22113 Grand Terrace Rd #7 · Grand Terrace, CA 92313

$154,700

2 bd · 1.0 ba · 720 sqft · Manufactured · 183 Days on market

Built 2025 Good condition $215/sqft · at area comps Est $154k · at est.

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.3/15.0
• 1% rule +7.2/10.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Key facts

• Built 2025
• Listed 182 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.4% in Grand Terrace — 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 60/100 on livability (#592 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: schools D+, amenities F, commute F.
• Colton Joint Unified (suburban): math 16% / reading 38% proficiency, ranked #373 of 517 in CA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.4%/yr); 23 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,136 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.70%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $154,185
• List price: $154,700
• Delta: 0.33%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22113 Grand Terrace Rd #3	0.04mi	2/1.0	720 (0%)	10mo	$156,500	$217	90
22113 Grand Ter #6	0.04mi	2/1.0	720 (0%)	10mo	$160,000	$222	90
22113 Grand Ter #2	0.04mi	2/1.0	701 (-3%)	7mo	$155,000	$221	88
22113 Grand Terrace Rd #8	0.04mi	2/1.0	690 (-4%)	6mo	$156,500	$227	86
22113 Grand Terrace Rd	0.00mi	2/1.0	698 (-3%)	17mo	$156,500	$224	81
22111 Newport Ave #178	0.12mi	2/1.5	720 (0%)	23mo	$70,000	$97	73
22113 Grand Terrace Rd #10	0.04mi	2/1.0	682 (-5%)	23mo	$140,000	$205	70
22111 Newport Ave #86	0.12mi	2/1.0	672 (-7%)	16mo	$90,000	$134	69
21845 Grand Terrace Rd #52	0.35mi	2/1.0	622 (-14%)	18mo	$400,000	$643	46

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 · 2.38% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $696
• Equity at exit: $23,066

10-year hold

• IRR: 9.4%
• Equity multiple: 1.71×
• Total profit: $30,624
• Equity at exit: $13,376

Cash invested: $43,316 (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 92313

• Rents YoY: 2.4%
• Active inventory: 23
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,888 high
• Mortgage (P&I): −$811
• Tax est. 1.5%: −$193 /mo · $2,320/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $422

Break-even live

Break-even rent $1,353

Max offer price $154,700

Occupancy floor 73%

Sensitivity live

Price	-10% $529	-5% $476	+0% $422	+5% $369	+10% $316
Rent	-10% $273	-5% $348	+0% $422	+5% $497	+10% $572
Rate	-1.0pp $500	-0.5pp $462	base $422	+0.5pp $382	+1.0pp $342

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: $38,675
• Closing costs: $4,641
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21808 Walnut Ave Unit 2 Grand Terrace, CA	1.0	1.0	700	$1,495	$2.14	24d	1	0.33mi
21808 Walnut Ave Unit 2 Grand Terrace, CA	1.0	1.0	700	$1,495	$2.14	13d	1	0.33mi
11750 Mount Vernon Ave Grand Terrace, CA	1.0–2.0	1.0–2.0	776	$2,348	$3.03	0d	11	0.51mi
800 E Washington St Colton, CA	1.0–2.0	1.0–2.0	664	$2,150	$3.24	0d	19	0.64mi
22491 De Berry St Grand Terrace, CA	1.0–2.0	1.0–2.0	875	$1,970	$2.25	0d	16	0.94mi
1401 E Santo Antonio Dr Colton, CA	1.0	1.0	373	$1,726	$4.63	0d	12	1.39mi

Listing history 17 events

1. 2026-06-18
   days on market $154,700 Active 183 DOM
2. 2026-06-17
   days on market $154,700 Active 182 DOM
3. 2026-06-16
   days on market $154,700 Active 181 DOM
4. 2026-06-15
   days on market $154,700 Active 180 DOM
5. 2026-06-13
   days on market $154,700 Active 178 DOM
6. 2026-06-13
   days on market $154,700 Active 177 DOM
7. 2026-06-09
   days on market $154,700 Active 174 DOM
8. 2026-06-08
   days on market $154,700 Active 173 DOM
9. 2026-06-07
   days on market $154,700 Active 172 DOM
10. 2026-06-04
    days on market $154,700 Active 169 DOM
11. 2026-06-03
    days on market $154,700 Active 168 DOM
12. 2026-06-02
    days on market $154,700 Active 167 DOM
13. 2026-06-01
    days on market $154,700 Active 166 DOM
14. 2026-05-31
    days on market $154,700 Active 165 DOM
15. 2025-12-29
    listed $154,700 Active
16. 2025-12-23
    soldstatus Closed Sale
17. 2025-12-11
    listed $154,700 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 22 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,656
• − Mortgage interest: −$8,666
• − Property taxes: −$2,320
• − Insurance: −$774
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − Depreciation: −$4,500
• Taxable income: $2,771
• Est. tax owed @ 24.0%: −$665
• After-tax cash flow: $4,404/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 80/100 Cosmetic rehab

This manufactured home is in excellent condition with modern updates and a good curb appeal, making it a great investment.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and rental value
• Both Add a small front porch — Enhances curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both Add a small front porch — Enhances curb appeal and rental value ↑

ⓘ 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: Colton Joint Unified
• NCES district ID: 0609390
• Math proficiency: 16% ▼ -9.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $51,178
• Composite: 23.74/100
• National rank: #7820
• State rank: #373 of 517 in CA

Livability — Grand Terrace

• Score: 60/100
• State rank: #592
• US rank: #19184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Terrace, CA
• County: San Bernardino County · 2,030,291 people
• City population: 13,078
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 13,078
• Household income: $83,628
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 398.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 53% White 33% Two or more races 15% Asian 4% Black 4% Pacific Islander 2%
• Hispanic origin (detail): Mexican 42% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Serbian 2% Armenian 2%
• Foreign-born: 14% · Canada, China
• Languages at home: 65% English-only · Spanish 29% Other Asian/Pacific 2% Arabic 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: ▼ -235.93%
• Current HPI: 344.0046
• Rent YoY: ▲ 2.38%
• 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

+0.0% since first listed

3 events — show timeline

• 2025-12-29 Listed $154,700 CRMLS
• 2025-12-23 Sold (MLS) — CRMLS
• 2025-12-11 Listed $154,700 CRMLS