1456 E Philadelphia #132 · Ontario, CA 91761

$127,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 57 Days on market

Built 1980 1,248 sqft lot Est $144k · 12% 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 +12.8/15.0
• 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

CORNER LOT * * NO ONE IN FRONT OF YOU. .. Welcome to this charming 2-bedroom, 2-bathroom manufactured home located in the sought-after 55+ gated community of Rancho Ontario. Featuring approximately 1,440 sq ft of living space, this home offers an open floor plan with a spacious living room and family room, a comfortable main suite with large mirrored closets, and a full bathroom with a garden tub and stand-up shower. The guest bedroom is conveniently situated near the laundry area. FACING THE PARK! Residents enjoy a resort-style lifestyle with resort amenities such as a heated pool and spa open year-round, clubhouse with billiards, card/game rooms and fitness center, pickleball and bocce

Key facts

• 1,248 sq ft lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Financial info: Land lease: $1,650
• HOA & community: Senior community; Clubhouse; Pool; Spa; Gym/exercise room; Billiard room; Card room; Meeting room; Barbecue area; Pickleball; Dog park

Exterior

• Parking: Carport (2 spaces); Has parking; RV parking available (fee applies)
• Security: Gated community
• Utilities: District/public water; Public sewer; Natural gas available; Electricity available
• Home design: Single-story mobile home; Entry at front and side; One level; Mobile home model P; Turnkey; updated/remodeled
• Construction: Pier jacks foundation; Mobile home remains; Year built from public records
• Exterior features: Covered patio; Community pool (in-ground, heated); Tennis court (private); Shed (1); Siding skirting

Interior

• Kitchen: Refrigerator; Gas oven; Dishwasher; Utility sink; Quartz and granite counters; Self-closing cabinet doors; Water heater unit
• Bedrooms: Primary bedroom (down); Primary suite
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Bathtub; Shower-in-tub
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Open floor plan; High ceilings (9 feet+); Storage space; Quartz counters; Granite counters; Double pane windows; Covered patio; Gated community; Community spa (in-ground, heated)
• Laundry & utility: Laundry room; Washer included; Dryer included; Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $127k.

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 ($3k rent vs $127k).
• Recommended offer: $123k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.9% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 ($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 $878 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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.

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 $123,190 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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: 2.31% ✓
• Cap rate: 19.95%
• Cash-on-cash: 48.76%
• DSCR: 3.17
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $144,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1456 E Philadelphia St Spc 390	0.00mi	3/2.0 (+1)	1,469 (+2%)	1mo	$180,000	$123	91
1456 E Philadelphia #2	0.00mi	3/2.0 (+1)	1,425 (-1%)	3mo	$187,000	$131	90
1456 E Philadelphia #24	0.00mi	2/2.0	1,536 (+7%)	5mo	$130,000	$85	85
1456 E Philadelphia St #300	0.00mi	3/2.0 (+1)	1,440 (0%)	15mo	$164,900	$115	82
1456 E Philadelphia St Spc 424	0.00mi	3/2.0 (+1)	1,536 (+7%)	2mo	$80,000	$52	82
1456 E Philadelphia St Spc 41	0.00mi	2/2.0	1,248 (-13%)	1mo	$161,000	$129	77
1456 E Philadelphia St #230	0.00mi	3/2.0 (+1)	1,495 (+4%)	15mo	$120,000	$80	76
1456 E Philadelphia #372	0.00mi	3/2.0 (+1)	1,600 (+11%)	2mo	$96,000	$60	75
1456 E Philadelphia St Spc 444	0.00mi	3/2.0 (+1)	1,560 (+8%)	11mo	$150,000	$96	72
1456 E Philadelphia St #108	0.00mi	2/2.0	1,248 (-13%)	10mo	$125,000	$100	70
1456 E Philadelphia St #101	0.00mi	3/2.0 (+1)	1,602 (+11%)	15mo	$186,000	$116	64
1456 E PHILADELPHIA St #431	0.00mi	3/2.0 (+1)	1,617 (+12%)	16mo	$148,000	$92	61

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: 45.6%
• Equity multiple: 2.96×
• Total profit: $69,701
• Equity at exit: $18,936

10-year hold

• IRR: 51.2%
• Equity multiple: 5.84×
• Total profit: $172,108
• Equity at exit: $10,981

Cash invested: $35,560 (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: 3.6×

Monthly cashflow live

• Estimated rent: $2,940 high
• Mortgage (P&I): −$666
• Tax est. 1.5%: −$159 /mo · $1,905/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $1,445

