12177 3rd St #23 · Yucaipa, CA 92399

$70,000

2 bd · 1.0 ba · 900 sqft · Manufactured · 155 Days on market

Built 1962 Good condition $78/sqft · 21% below area Est $88k · 21% under ↓ 12% 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 +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is located in a very clean, well-maintained park. Age specific for seniors (55+) park. This home has an expando bedroom. The two good-sized bedrooms have built-in closets and shelves for storage and have been newly painted. It has new vinyl flooring throughout the home. Open floor plan with living room and kitchen. Lots of natural light from the many windows in the living room. There is a built-in stovetop and oven, refrigerator stays. Washer and dryer located in the screened-in porch area also included. Sliding doors for entering the living room and one of the bedrooms are off the porch. The bathtub has been reglazed and there is a corner shower in the spacious bathroom. The water heater is new. Unknown age of the roof; however, there are no leaks after all the rain we have experienced. It has central air & heating plus an evaporative cooler in the living room, keep or remove as you like. For the handyman in you, there is a workshop at the end of the carport where you can store your tools and/or make things. There is even a backyard for your entertaining or green thumb needs. The carport has parking for two vehicles. The park has storage for your RV and other toys. Affordable space rent. Sold AS-IS.

Key facts

• Open floor plan
• Washer and dryer
• Expando bedroom

Tags

• EXPANDO BEDROOM
• BUILT-IN CLOSETS
• NEW VINYL FLOORING
• OPEN FLOOR PLAN
• BUILT-IN STOVETOP
• WASHER AND DRYER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $980 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.1% vs local median 2.7% in Yucaipa — 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 66/100 on livability (#334 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+; Watch: schools D, health & safety D, amenities F.
• Yucaipa-Calimesa Joint Unified (suburban): math 32% / reading 55% proficiency, ranked #195 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.3%/yr); 205 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 $484 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 + 0.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.65% ✓
• Cap rate: 23.10%
• Cash-on-cash: 60.02%
• DSCR: 3.67
• GRM: 3.1

CMA / ARV

• ARV (median comp): $88,338
• List price: $70,000
• Delta: -20.76%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12177 3rd #43	0.02mi	2/1.0	880 (-2%)	14mo	$41,500	$47	84
12177 3rd St #58	0.02mi	2/1.5	765 (-15%)	12mo	$64,999	$85	62
12367 4th St, Spc #29	0.35mi	2/2.0	968 (+8%)	14mo	$107,000	$111	56
12220 5TH St #228	0.65mi	2/1.5	900 (0%)	17mo	$107,900	$120	53
12582 2nd #65	0.56mi	3/1.5 (+1)	990 (+10%)	1mo	$83,000	$84	49
12220 5th St #199	0.65mi	2/2.0	900 (0%)	24mo	$122,000	$136	46
12700 2nd St	0.72mi	2/2.0	960 (+7%)	15mo	$70,000	$73	39
12656 2nd St Spc 39	0.69mi	1/1.0 (-1)	830 (-8%)	14mo	$53,500	$64	38

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 55.3%
• Equity multiple: 3.33×
• Total profit: $45,693
• Equity at exit: $10,437

10-year hold

• IRR: 59.2%
• Equity multiple: 6.07×
• Total profit: $99,314
• Equity at exit: $6,052

Cash invested: $19,600 (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 92399

• Rents YoY: -1.3%
• Active inventory: 205
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,853 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $980

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,029	-5% $1,005	+0% $980	+5% $956	+10% $932
Rent	-10% $834	-5% $907	+0% $980	+5% $1,054	+10% $1,127
Rate	-1.0pp $1,016	-0.5pp $998	base $980	+0.5pp $962	+1.0pp $944

