUBHOUSE
• SMALL SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $62k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $62k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.2% 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: employment D, crime F, cost of living F.
• 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.
• Zoned schools: J.P. Kelley Elementary (685 students, 87% FRL); William G. Jehue Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 1,404 students, 82% FRL); Rialto High (math 21% / reading 41%, grade F, #702 of 1,170 statewide, top 61%, 2,886 students, 82% FRL).
• Market conditions: Rents rising (+1.6%/yr); 177 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 $428 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 + 1.6% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $8k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,559 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.98% ✓
• Cap rate: 26.23%
• Cash-on-cash: 71.21%
• DSCR: 4.17
• GRM: 2.8

CMA / ARV

• ARV (median comp): $96,974
• List price: $61,999
• Delta: -36.07%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2865 W Rialto Ave #78	0.04mi	2/2.0	800 (0%)	24mo	$72,500	$91	78
750 E Rialto Ave #77	0.26mi	2/1.0	800 (0%)	12mo	$105,000	$131	74
190 N Meridian #66	0.40mi	2/1.0	789 (-1%)	5mo	$110,000	$139	71
2865 W Rialto Ave #44	0.04mi	2/1.0	728 (-9%)	16mo	$55,000	$76	66
135 N Pepper #7	0.22mi	3/2.0 (+1)	955 (+19%)	5mo	$120,000	$126	55
2250 W Mill St #53	0.94mi	2/1.0	768 (-4%)	6mo	$60,000	$78	49
2640 W Rialto #33	0.33mi	3/1.0 (+1)	960 (+20%)	4mo	$89,999	$94	47
2250 Chestnut St #53	0.81mi	2/1.0	752 (-6%)	12mo	$52,000	$69	41
2075 W Rialto Ave #46	0.99mi	3/1.0 (+1)	720 (-10%)	22mo	$117,000	$163	21

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: 69.2%
• Equity multiple: 4.05×
• Total profit: $53,012
• Equity at exit: $9,244

10-year hold

• IRR: 72.9%
• Equity multiple: 7.94×
• Total profit: $120,459
• Equity at exit: $5,361

Cash invested: $17,360 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 1 under contract
• Months of supply: 8.0 mo (12%/mo absorbed)
• Median asking: $92,400 ($101/sqft)
• Median days on market: 109 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +20.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92376

• Rents YoY: 1.6%
• Active inventory: 177
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,846 high
• Mortgage (P&I): −$325
• Tax est. 1.5%: −$77 /mo · $930/yr
• Insurance: −$26
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $1,030

Break-even live

Break-even rent $542

Max offer price $61,999

Occupancy floor 39%

Sensitivity live

Price	-10% $1,073	-5% $1,052	+0% $1,030	+5% $1,009	+10% $987
Rent	-10% $884	-5% $957	+0% $1,030	+5% $1,103	+10% $1,176
Rate	-1.0pp $1,061	-0.5pp $1,046	base $1,030	+0.5pp $1,014	+1.0pp $998

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: $15,500
• Closing costs: $1,860
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
550 E Foothill Blvd Rialto, CA	1.0–2.0	1.0–2.0	812	$2,783	$3.43	2d	9	0.76mi
550 E Foothill Blvd Rialto, CA	1.0–3.0	1.0–2.0	874	$2,808	$3.21	54d	8	0.77mi
390 E Carter St Rialto, CA	3.0	1.0	1044	$2,695	$2.58	18d	1	0.84mi
778 1/2 S Acacia Ave Unit 1 Rialto, CA	2.0	1.0	800	$2,500	$3.12	25d	1	0.95mi
142 E Merrill Ave Rialto, CA	3.0	1.5	1120	$2,495	$2.23	93d	1	1.04mi
2001 N Rancho Ave Colton, CA	1.0	1.0	560	$1,715	$3.06	2d	6	1.06mi
870 E Morgan St Unit A Rialto, CA	1.0	1.0	750	$1,690	$2.25	93d	1	1.08mi
204 N Orange Ave Rialto, CA	2.0	1.0	780	$1,875	$2.40	52d	1	1.19mi
139 N Palm Ave Unit 1 Rialto, CA	2.0	2.0	970	$2,250	$2.32	29d	1	1.21mi
606 S Riverside Ave Rialto, CA	2.0–3.0	1.0–2.0	1034	$2,695	$2.61	2d	3	1.22mi
230 W South St Rialto, CA	2.0	1.0	900	$2,100	$2.33	31d	1	1.23mi
2047 Greenbriar St Colton, CA	2.0	2.0	1032	$2,595	$2.51	93d	1	1.24mi
558 Benjamin St Rialto, CA	1.0	1.0	600	$1,850	$3.08	31d	1	1.36mi
241 E Etiwanda Ave Unit 3 Rialto, CA	2.0	1.0	650	$1,795	$2.76	93d	1	1.38mi
1084 Jacaranda Rd Colton, CA	2.0	2.0	1032	$2,400	$2.33	93d	1	1.38mi
554 S Willow Ave Unit 1 Rialto, CA	3.0	1.0	993	$2,600	$2.62	93d	1	1.41mi
1175 Cypress Ave Colton, CA	1.0	1.0	820	$2,000	$2.44	30d	1	1.42mi
1050 N Pampas Ave Unit 1 Rialto, CA	1.0	1.0	700	$2,400	$3.43	2d	1	1.47mi