Break-even live

Break-even rent $1,111

Max offer price $127,000

Occupancy floor 46%

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 E Philadelphia St Ontario, CA	1.0–2.0	1.0–2.0	904	$3,207	$3.55	1d	12	0.47mi
2432 S Garfield Pl Ontario, CA	3.0	2.0	1118	$3,150	$2.82	1d	1	0.66mi
2631 S Cucamonga Ave Ontario, CA	3.0	2.5	1726	$3,400	$1.97	43d	1	0.71mi
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	$3,350	$2.29	43d	1	1.29mi
629 E Madeleine Privado Ontario, CA	3.0	2.5	1465	$3,250	$2.22	21d	1	1.29mi
619 E Riverside Dr Ontario, CA	1.0–2.0	1.0–2.0	866	$2,295	$2.65	2d	5	1.43mi
551 E Riverside Dr Ontario, CA	1.0–2.0	1.0–2.0	782	$2,665	$3.41	2d	12	1.49mi

Listing history 37 events

1. 2026-06-18
   days on market $127,000 Active 57 DOM
2. 2026-06-17
   days on market $127,000 Active 56 DOM
3. 2026-06-16
   days on market $127,000 Active 55 DOM
4. 2026-06-15
   days on market $127,000 Active 54 DOM
5. 2026-06-13
   days on market $127,000 Active 52 DOM
6. 2026-06-13
   days on market $127,000 Active 51 DOM
7. 2026-06-09
   days on market $127,000 Active 48 DOM
8. 2026-06-08
   days on market $127,000 Active 47 DOM
9. 2026-06-07
   days on market $127,000 Active 46 DOM
10. 2026-06-04
    days on market $127,000 Active 43 DOM
11. 2026-06-03
    days on market $127,000 Active 42 DOM
12. 2026-06-02
    days on market $127,000 Active 41 DOM
13. 2026-06-01
    days on market $127,000 Active 40 DOM
14. 2026-05-31
    days on market $127,000 Active 39 DOM
15. 2026-04-22
    listed $127,000 Active
16. 2026-04-22
    historical $127,000
17. 2026-04-16
    historical
18. 2026-01-26
    price $130,000
19. 2026-01-08
    listed $140,000 Active
20. 2026-01-06
    historical
21. 2025-11-17
    historical
22. 2025-10-23
    price $140,000
23. 2025-09-26
    listed $145,000 Active
24. 2024-09-24
    status Pending Sale
25. 2024-09-09
    historical
26. 2024-08-02
    price $135,900
27. 2024-07-23
    status Active
28. 2024-06-21
    historical Active Under Contract
29. 2024-05-31
    listed $129,900 Active
30. 2023-10-27
    soldstatus $116,500 Closed Sale
31. 2023-10-22
    historical Active Under Contract
32. 2023-05-03
    status Active
33. 2023-05-02
    historical Active Under Contract
34. 2023-02-03
    listed $129,900 Active
35. 2023-01-27
    historical $129,900
36. 2021-11-02
    historical
37. 2021-10-20
    listed $79,999 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 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: $35,280
• − Mortgage interest: −$7,114
• − Property taxes: −$1,905
• − Insurance: −$635
• − Repairs & maintenance: −$2,822
• − Management: −$2,822
• − Depreciation: −$3,695
• Taxable income: $16,287
• Est. tax owed @ 24.0%: −$3,909
• After-tax cash flow: $13,431/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

+58.8% since first listed

23 events — show timeline

• 2026-04-22 Listed $127,000 CRMLS
• 2026-04-22 Coming Soon $127,000 CRMLS
• 2026-04-16 Listing Removed — CRMLS
• 2026-01-26 Price Changed $130,000 CRMLS
• 2026-01-08 Listed $140,000 CRMLS
• 2026-01-06 Coming Soon — CRMLS
• 2025-11-17 Listing Removed — CRMLS
• 2025-10-23 Price Changed $140,000 CRMLS
• 2025-09-26 Listed $145,000 CRMLS
• 2024-09-24 Pending — CRMLS
• 2024-09-09 Listing Removed — CRMLS
• 2024-08-02 Price Changed $135,900 CRMLS
• 2024-07-23 Relisted — CRMLS
• 2024-06-21 Contingent — CRMLS
• 2024-05-31 Listed $129,900 CRMLS
• 2023-10-27 Sold (MLS) $116,500 CRMLS
• 2023-10-22 Contingent — CRMLS
• 2023-05-03 Relisted — CRMLS
• 2023-05-02 Contingent — CRMLS
• 2023-02-03 Listed $129,900 CRMLS
• 2023-01-27 Coming Soon $129,900 CRMLS
• 2021-11-02 Listing Removed — CRMLS
• 2021-10-20 Listed $79,999 CRMLS

Property tax history

+2.3%/yr

Latest (2025): $190 · +0.3% YoY. Source: county tax records.