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

$61,999

2 bd · 2.0 ba · 800 sqft · Manufactured · 140 Days on market

Built 1978 Fair condition $77/sqft · 40% below area Est $103k · 40% 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
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

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. Water, sewer and trash included space rent $1,350

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 ($17k/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 34.0% 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.
• 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 35% 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 $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 140 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 140 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: 3.80% ✓
• Cap rate: 34.03%
• Cash-on-cash: 99.05%
• DSCR: 5.41
• GRM: 2.2

CMA / ARV

• ARV (median comp): $103,447
• List price: $61,999
• Delta: -40.07%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 4 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%)	22mo	$72,500	$91	80
750 E Rialto Ave #77	0.26mi	2/1.0	800 (0%)	10mo	$105,000	$131	75
190 N Meridian #66	0.40mi	2/1.0	789 (-1%)	4mo	$110,000	$139	72
2865 W Rialto Ave #44	0.04mi	2/1.0	728 (-9%)	14mo	$55,000	$76	67

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: 98.5%
• Equity multiple: 5.49×
• Total profit: $77,954
• Equity at exit: $9,244

10-year hold

• IRR: —
• Equity multiple: 10.93×
• Total profit: $172,392
• 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 →

ZIP-level market 92376

• Rents YoY: 1.6%
• Active inventory: 142
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $2,356 high
• Mortgage (P&I): −$325
• Tax est. 1.5%: −$77 /mo · $930/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $1,433

Break-even live

Break-even rent $542

Max offer price $61,999

Occupancy floor 34%

Sensitivity live

Price	-10% $1,476	-5% $1,454	+0% $1,433	+5% $1,411	+10% $1,390
Rent	-10% $1,247	-5% $1,340	+0% $1,433	+5% $1,526	+10% $1,619
Rate	-1.0pp $1,464	-0.5pp $1,449	base $1,433	+0.5pp $1,417	+1.0pp $1,400

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
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	$2,808	$3.21	5d	8	0.77mi
142 E Merrill Ave Rialto, CA	3.0	1.5	1120	$2,495	$2.23	44d	1	1.04mi
2001 N Rancho Ave Colton, CA	1.0	1.0	560	$2,075	$3.71	0d	4	1.06mi
870 E Morgan St Unit A Rialto, CA	1.0	1.0	750	$1,690	$2.25	44d	1	1.08mi
204 N Orange Ave Rialto, CA	2.0	1.0	780	$1,875	$2.40	3d	1	1.19mi
606 S Riverside Ave Rialto, CA	2.0–3.0	1.0–2.0	1034	$2,695	$2.61	0d	3	1.22mi
2047 Greenbriar St Colton, CA	2.0	2.0	1032	$2,595	$2.51	44d	1	1.24mi
558 Benjamin St Rialto, CA	1.0	1.0	600	$1,899	$3.17	22d	1	1.36mi
241 E Etiwanda Ave Unit 3 Rialto, CA	2.0	1.0	650	$1,795	$2.76	44d	1	1.38mi
1084 Jacaranda Rd Colton, CA	2.0	2.0	1032	$2,400	$2.33	44d	1	1.38mi
554 S Willow Ave Unit 1 Rialto, CA	3.0	1.0	993	$2,600	$2.62	44d	1	1.41mi

Listing history 24 events

1. 2026-06-18
   days on market $61,999 Active 140 DOM
2. 2026-06-17
   days on market $61,999 Active 139 DOM
3. 2026-06-16
   days on market $61,999 Active 138 DOM
4. 2026-06-15
   days on market $61,999 Active 137 DOM
5. 2026-06-13
   days on market $61,999 Active 135 DOM
6. 2026-06-13
   days on market $61,999 Active 134 DOM
7. 2026-06-09
   days on market $61,999 Active 131 DOM
8. 2026-06-08
   days on market $61,999 Active 130 DOM
9. 2026-06-07
   pricedays on market $61,999 Active 129 DOM
10. 2026-06-04
    days on market $67,999 Active 126 DOM
11. 2026-06-03
    days on market $67,999 Active 125 DOM
12. 2026-06-02
    days on market $67,999 Active 124 DOM
13. 2026-06-01
    days on market $67,999 Active 123 DOM
14. 2026-05-31
    days on market $67,999 Active 122 DOM
15. 2026-05-09
    price $67,999 452-char remark

    Show marketing remark (452 chars)

    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. Water, sewer and trash included space rent $1,350

16. 2026-05-07
    price $65,999 452-char remark

    Show marketing remark (452 chars)

    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. Water, sewer and trash included space rent $1,350

17. 2026-03-06
    price $65,000 452-char remark

    Show marketing remark (452 chars)

    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. Water, sewer and trash included space rent $1,350

18. 2026-01-29
    listed $70,000 Active 452-char remark

    Show marketing remark (452 chars)

    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. Water, sewer and trash included space rent $1,350

19. 2023-04-20
    soldstatus $55,000 Closed Sale 643-char remark

    Show marketing remark (643 chars)

    “no toques puerta espera 8 de marzo“ do not disturb owner do not knock on door or try to enter property. First chance to view property 3/8 Wednesday 5-6pm and 3/12 Sunday 12-2pm. 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. Water, sewer and trash included space rent $1,000

20. 2023-03-16
    status Pending Sale 643-char remark

    Show marketing remark (643 chars)

    “no toques puerta espera 8 de marzo“ do not disturb owner do not knock on door or try to enter property. First chance to view property 3/8 Wednesday 5-6pm and 3/12 Sunday 12-2pm. 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. Water, sewer and trash included space rent $1,000

21. 2023-03-14
    status Active 643-char remark

    Show marketing remark (643 chars)

    “no toques puerta espera 8 de marzo“ do not disturb owner do not knock on door or try to enter property. First chance to view property 3/8 Wednesday 5-6pm and 3/12 Sunday 12-2pm. 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. Water, sewer and trash included space rent $1,000

22. 2023-02-24
    listed $30,000 Active 643-char remark

    Show marketing remark (643 chars)

    “no toques puerta espera 8 de marzo“ do not disturb owner do not knock on door or try to enter property. First chance to view property 3/8 Wednesday 5-6pm and 3/12 Sunday 12-2pm. 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. Water, sewer and trash included space rent $1,000

23. 2023-01-01
    historical
24. 2022-07-13
    listed $92,000 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 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: $28,274
• − Mortgage interest: −$3,473
• − Property taxes: −$930
• − Insurance: −$310
• − Repairs & maintenance: −$2,262
• − Management: −$2,262
• − Depreciation: −$1,804
• Taxable income: $17,233
• Est. tax owed @ 24.0%: −$4,136
• After-tax cash flow: $13,059/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · rusty and peeling	Minor	$500–3,000
landscaping · overgrown and unkempt	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• 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 ↑

ⓘ 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 — 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): 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

-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