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34759 Avenue B Ct Unit 3 Yucaipa, CA	2.0	1.0	700	$1,795	$2.56	44d	1	0.10mi
12301 3rd St Yucaipa, CA	1.0	1.0	992	$2,150	$2.17	0d	1	0.19mi
12225 2nd St Yucaipa, CA	1.0	1.0	720	$2,295	$3.19	2d	1	0.26mi
34947 Avenue A Unit A Yucaipa, CA	2.0	1.0	800	$1,900	$2.38	44d	1	0.28mi
34976 Avenue A Unit A Yucaipa, CA	2.0	1.0	755	$1,895	$2.51	44d	1	0.31mi
34976 Avenue A Unit A Yucaipa, CA	2.0	1.0	755	$1,925	$2.55	4d	1	0.31mi
34449 Yucaipa Blvd Unit 10 Yucaipa, CA	2.0	1.0	802	$1,595	$1.99	44d	1	0.35mi
34384 Yucaipa Blvd Unit 102 Yucaipa, CA	1.0	1.0	920	$1,900	$2.07	44d	1	0.41mi
35070 Avenue B Unit 1 Yucaipa, CA	2.0	1.0	590	$1,795	$3.04	44d	1	0.43mi
34384 Yucaipa Blvd Yucaipa, CA	1.0	1.0	920	$2,100	$2.28	44d	2	0.44mi
12350 5th St Unit 12382 Yucaipa, CA	2.0	1.0	825	$1,850	$2.24	25d	1	0.60mi
12710 3rd St Spc 54 Yucaipa, CA	2.0	1.0	800	$1,595	$1.99	44d	1	0.70mi
12710 3rd St Spc 64 Yucaipa, CA	3.0	2.0	800	$1,795	$2.24	44d	1	0.70mi
12710 3rd St Unit 31 Yucaipa, CA	2.0	1.0	800	$1,650	$2.06	25d	1	0.70mi
12710 3rd St #21 Yucaipa, CA	2.0	2.0	760	$1,650	$2.17	25d	1	0.72mi
12710 3rd St Unit 81 Yucaipa, CA	2.0	1.0	560	$1,495	$2.67	5d	1	0.72mi
12710 3rd St Unit 97 Yucaipa, CA	1.0	1.0	672	$1,350	$2.01	44d	1	0.72mi
12710 3rd St #32 Yucaipa, CA	2.0	1.0	800	$1,650	$2.06	44d	1	0.72mi
12710 3rd St Spc 3 Yucaipa, CA	2.0	1.0	640	$1,595	$2.49	25d	1	0.72mi
12710 3rd St Spc 2 Yucaipa, CA	2.0	1.5	660	$1,650	$2.50	44d	1	0.72mi
12710 3rd St #57 Yucaipa, CA	2.0	1.0	720	$1,495	$2.08	44d	1	0.72mi
35294 Adams Ln Unit C Yucaipa, CA	2.0	1.0	794	$1,795	$2.26	22d	1	0.74mi
11930 Bryant St Unit D Yucaipa, CA	1.0	1.0	644	$1,495	$2.32	44d	1	0.75mi
11760 Adams St Unit 18 Yucaipa, CA	1.0	1.0	730	$1,650	$2.26	18d	1	0.79mi
11760 Adams St Unit 15 Yucaipa, CA	2.0	1.0	850	$1,750	$2.06	25d	1	0.79mi
35371 Schad Ln Yucaipa, CA	2.0	1.0	1000	$2,200	$2.20	25d	1	0.79mi
35455 Yucaipa Blvd Unit 7 Yucaipa, CA	1.0	1.0	572	$1,400	$2.45	44d	1	0.92mi
12257 Fremont St Unit 1 Yucaipa, CA	2.0	2.0	880	$2,700	$3.07	11d	1	1.17mi

Listing history 18 events

1. 2026-06-18
   days on market $70,000 Active 155 DOM
2. 2026-06-17
   days on market $70,000 Active 154 DOM
3. 2026-06-16
   days on market $70,000 Active 153 DOM
4. 2026-06-15
   days on market $70,000 Active 152 DOM
5. 2026-06-13
   days on market $70,000 Active 150 DOM
6. 2026-06-13
   days on market $70,000 Active 149 DOM
7. 2026-06-09
   days on market $70,000 Active 146 DOM
8. 2026-06-08
   days on market $70,000 Active 145 DOM
9. 2026-06-07
   days on market $70,000 Active 144 DOM
10. 2026-06-04
    days on market $70,000 Active 141 DOM
11. 2026-06-03
    days on market $70,000 Active 140 DOM
12. 2026-06-02
    days on market $70,000 Active 139 DOM
13. 2026-06-01
    days on market $70,000 Active 138 DOM
14. 2026-05-31
    days on market $70,000 Active 137 DOM
15. 2026-05-10
    price $70,000 1236-char remark

    Show marketing remark (1236 chars)

    This home is located in a very clean, well-maintained park. Age specific for seniors (55+) park. This home has an expando bedroom. The two good-sized bedrooms have built-in closets and shelves for storage and have been newly painted. It has new vinyl flooring throughout the home. Open floor plan with living room and kitchen. Lots of natural light from the many windows in the living room. There is a built-in stovetop and oven, refrigerator stays. Washer and dryer located in the screened-in porch area also included. Sliding doors for entering the living room and one of the bedrooms are off the porch. The bathtub has been reglazed and there is a corner shower in the spacious bathroom. The water heater is new. Unknown age of the roof; however, there are no leaks after all the rain we have experienced. It has central air & heating plus an evaporative cooler in the living room, keep or remove as you like. For the handyman in you, there is a workshop at the end of the carport where you can store your tools and/or make things. There is even a backyard for your entertaining or green thumb needs. The carport has parking for two vehicles. The park has storage for your RV and other toys. Affordable space rent. Sold AS-IS.

