10675 Bryant St #7 · Yucaipa, CA 92399

$109,900

2 bd · 1.0 ba · 1,000 sqft · Manufactured · 72 Days on market

Built 1964 Good condition $110/sqft · 17% below area Est $133k · 17% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.3/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

$395/month space rent. Read that again. That's one of the lowest in Northview and one of the lowest in all of Yucaipa's 55+ communities. Water, sewer, and trash are billed through the park separately. Gas and Electric go directly to you. Now walk inside this great North Bench home. Every surface has been refreshed top to bottom by a licensed General Contractor. New Mohawk luxury vinyl plank flooring runs through virtually every room. Fresh dark countertops, a new stainless sink with disposal, and a breakfast bar that brings the kitchen and living space together into one open concept, the way people actually want to live. Crisp white cabinetry with decorative scallop detailing and matte black hardware fills the kitchen floor to ceiling. A full-size built-in china hutch with glass-front doors anchors the dining area. And then the space hits you. Pop-out expansions running virtually the entire length of the home push it to a full 20 feet wide. HCD registers it as a single-wide… you get the benefit of reduced registration fees every year, but it lives like a double. You feel it the moment you step into the great room. Vaulted ceilings. Modern ceiling fans. Light pouring in from every direction. This is not the mobile home you're picturing. This is the one that changes your mind. Two bedrooms sit side by side off a private hallway. Both feature gray accent walls and built-in closet systems with sliding doors and drawer storage underneath. The master takes it further with closets spanning two full walls, floor to ceiling. No furniture needed. Central heat and air to keep you comfortable year-round. The bathroom is clean and bright with easy-care flooring in a classic tile pattern, a maple vanity with framed mirror, walk-in shower with sliding glass enclosure, and a linen cabinet built right in. Step out the sliding glass door onto an 80 sq ft composite deck and you're looking directly at the clubhouse and pool. Mountain views behind you. Covered carport beside you. A dedicated utility room with inside laundry hookups and water heater, plus enough room to keep everything organized and out of sight. Pets welcome. RV parking available. Financing available for qualified buyers. $1,500 appliance credit included for range, hood, and microwave. Section 1 termite clearance provided. Move-in ready. Call or text John for a private showing.

Key facts

• 2 parking spots
• Community pool
• Built 1964

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $985 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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); 209 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 $760 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 + 0.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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: 2.01% ✓
• Cap rate: 17.04%
• Cash-on-cash: 38.40%
• DSCR: 2.71
• GRM: 4.1

CMA / ARV

• ARV (median comp): $132,935
• List price: $109,900
• Delta: -17.33%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10675 Bryant St	0.00mi	2/2.0	960 (-4%)	8mo	$110,000	$115	83
10675 Bryant St #81	0.04mi	2/2.0	1,040 (+4%)	12mo	$115,000	$111	78
10675 Bryant St #61	0.04mi	2/1.0	913 (-9%)	9mo	$107,000	$117	76
35218 Fir Ave #70	0.35mi	3/2.0 (+1)	1,056 (+6%)	2mo	$90,000	$85	63
35218 Fir Ave #175	0.28mi	2/2.0	1,040 (+4%)	24mo	$102,000	$98	56
11050 Bryant St #226	0.51mi	2/2.0	1,000 (0%)	22mo	$105,000	$105	54
11050 BRYANT St #266	0.50mi	2/1.0	900 (-10%)	24mo	$120,000	$133	40
11050 Bryant #48	0.62mi	2/2.0	896 (-10%)	18mo	$125,000	$140	35

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: 31.1%
• Equity multiple: 2.25×
• Total profit: $38,468
• Equity at exit: $16,386

10-year hold

• IRR: 36.5%
• Equity multiple: 3.90×
• Total profit: $89,381
• Equity at exit: $9,502

Cash invested: $30,772 (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: 209
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,208 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $985

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 50%

Sensitivity live

Price	-10% $1,061	-5% $1,023	+0% $985	+5% $947	+10% $909
Rent	-10% $810	-5% $897	+0% $985	+5% $1,072	+10% $1,159
Rate	-1.0pp $1,040	-0.5pp $1,013	base $985	+0.5pp $956	+1.0pp $927

