9161 Santa Fe E #39 · Hesperia, CA 92345

$100,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 89 Days on market

Built 1986 $87/sqft · 33% above area Est $75k · 33% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.2/5.0
• Schools +2.6/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained and upgraded home located in the desirable Rancho Santa Fe Mobile Home Estates community of Hesperia! Situated at 9161 Santa Fe East #39, this inviting residence offers comfort, functionality, and charm from the moment you arrive. Enjoy easy access with a spacious covered front porch and newer ramp entry, perfect for relaxing or entertaining while taking in the peaceful surroundings. Inside, you’ll find a bright and open floor plan featuring a large living area with vaulted beamed ceilings, abundant natural light, and a seamless flow into the dining space. The updated kitchen is a standout, offering newer ample cabinetry, stylish striking newer granite countertops, a center island with additional seating, and modern black stainless steel appliances—ideal for both everyday living and hosting. Adjacent to the kitchen, the dining area provides a cozy space for meals and gatherings. This home features generously sized bedrooms and well-appointed bathrooms, offering comfort and privacy. The interior also includes updated flooring, ceiling fans, and a dedicated indoor laundry room with plenty of storage. Step outside to enjoy the covered patio area, perfect for morning coffee or evening relaxation. The low-maintenance exterior rock landscaping and thoughtful layout make this home easy to care for and enjoy. Newer deck style ramp for easy access to the home. Newer A/C and heating. Newer flooring in the kitchen, living room, second bath and laundry. Roof is approximately 12 years young! Swamp cooler for more energy savings. Located in a well-kept community with convenient access to shopping, dining, and local amenities, this home is a wonderful opportunity you won’t want to miss. Plenty of parking for guests as the home is situated near the clubhouse with extra parking. THIS IS A SUPER BUY!! CALL TODAY TO SCHEDULE A PRIVATE SHOWING!

Key facts

• Covered front porch
• Updated kitchen
• Granite countertops

Tags

• COVERED FRONT PORCH
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• CENTER ISLAND
• DEDICATED INDOOR LAUNDRY ROOM
• COVERED PATIO AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $890 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 3.7% in Hesperia — 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 52/100 on livability (#1,009 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: employment D, schools F, crime D-.
• Hesperia Unified (suburban): math 20% / reading 39% proficiency, ranked #353 of 517 in CA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.9%/yr); 479 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ($69k/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 $691 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 + 2.9% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
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: 2.00% ✓
• Cap rate: 16.98%
• Cash-on-cash: 38.15%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

• ARV (median comp): $75,000
• List price: $100,000
• Delta: 33.33%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9161 Santa Fe Ave E #17	0.00mi	3/2.0 (+1)	1,296 (+12%)	10mo	$127,000	$98	66
8655 Santa Fe E	0.71mi	2/2.0	1,248 (+8%)	5mo	$70,000	$56	49

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 · 2.85% rent growth · sell at horizon

5-year hold

• IRR: 34.1%
• Equity multiple: 2.44×
• Total profit: $40,226
• Equity at exit: $14,910

10-year hold

• IRR: 40.9%
• Equity multiple: 4.82×
• Total profit: $106,929
• Equity at exit: $8,646

Cash invested: $28,000 (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 92345

• Rents YoY: 2.9%
• Active inventory: 479
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,002 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $890

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 51%

Sensitivity live

Price	-10% $959	-5% $925	+0% $890	+5% $856	+10% $821
Rent	-10% $732	-5% $811	+0% $890	+5% $969	+10% $1,048
Rate	-1.0pp $941	-0.5pp $916	base $890	+0.5pp $864	+1.0pp $838

