1456 E Philadelphia St #387 · Ontario, CA 91761

$139,000

3 bd · 2.0 ba · 1,880 sqft · Manufactured public records · 59 Days on market

Built 1983 1,880 sqft lot Est $164k · 15% 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 +14.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* SENIOR PARK * 55 and Older Amazing 2 bed home with 2 bathrooms. Large spacious home that has been updated with new roof, new floors and ne appliances. Bathrooms have been refurbished as well. Here at Rancho Ontario, you will enjoy a secured gated community that offers a heated pool and spa opened year-round. Also, a huge clubhouse with a billiards room, library and fitness facilities. The clubhouse has a full kitchen for those special events. Great news the clubhouse will be remodeled this year to update all areas. You will have access to the dog park for your fur babies and a bocce ball court is coming soon. Hurry in to purchase your next home.

Key facts

• Spa open year round
• Billiards room
• Updated bathrooms

Tags

• NEW ROOF
• UPDATED BATHROOMS
• HEATED POOL
• SPA OPEN YEAR ROUND
• LARGE CLUBHOUSE
• BILLIARDS ROOM

Property features AI

Finance

• Financial info: Land lease applies ($1,625)
• HOA & community: Senior community; Located in the Ranch Ontario park

Exterior

• Parking: Carport; 3 parking spaces (including 3 garage spaces)
• Security: Gated community
• Utilities: Public sewer; District/Public water
• Home design: Single-story property; Entry level: 1
• Construction: Mobile home remains on site; Year built listed from public records
• Exterior features: Community pool; Community park; On-site dog park

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating
• Interior features: Located on a single level; Front yard entry; Located in a gated community
• Laundry & utility: Inside laundry; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.3% vs local median 2.7% in Ontario — 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 63/100 on livability (#435 in CA) — a middle-class / working-renter tenant base. Strengths: commute A-, housing B+; Watch: schools F, cost of living F, health & safety F.
• Ontario-Montclair (urban): math 35% / reading 44% proficiency, ranked #731 of 1,400 in CA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.4%/yr); 314 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 ($101k/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 $961 of loan paydown is wiped out by about $4k 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 + 2.4% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago 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.
• Current owner paid $95k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.53% ✓
• Cap rate: 23.29%
• Cash-on-cash: 60.71%
• DSCR: 3.70
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $163,560
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1456 E Philadelphia St Spc 320	0.00mi	3/2.0	1,740 (-7%)	14mo	$195,000	$112	76
1456 E Philadelphia St #150	0.00mi	2/2.0 (-1)	1,840 (-2%)	18mo	$158,800	$86	76
1456 E Philadelphia St Spc 286	0.00mi	2/2.0 (-1)	1,830 (-3%)	18mo	$160,000	$87	76
1456 E Philadelphia St #322	0.00mi	3/2.0	2,040 (+8%)	14mo	$190,000	$93	74
1456 E Philadelphia #372	0.00mi	3/2.0	1,600 (-15%)	2mo	$96,000	$60	73
1456 E Philadelphia St Spc 344	0.00mi	3/2.0	1,670 (-11%)	12mo	$140,000	$84	72
1456 E PHILADELPHIA #61	0.00mi	2/2.0 (-1)	2,000 (+6%)	23mo	$112,800	$56	65
1456 E PHILADELPHIA St #431	0.00mi	3/2.0	1,617 (-14%)	16mo	$148,000	$92	64
1456 E Philadelphia St #101	0.00mi	3/2.0	1,602 (-15%)	15mo	$186,000	$116	63

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 · 2.39% rent growth · sell at horizon

5-year hold

• IRR: 58.8%
• Equity multiple: 3.59×
• Total profit: $100,699
• Equity at exit: $20,725

10-year hold

• IRR: 63.4%
• Equity multiple: 7.17×
• Total profit: $240,311
• Equity at exit: $12,018

Cash invested: $38,920 (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 91761

• Rents YoY: 2.4%
• Active inventory: 314
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $3,519 high
• Mortgage (P&I): −$729
• Tax from tax record: −$24 /mo · $294/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$739
• Net cashflow: $1,969

Break-even live

Break-even rent $1,027

Max offer price $139,000

Occupancy floor 39%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2632 S Augusta Ave Ontario, CA	4.0	2.5	1983	$4,500	$2.27	43d	1	0.58mi
2631 S Cucamonga Ave Ontario, CA	3.0	2.5	1726	$3,400	$1.97	43d	1	0.71mi
2815 S Augusta Ave Ontario, CA	4.0	2.0	1524	$3,600	$2.36	1d	1	0.77mi
2042 S Bon View Ave Unit C Ontario, CA	2.0	2.5	1364	$2,700	$1.98	1d	1	0.85mi
629 E Madeleine Privado Ontario, CA	3.0	2.5	1465	$3,250	$2.22	21d	1	1.29mi
629 E Madeleine Privado Ontario, CA	3.0	2.5	1465	$3,350	$2.29	43d	1	1.29mi
2057 S Cherry Ave Ontario, CA	4.0	2.0	1236	$3,500	$2.83	1d	1	1.36mi