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10917 Bryant St Yucaipa, CA	2.0	1.0	808	$2,700	$3.34	0d	1	0.26mi
11760 Adams St Unit 18 Yucaipa, CA	1.0	1.0	730	$1,650	$2.26	19d	1	1.32mi
11760 Adams St Unit 15 Yucaipa, CA	2.0	1.0	850	$1,750	$2.06	25d	1	1.32mi
35294 Adams Ln Unit C Yucaipa, CA	2.0	1.0	794	$1,795	$2.26	22d	1	1.49mi

Listing history 16 events

1. 2026-06-21
   days on market $109,900 Active 72 DOM
2. 2026-06-18
   days on market $109,900 Active 69 DOM
3. 2026-06-17
   days on market $109,900 Active 68 DOM
4. 2026-06-16
   days on market $109,900 Active 67 DOM
5. 2026-06-15
   days on market $109,900 Active 66 DOM
6. 2026-06-13
   days on market $109,900 Active 64 DOM
7. 2026-06-13
   days on market $109,900 Active 63 DOM
8. 2026-06-09
   days on market $109,900 Active 60 DOM
9. 2026-06-08
   days on market $109,900 Active 59 DOM
10. 2026-06-07
    days on market $109,900 Active 58 DOM
11. 2026-06-04
    days on market $109,900 Active 55 DOM
12. 2026-06-03
    days on market $109,900 Active 54 DOM
13. 2026-06-02
    days on market $109,900 Active 53 DOM
14. 2026-06-01
    days on market $109,900 Active 52 DOM
15. 2026-05-31
    days on market $109,900 Active 51 DOM
16. 2026-04-10
    listed $109,900 Active 2372-char remark

    Show marketing remark (2372 chars)

    $395/month space rent. Read that again. That's one of the lowest in Northview and one of the lowest in all of Yucaipa's 55+ communities. Water, sewer, and trash are billed through the park separately. Gas and Electric go directly to you. Now walk inside this great North Bench home. Every surface has been refreshed top to bottom by a licensed General Contractor. New Mohawk luxury vinyl plank flooring runs through virtually every room. Fresh dark countertops, a new stainless sink with disposal, and a breakfast bar that brings the kitchen and living space together into one open concept, the way people actually want to live. Crisp white cabinetry with decorative scallop detailing and matte black hardware fills the kitchen floor to ceiling. A full-size built-in china hutch with glass-front doors anchors the dining area. And then the space hits you. Pop-out expansions running virtually the entire length of the home push it to a full 20 feet wide. HCD registers it as a single-wide… you get the benefit of reduced registration fees every year, but it lives like a double. You feel it the moment you step into the great room. Vaulted ceilings. Modern ceiling fans. Light pouring in from every direction. This is not the mobile home you're picturing. This is the one that changes your mind. Two bedrooms sit side by side off a private hallway. Both feature gray accent walls and built-in closet systems with sliding doors and drawer storage underneath. The master takes it further with closets spanning two full walls, floor to ceiling. No furniture needed. Central heat and air to keep you comfortable year-round. The bathroom is clean and bright with easy-care flooring in a classic tile pattern, a maple vanity with framed mirror, walk-in shower with sliding glass enclosure, and a linen cabinet built right in. Step out the sliding glass door onto an 80 sq ft composite deck and you're looking directly at the clubhouse and pool. Mountain views behind you. Covered carport beside you. A dedicated utility room with inside laundry hookups and water heater, plus enough room to keep everything organized and out of sight. Pets welcome. RV parking available. Financing available for qualified buyers. $1,500 appliance credit included for range, hood, and microwave. Section 1 termite clearance provided. Move-in ready. Call or text John for a private showing.

ⓘ 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 10/10 Extreme
• 🌡 Heat 6/10 Major 8 d/yr ≥98°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 37 unhealthy d/yr today · 43 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,493
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − Depreciation: −$3,197
• Taxable income: $10,703
• Est. tax owed @ 24.0%: −$2,569
• After-tax cash flow: $9,247/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 recent cosmetic renovations, making it move-in ready and highly attractive for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New window treatments — Enhances curb appeal and interior aesthetics
• Both New flooring in bathrooms — Enhances interior aesthetics and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New window treatments — Enhances curb appeal and interior aesthetics ↑
• Both New flooring in bathrooms — Enhances interior aesthetics and adds 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: 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

1 event — show timeline

• 2026-04-10 Listed $109,900 CRMLS