1255 Amethyst #18 · Mentone, CA 92359

$127,000

2 bd · 1.0 ba · 960 sqft · Manufactured public records · 98 Days on market

Built 1985 960 sqft lot $132/sqft · 26% below area Est $172k · 26% under ↓ 6% 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 +4.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully upgraded 960 sq. ft. manufactured home located in the highly sought after Carriage Isle Senior Park in Mentone. This 2 bd 1.75 bath residence offers modern comfort and peace of mind in a premium 55+ community. The interior has been extensively renovated featuring a gourmet kitchen with a full suite of stainless-steel Samsung appliances and a primary suite anchored by a custom extra-large soaking tub with elegant marble tile. Significant high value mechanical upgrades include an $8000 tankless water heater, a whole house water filtration system, a recently serviced HVAC, and a five-year-old fire-retardant roof, backed by a 25-year parts warranty. Beyond the homes interior living in Carriage Isle provides a serene lifestyle with access to a community pool, clubhouse, and billiard room, all while being ideally situated near the amenities of Redlands. This move in ready home also features deep closets, separate storage, and a comprehensive security system, please note both the security and water filtration systems are owned, buyer to purchase filters and app for added security features. Don't miss this opportunity for high-end senior living in a quiet, well-maintained park.

Key facts

• Community pool
• Built 1985
• Listed 98 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $127k.

Deal economics

• At list price, monthly cash flow is $867 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $127k).
• Recommended offer: $116k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 3.9% in Mentone — 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 51/100 on livability (#1,085 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: schools D, health & safety D, crime F.
• Redlands Unified (urban): math 44% / reading 57% proficiency, ranked #390 of 1,400 in CA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 25 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• This rent runs 34% of the median local income ($78k/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 + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,570 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.74% ✓
• Cap rate: 14.48%
• Cash-on-cash: 29.25%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (median comp): $172,000
• List price: $127,000
• Delta: -26.16%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1255 Amethyst Ave #80	0.00mi	2/2.0	960 (0%)	12mo	$146,500	$153	86
1255 Amethyst #73	0.00mi	2/2.0	1,056 (+10%)	14mo	$85,000	$80	67
2140 Mentone #153	0.73mi	3/1.0 (+1)	960 (0%)	3mo	$172,000	$179	58
2140 Mentone Blvd #63	0.73mi	3/2.0 (+1)	1,056 (+10%)	17mo	$189,000	$179	26

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 1.97×
• Total profit: $34,658
• Equity at exit: $18,936

10-year hold

• IRR: 31.6%
• Equity multiple: 3.85×
• Total profit: $101,400
• 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 92359

• Home prices YoY: -18.1%
• Active inventory: 25
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,208 high
• Mortgage (P&I): −$666
• Tax est. 1.5%: −$159 /mo · $1,905/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $867

Break-even live

Break-even rent $1,111

Max offer price $127,000

Occupancy floor 56%

Sensitivity live

Price	-10% $955	-5% $911	+0% $867	+5% $823	+10% $779
Rent	-10% $692	-5% $780	+0% $867	+5% $954	+10% $1,041
Rate	-1.0pp $931	-0.5pp $899	base $867	+0.5pp $834	+1.0pp $800

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1365 Crafton Ave Mentone, CA	1.0–3.0	1.0–2.0	830	$1,998	$2.41	12d	3	0.97mi
1365 Crafton Ave Mentone, CA	3.0	2.0	944	$2,248	$2.38	17d	2	0.97mi
1365 Crafton Ave #2017 Mentone, CA	3.0	2.0	944	$2,295	$2.43	17d	1	1.08mi
1365 Crafton Ave Unit 1015 Mentone, CA	1.0	1.0	716	$1,700	$2.37	3d	1	1.08mi
1342 Agate Ave Unit 1A Mentone, CA	2.0	1.0	700	$1,495	$2.14	4d	1	1.16mi
1318 Malachite Ave Unit C Mentone, CA	2.0	1.5	800	$1,995	$2.49	17d	1	1.23mi

Listing history 18 events

1. 2026-06-21
   days on market $127,000 Active 98 DOM
2. 2026-06-18
   days on market $127,000 Active 95 DOM
3. 2026-06-17
   days on market $127,000 Active 94 DOM
4. 2026-06-16
   days on market $127,000 Active 93 DOM
5. 2026-06-15
   days on market $127,000 Active 92 DOM
6. 2026-06-13
   days on market $127,000 Active 90 DOM
7. 2026-06-13
   days on market $127,000 Active 89 DOM
8. 2026-06-09
   days on market $127,000 Active 86 DOM
9. 2026-06-08
   days on market $127,000 Active 85 DOM
10. 2026-06-07
    days on market $127,000 Active 84 DOM
11. 2026-06-04
    days on market $127,000 Active 81 DOM
12. 2026-06-03
    days on market $127,000 Active 80 DOM
13. 2026-06-02
    days on market $127,000 Active 79 DOM
14. 2026-06-01
    days on market $127,000 Active 78 DOM
15. 2026-05-31
    days on market $127,000 Active 77 DOM
16. 2026-05-09
    price $127,000 1216-char remark