Listing history 23 events

1. 2026-06-18
   days on market $139,000 Active 59 DOM
2. 2026-06-17
   days on market $139,000 Active 58 DOM
3. 2026-06-16
   days on market $139,000 Active 57 DOM
4. 2026-06-15
   days on market $139,000 Active 56 DOM
5. 2026-06-13
   days on market $139,000 Active 54 DOM
6. 2026-06-13
   days on market $139,000 Active 53 DOM
7. 2026-06-09
   days on market $139,000 Active 50 DOM
8. 2026-06-08
   days on market $139,000 Active 49 DOM
9. 2026-06-07
   days on market $139,000 Active 48 DOM
10. 2026-06-04
    days on market $139,000 Active 45 DOM
11. 2026-06-03
    days on market $139,000 Active 44 DOM
12. 2026-06-02
    days on market $139,000 Active 43 DOM
13. 2026-06-01
    days on market $139,000 Active 42 DOM
14. 2026-05-31
    days on market $139,000 Active 41 DOM
15. 2026-04-20
    listed $139,000 Active
16. 2023-12-31
    historical
17. 2023-11-03
    price $135,000
18. 2023-11-03
    status Active
19. 2023-10-28
    historical
20. 2023-06-28
    listed $140,000 Active
21. 2022-02-14
    soldstatus $95,000 Closed Sale 659-char remark

    Show marketing remark (659 chars)

    * SENIOR PARK * 55 and Older Amazing 2 bed home with 2 bathrooms. Large spacious home that has been updated with new roof, new floors and ne appliances. Bathrooms have been refurbished as well. Here at Rancho Ontario, you will enjoy a secured gated community that offers a heated pool and spa opened year-round. Also, a huge clubhouse with a billiards room, library and fitness facilities. The clubhouse has a full kitchen for those special events. Great news the clubhouse will be remodeled this year to update all areas. You will have access to the dog park for your fur babies and a bocce ball court is coming soon. Hurry in to purchase your next home.

22. 2022-01-28
    status Pending Sale 659-char remark

    Show marketing remark (659 chars)

    * SENIOR PARK * 55 and Older Amazing 2 bed home with 2 bathrooms. Large spacious home that has been updated with new roof, new floors and ne appliances. Bathrooms have been refurbished as well. Here at Rancho Ontario, you will enjoy a secured gated community that offers a heated pool and spa opened year-round. Also, a huge clubhouse with a billiards room, library and fitness facilities. The clubhouse has a full kitchen for those special events. Great news the clubhouse will be remodeled this year to update all areas. You will have access to the dog park for your fur babies and a bocce ball court is coming soon. Hurry in to purchase your next home.

23. 2022-01-20
    listed $95,000 Active 659-char remark

    Show marketing remark (659 chars)

    * SENIOR PARK * 55 and Older Amazing 2 bed home with 2 bathrooms. Large spacious home that has been updated with new roof, new floors and ne appliances. Bathrooms have been refurbished as well. Here at Rancho Ontario, you will enjoy a secured gated community that offers a heated pool and spa opened year-round. Also, a huge clubhouse with a billiards room, library and fitness facilities. The clubhouse has a full kitchen for those special events. Great news the clubhouse will be remodeled this year to update all areas. You will have access to the dog park for your fur babies and a bocce ball court is coming soon. Hurry in to purchase your next home.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $294 · $24/mo
• Projected year-2 tax: $1,056 · $88/mo
• Expected delta: +$763/yr (+$64/mo · 259.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 23 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,233
• − Mortgage interest: −$7,786
• − Property taxes: −$294
• − Insurance: −$695
• − Repairs & maintenance: −$3,379
• − Management: −$3,379
• − Depreciation: −$4,044
• Taxable income: $22,657
• Est. tax owed @ 24.0%: −$5,438
• After-tax cash flow: $18,191/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: Ontario-Montclair
• NCES district ID: 0628470
• Math proficiency: 35% ▲ 4.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $50,668
• Composite: 36.57/100
• National rank: #9282
• State rank: #731 of 1400 in CA

Livability — Ontario

• Score: 63/100
• State rank: #435
• US rank: #14949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ontario, CA
• County: San Bernardino County · 2,030,291 people
• City population: 183,440
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 62,935
• Household income: $100,578
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 1853.0

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 23% White 15% Asian 9% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Iranian 1% Lithuanian 1% Italian 1%
• Foreign-born: 24% · Canada, China, Vietnam
• Languages at home: 51% English-only · Spanish 41% Chinese 3% 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: ▼ -374.91%
• Current HPI: 400.5674
• Rent YoY: ▲ 2.39%
• 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

+46.3% since first listed

9 events — show timeline

• 2026-04-20 Listed $139,000 CRMLS
• 2023-12-31 Listing Removed — CRMLS
• 2023-11-03 Price Changed $135,000 CRMLS
• 2023-11-03 Relisted — CRMLS
• 2023-10-28 Listing Removed — CRMLS
• 2023-06-28 Listed $140,000 CRMLS
• 2022-02-14 Sold (MLS) $95,000 CRMLS
• 2022-01-28 Pending — CRMLS
• 2022-01-20 Listed $95,000 CRMLS

Property tax history

-0.3%/yr

Latest (2025): $294 · +0.3% YoY. Source: county tax records.