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16550 Olive St Unit 105 Hesperia, CA	2.0	1.5	990	$2,000	$2.02	25d	1	0.09mi
9175 3rd Ave Hesperia, CA	2.0–3.0	2.0	1190	$2,412	$2.03	0d	4	0.23mi
16837 Sultana St Apt 4 Hesperia, CA	2.0	1.0	750	$1,624	$2.17	45d	1	0.42mi
16507 Juniper St Hesperia, CA	3.0	2.0	1297	$2,400	$1.85	45d	1	0.45mi
16461 Spruce St Unit A Hesperia, CA	2.0	2.0	1031	$1,750	$1.70	25d	1	0.54mi
16850 Muscatel St Hesperia, CA	2.0	1.5	1026	$2,150	$2.10	45d	1	0.55mi
16149 Orange St Hesperia, CA	2.0	1.0	902	$1,800	$2.00	25d	1	0.59mi
16854 Muscatel St Hesperia, CA	3.0	2.5	1281	$2,395	$1.87	45d	1	0.60mi
16852 Muscatel St Hesperia, CA	1.0	1.0	842	$1,995	$2.37	45d	1	0.60mi
16476 Smoke Tree St Unit a Hesperia, CA	2.0	2.0	1114	$2,045	$1.84	45d	1	0.63mi
16319 Spruce St Unit 1 Hesperia, CA	2.0	2.0	903	$1,600	$1.77	45d	1	0.65mi
8601 C Ave Unit C Hesperia, CA	2.0	1.0	840	$1,550	$1.85	45d	1	0.69mi
16209 Juniper St Unit 2 Hesperia, CA	2.0	1.0	730	$2,200	$3.01	25d	1	0.69mi
9090 G Ave Apt 2 Hesperia, CA	1.0	1.0	720	$1,100	$1.53	25d	1	0.70mi
8550 C Ave Hesperia, CA	3.0	2.0	1500	$2,300	$1.53	0d	1	0.71mi
8522 C Ave Hesperia, CA	1.0	1.0	847	$1,425	$1.68	25d	1	0.73mi
15999 Orange St Unit D Hesperia, CA	2.0	1.0	910	$1,800	$1.98	45d	1	0.77mi
16580 Pine St Unit B Hesperia, CA	2.0	1.0	858	$1,395	$1.63	25d	1	0.81mi
16119 Spruce St Unit A Hesperia, CA	2.0	1.0	936	$1,750	$1.87	45d	1	0.83mi
16014 Yucca St Unit B Hesperia, CA	2.0	1.0	800	$1,395	$1.74	45d	1	0.88mi
8922 I Ave Unit 3 Hesperia, CA	2.0	2.0	1150	$1,695	$1.47	45d	1	0.93mi
16475 Vine St Unit A Hesperia, CA	2.0	2.0	1000	$2,250	$2.25	25d	1	0.94mi
16245 Pine St Hesperia, CA	2.0	1.0	1054	$2,400	$2.28	45d	1	0.94mi
16552 Vine St Unit 2 Hesperia, CA	2.0	2.0	950	$1,600	$1.68	45d	1	0.95mi
17593 Sultana St Hesperia, CA	2.0	2.0	1268	$2,000	$1.58	45d	1	1.29mi
15941 Vine St Hesperia, CA	2.0	1.0	1024	$1,750	$1.71	45d	1	1.32mi

Listing history 25 events

1. 2026-06-21
   days on market $100,000 Active 89 DOM
2. 2026-06-18
   days on market $100,000 Active 86 DOM
3. 2026-06-17
   days on market $100,000 Active 85 DOM
4. 2026-06-16
   days on market $100,000 Active 84 DOM
5. 2026-06-15
   days on market $100,000 Active 83 DOM
6. 2026-06-13
   days on market $100,000 Active 81 DOM
7. 2026-06-13
   days on market $100,000 Active 80 DOM
8. 2026-06-09
   days on market $100,000 Active 77 DOM
9. 2026-06-08
   days on market $100,000 Active 76 DOM
10. 2026-06-07
    days on market $100,000 Active 75 DOM
11. 2026-06-04
    days on market $100,000 Active 72 DOM
12. 2026-06-03
    days on market $100,000 Active 71 DOM
13. 2026-06-02
    days on market $100,000 Active 70 DOM
14. 2026-06-01
    days on market $100,000 Active 69 DOM
15. 2026-05-31
    days on market $100,000 Active 68 DOM
16. 2026-03-24
    listed $110,000 Active 1913-char remark