    Show marketing remark (1216 chars)

    Welcome to this beautifully upgraded 960 sq. ft. manufactured home located in the highly sought after Carriage Isle Senior Park in Mentone. This 2 bd 1.75 bath residence offers modern comfort and peace of mind in a premium 55+ community. The interior has been extensively renovated featuring a gourmet kitchen with a full suite of stainless-steel Samsung appliances and a primary suite anchored by a custom extra-large soaking tub with elegant marble tile. Significant high value mechanical upgrades include an $8000 tankless water heater, a whole house water filtration system, a recently serviced HVAC, and a five-year-old fire-retardant roof, backed by a 25-year parts warranty. Beyond the homes interior living in Carriage Isle provides a serene lifestyle with access to a community pool, clubhouse, and billiard room, all while being ideally situated near the amenities of Redlands. This move in ready home also features deep closets, separate storage, and a comprehensive security system, please note both the security and water filtration systems are owned, buyer to purchase filters and app for added security features. Don't miss this opportunity for high-end senior living in a quiet, well-maintained park.

17. 2026-03-15
    listed $135,000 Active 1216-char remark

    Show marketing remark (1216 chars)

    Welcome to this beautifully upgraded 960 sq. ft. manufactured home located in the highly sought after Carriage Isle Senior Park in Mentone. This 2 bd 1.75 bath residence offers modern comfort and peace of mind in a premium 55+ community. The interior has been extensively renovated featuring a gourmet kitchen with a full suite of stainless-steel Samsung appliances and a primary suite anchored by a custom extra-large soaking tub with elegant marble tile. Significant high value mechanical upgrades include an $8000 tankless water heater, a whole house water filtration system, a recently serviced HVAC, and a five-year-old fire-retardant roof, backed by a 25-year parts warranty. Beyond the homes interior living in Carriage Isle provides a serene lifestyle with access to a community pool, clubhouse, and billiard room, all while being ideally situated near the amenities of Redlands. This move in ready home also features deep closets, separate storage, and a comprehensive security system, please note both the security and water filtration systems are owned, buyer to purchase filters and app for added security features. Don't miss this opportunity for high-end senior living in a quiet, well-maintained park.

18. 2026-02-27
    historical $135,000 1216-char remark

    Show marketing remark (1216 chars)

    Welcome to this beautifully upgraded 960 sq. ft. manufactured home located in the highly sought after Carriage Isle Senior Park in Mentone. This 2 bd 1.75 bath residence offers modern comfort and peace of mind in a premium 55+ community. The interior has been extensively renovated featuring a gourmet kitchen with a full suite of stainless-steel Samsung appliances and a primary suite anchored by a custom extra-large soaking tub with elegant marble tile. Significant high value mechanical upgrades include an $8000 tankless water heater, a whole house water filtration system, a recently serviced HVAC, and a five-year-old fire-retardant roof, backed by a 25-year parts warranty. Beyond the homes interior living in Carriage Isle provides a serene lifestyle with access to a community pool, clubhouse, and billiard room, all while being ideally situated near the amenities of Redlands. This move in ready home also features deep closets, separate storage, and a comprehensive security system, please note both the security and water filtration systems are owned, buyer to purchase filters and app for added security features. Don't miss this opportunity for high-end senior living in a quiet, well-maintained park.

ⓘ 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 · 22% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 36 unhealthy d/yr today · 43 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,498
• − Mortgage interest: −$7,114
• − Property taxes: −$1,905
• − Insurance: −$635
• − Repairs & maintenance: −$2,120
• − Management: −$2,120
• − Depreciation: −$3,695
• Taxable income: $8,910
• Est. tax owed @ 24.0%: −$2,138
• After-tax cash flow: $8,263/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: Redlands Unified
• NCES district ID: 0632070
• Math proficiency: 44% ▼ -1.00%
• Reading proficiency: 57% ▼ -2.00%
• Median HH income: $67,959
• Composite: 46.88/100
• National rank: #5185
• State rank: #390 of 1400 in CA

Livability — Mentone

• Score: 51/100
• State rank: #1085
• US rank: #25373

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mentone, CA
• County: San Bernardino County · 2,030,291 people
• City population: 9,284
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 9,284
• Household income: $77,846
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 559.0

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 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 37% Two or more races 21% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 33% Cuban 1%
• Common ancestry: Iranian 4% Romanian 2% Slovak 2%
• Foreign-born: 9% · Canada
• Languages at home: 82% English-only · Spanish 14% Other Indo-European 2% Other Asian/Pacific 2%

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: ▼ -87.44%
• Current HPI: 394.8946
• Rent YoY: —
• 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

-5.9% since first listed

3 events — show timeline

• 2026-05-09 Price Changed $127,000 CRMLS
• 2026-03-15 Listed $135,000 CRMLS
• 2026-02-27 Coming Soon $135,000 CRMLS

Property tax history

-4.0%/yr

Latest (2025): $117 · +5.1% YoY. Source: county tax records.