16. 2026-04-06
    price $73,500 1236-char remark

    Show marketing remark (1236 chars)

    This home is located in a very clean, well-maintained park. Age specific for seniors (55+) park. This home has an expando bedroom. The two good-sized bedrooms have built-in closets and shelves for storage and have been newly painted. It has new vinyl flooring throughout the home. Open floor plan with living room and kitchen. Lots of natural light from the many windows in the living room. There is a built-in stovetop and oven, refrigerator stays. Washer and dryer located in the screened-in porch area also included. Sliding doors for entering the living room and one of the bedrooms are off the porch. The bathtub has been reglazed and there is a corner shower in the spacious bathroom. The water heater is new. Unknown age of the roof; however, there are no leaks after all the rain we have experienced. It has central air & heating plus an evaporative cooler in the living room, keep or remove as you like. For the handyman in you, there is a workshop at the end of the carport where you can store your tools and/or make things. There is even a backyard for your entertaining or green thumb needs. The carport has parking for two vehicles. The park has storage for your RV and other toys. Affordable space rent. Sold AS-IS.

17. 2026-01-29
    price $75,000 1236-char remark

    Show marketing remark (1236 chars)

    This home is located in a very clean, well-maintained park. Age specific for seniors (55+) park. This home has an expando bedroom. The two good-sized bedrooms have built-in closets and shelves for storage and have been newly painted. It has new vinyl flooring throughout the home. Open floor plan with living room and kitchen. Lots of natural light from the many windows in the living room. There is a built-in stovetop and oven, refrigerator stays. Washer and dryer located in the screened-in porch area also included. Sliding doors for entering the living room and one of the bedrooms are off the porch. The bathtub has been reglazed and there is a corner shower in the spacious bathroom. The water heater is new. Unknown age of the roof; however, there are no leaks after all the rain we have experienced. It has central air & heating plus an evaporative cooler in the living room, keep or remove as you like. For the handyman in you, there is a workshop at the end of the carport where you can store your tools and/or make things. There is even a backyard for your entertaining or green thumb needs. The carport has parking for two vehicles. The park has storage for your RV and other toys. Affordable space rent. Sold AS-IS.

18. 2026-01-14
    listed $80,000 Active 1236-char remark

    Show marketing remark (1236 chars)

    This home is located in a very clean, well-maintained park. Age specific for seniors (55+) park. This home has an expando bedroom. The two good-sized bedrooms have built-in closets and shelves for storage and have been newly painted. It has new vinyl flooring throughout the home. Open floor plan with living room and kitchen. Lots of natural light from the many windows in the living room. There is a built-in stovetop and oven, refrigerator stays. Washer and dryer located in the screened-in porch area also included. Sliding doors for entering the living room and one of the bedrooms are off the porch. The bathtub has been reglazed and there is a corner shower in the spacious bathroom. The water heater is new. Unknown age of the roof; however, there are no leaks after all the rain we have experienced. It has central air & heating plus an evaporative cooler in the living room, keep or remove as you like. For the handyman in you, there is a workshop at the end of the carport where you can store your tools and/or make things. There is even a backyard for your entertaining or green thumb needs. The carport has parking for two vehicles. The park has storage for your RV and other toys. Affordable space rent. Sold AS-IS.

ⓘ 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 (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,240
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$2,036
• Taxable income: $11,324
• Est. tax owed @ 24.0%: −$2,718
• After-tax cash flow: $9,047/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 · 12 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with recent updates, making it a solid investment opportunity.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Upgrading the HVAC system — Improves comfort and energy efficiency
• Both Adding smart home features — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Upgrading the HVAC system — Improves comfort and energy efficiency ↑
• Both Adding smart home features — Enhances convenience and marketability ↑

ⓘ 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: Yucaipa-Calimesa Joint Unified
• NCES district ID: 0643560
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 55% ▲ 6.00%
• Median HH income: $58,243
• Composite: 38.09/100
• National rank: #4277
• State rank: #195 of 517 in CA

Livability — Yucaipa

• Score: 66/100
• State rank: #334
• US rank: #11542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yucaipa, CA
• County: San Bernardino County · 2,030,291 people
• City population: 55,366
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 55,366
• Household income: $92,440
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1110.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 55% Hispanic / Latino 36% Two or more races 15% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 77% English-only · Spanish 19% Other Indo-European 1% Other Asian/Pacific 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: ▼ -632.71%
• Current HPI: 353.4762
• Rent YoY: ▼ -1.27%
• 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

-12.5% since first listed

4 events — show timeline

• 2026-05-10 Price Changed $70,000 CRMLS
• 2026-04-06 Price Changed $73,500 CRMLS
• 2026-01-29 Price Changed $75,000 CRMLS
• 2026-01-14 Listed $80,000 CRMLS