    Show marketing remark (1913 chars)

    Welcome to this beautifully maintained and upgraded home located in the desirable Rancho Santa Fe Mobile Home Estates community of Hesperia! Situated at 9161 Santa Fe East #39, this inviting residence offers comfort, functionality, and charm from the moment you arrive. Enjoy easy access with a spacious covered front porch and newer ramp entry, perfect for relaxing or entertaining while taking in the peaceful surroundings. Inside, you’ll find a bright and open floor plan featuring a large living area with vaulted beamed ceilings, abundant natural light, and a seamless flow into the dining space. The updated kitchen is a standout, offering newer ample cabinetry, stylish striking newer granite countertops, a center island with additional seating, and modern black stainless steel appliances—ideal for both everyday living and hosting. Adjacent to the kitchen, the dining area provides a cozy space for meals and gatherings. This home features generously sized bedrooms and well-appointed bathrooms, offering comfort and privacy. The interior also includes updated flooring, ceiling fans, and a dedicated indoor laundry room with plenty of storage. Step outside to enjoy the covered patio area, perfect for morning coffee or evening relaxation. The low-maintenance exterior rock landscaping and thoughtful layout make this home easy to care for and enjoy. Newer deck style ramp for easy access to the home. Newer A/C and heating. Newer flooring in the kitchen, living room, second bath and laundry. Roof is approximately 12 years young! Swamp cooler for more energy savings. Located in a well-kept community with convenient access to shopping, dining, and local amenities, this home is a wonderful opportunity you won’t want to miss. Plenty of parking for guests as the home is situated near the clubhouse with extra parking. THIS IS A SUPER BUY!! CALL TODAY TO SCHEDULE A PRIVATE SHOWING!

17. 2012-06-01
    historical
18. 2012-05-04
    price $10,000
19. 2012-05-03
    price $7,000
20. 2012-03-07
    price $10,000
21. 2012-01-06
    listed $19,000 Active
22. 2006-08-25
    soldstatus $70,000
23. 2006-08-25
    soldstatus $70,000
24. 2006-06-02
    listed $70,000
25. 2002-04-20
    soldstatus $17,000

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,020
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − Depreciation: −$2,909
• Taxable income: $9,666
• Est. tax owed @ 24.0%: −$2,320
• After-tax cash flow: $8,363/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: Hesperia Unified
• NCES district ID: 0600014
• Math proficiency: 20% ▼ -4.00%
• Reading proficiency: 39% ▲ 4.00%
• Median HH income: $49,376
• Composite: 25.66/100
• National rank: #7397
• State rank: #353 of 517 in CA

Livability — Hesperia

• Score: 52/100
• State rank: #1009
• US rank: #24896

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hesperia, CA
• County: San Bernardino County · 2,030,291 people
• City population: 110,055
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 88,706
• Household income: $69,485
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 2768.0

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: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 30% Two or more races 19% Black 4% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Italian 1% Lithuanian 1% Iranian 1%
• Foreign-born: 17% · Canada
• Languages at home: 65% English-only · Spanish 34%

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: ▼ -375.87%
• Current HPI: 433.2103
• Rent YoY: ▲ 2.85%
• 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

+547.1% since first listed

10 events — show timeline

• 2026-03-24 Listed $110,000 CRMLS
• 2012-06-01 Listing Removed — CRMLS
• 2012-05-04 Price Changed $10,000 CRMLS
• 2012-05-03 Price Changed $7,000 CRMLS
• 2012-03-07 Price Changed $10,000 CRMLS
• 2012-01-06 Listed $19,000 CRMLS
• 2006-08-25 Sold (MLS) $70,000 CRMLS
• 2006-08-25 Sold (MLS) $70,000 CRMLS
• 2006-06-02 Listed $70,000 CRMLS
• 2002-04-20 Sold (MLS) $17,000 CRMLS

Property tax history

-5.1%/yr

Latest (2025): $107 · +0.4% YoY. Source: county tax records.