Listing history 50 events

1. 2026-08-08
   days on market $61,999 Active 191 DOM
2. 2026-08-06
   days on market $61,999 Active 189 DOM
3. 2026-08-05
   days on market $61,999 Active 188 DOM
4. 2026-08-04
   days on market $61,999 Active 187 DOM
5. 2026-08-03
   days on market $61,999 Active 186 DOM
6. 2026-07-31
   days on market $61,999 Active 183 DOM
7. 2026-07-30
   days on market $61,999 Active 181 DOM
8. 2026-07-28
   days on market $61,999 Active 180 DOM
9. 2026-07-26
   days on market $61,999 Active 178 DOM
10. 2026-07-24
    days on market $61,999 Active 176 DOM
11. 2026-07-23
    days on market $61,999 Active 175 DOM
12. 2026-07-22
    days on market $61,999 Active 174 DOM
13. 2026-07-21
    days on market $61,999 Active 173 DOM
14. 2026-07-20
    days on market $61,999 Active 172 DOM
15. 2026-07-18
    days on market $61,999 Active 170 DOM
16. 2026-07-18
    days on market $61,999 Active 169 DOM
17. 2026-07-16
    days on market $61,999 Active 168 DOM
18. 2026-07-15
    days on market $61,999 Active 167 DOM
19. 2026-07-14
    days on market $61,999 Active 166 DOM
20. 2026-07-13
    days on market $61,999 Active 165 DOM
21. 2026-07-13
    days on market $61,999 Active 164 DOM
22. 2026-07-11
    days on market $61,999 Active 163 DOM
23. 2026-07-10
    days on market $61,999 Active 162 DOM
24. 2026-07-09
    days on market $61,999 Active 161 DOM
25. 2026-07-07
    days on market $61,999 Active 159 DOM
26. 2026-07-06
    days on market $61,999 Active 158 DOM
27. 2026-07-06
    days on market $61,999 Active 157 DOM
28. 2026-07-05
    days on market $61,999 Active 156 DOM
29. 2026-07-03
    days on market $61,999 Active 155 DOM
30. 2026-07-02
    days on market $61,999 Active 154 DOM
31. 2026-07-01
    days on market $61,999 Active 153 DOM
32. 2026-06-30
    days on market $61,999 Active 152 DOM
33. 2026-06-29
    days on market $61,999 Active 151 DOM
34. 2026-06-28
    days on market $61,999 Active 150 DOM
35. 2026-06-27
    days on market $61,999 Active 149 DOM
36. 2026-06-26
    days on market $61,999 Active 148 DOM
37. 2026-06-24
    days on market $61,999 Active 146 DOM
38. 2026-06-22
    days on market $61,999 Active 144 DOM
39. 2026-06-21
    days on market $61,999 Active 143 DOM
40. 2026-06-18
    days on market $61,999 Active 140 DOM
41. 2026-06-17
    days on market $61,999 Active 139 DOM
42. 2026-06-16
    days on market $61,999 Active 138 DOM
43. 2026-06-15
    days on market $61,999 Active 137 DOM
44. 2026-06-13
    days on market $61,999 Active 135 DOM
45. 2026-06-13
    days on market $61,999 Active 134 DOM
46. 2026-06-09
    days on market $61,999 Active 131 DOM
47. 2026-06-08
    days on market $61,999 Active 130 DOM
48. 2026-06-07
    pricedays on market $61,999 Active 129 DOM
49. 2026-06-04
    days on market $67,999 Active 126 DOM
50. 2026-06-03
    days on market $67,999 Active 125 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 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 · 20 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: $22,157
• − Mortgage interest: −$3,473
• − Property taxes: −$930
• − Insurance: −$310
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$1,804
• Taxable income: $12,095
• Est. tax owed @ 24.0%: −$2,903
• After-tax cash flow: $9,459/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 · 13 photos

Fair 45/100 Cosmetic rehab Est. rehab $4,000–$12,000 screening

This manufactured home has been updated with new kitchen and bath fixtures, but needs exterior repairs and landscaping to fully enhance its curb appeal and value.

Repairs flagged

• Minor exterior siding — rusty and peeling
• Minor landscaping — overgrown and unkempt

Value-add opportunities

• Both paint exterior — enhances curb appeal and value ↑
• Both landscape and trim — improves curb appeal and value ↑
• Both repair siding — fixes aesthetic and structural issues ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary J.p. Kelley Elementary Middle Warren F. Frisbie Middle High Rialto High F CA #702/1,170 Nat'l #10,806/17,239

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

D Composite livability gradescore 59/100

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 · 2,300,329 people
• City population: 255,614
• 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: 17% of renters

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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%

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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%

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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

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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

-26.1% since first listed

10 events — show timeline

• 2026-05-09 Price Changed $67,999 CRMLS
• 2026-05-07 Price Changed $65,999 CRMLS
• 2026-03-06 Price Changed $65,000 CRMLS
• 2026-01-29 Listed $70,000 CRMLS
• 2023-04-20 Sold (MLS) $55,000 CRMLS
• 2023-03-16 Pending — CRMLS
• 2023-03-14 Relisted — CRMLS
• 2023-02-24 Listed $30,000 CRMLS
• 2023-01-01 Listing Removed — CRMLS
• 2022-07-13 Listed $92,000 CRMLS