8389 Baker Ave #68 · Rancho Cucamonga, CA 91730

$199,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 43 Days on market

Built 2006 1,000 sqft lot Est $166k · 20% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Family park, this 3 bedrooms 2 bath, has 2 space parking in carport, easy care yard and shows clean and ready Great location close to shopping. Park features pool, spa, reception area for parties (with park approval), gym, pool tables and shows in excellent and pristine condition. Easy to show with appointment Subject to park approval Owner very motivated and available to help with buyer's costs. Space #68

Key facts

• 1,000 sq ft lot
• Community pool
• Built 2006

Property features AI

Finance

• Other: Located near Foothill, close to Walmart on Grove
• Financial info: Land lease: $1,500 (current)
• HOA & community: Part of an association; Community features include curbs; Manager approval required

Exterior

• Parking: Located in Sycamore Villa (park/managed community)
• Utilities: Public sewer; District/public water
• Home design: Single-story property; Entry on main level
• Construction: Mobile home remains on site
• Exterior features: Back yard; Association-operated in-ground community pool

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating
• Interior features: Main entry; Single-level home
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 2.7% in Rancho Cucamonga — 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 70/100 on livability (#237 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A, housing A-; Watch: amenities D+, health & safety D, cost of living F.
• Central Elementary (suburban): math 25% / reading 25% proficiency, ranked #379 of 517 in CA (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 146 active listings in the ZIP; 33 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).
• This rent runs 39% of the median local income ($92k/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 $1k of loan paydown is wiped out by about $6k 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 + 0.8% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.50% ✓
• Cap rate: 13.36%
• Cash-on-cash: 25.24%
• DSCR: 2.12
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $165,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8389 Baker Ave #18	0.00mi	3/2.0	1,152 (-8%)	14mo	$156,500	$136	75
8389 Baker Ave #94	0.00mi	3/2.0	1,356 (+9%)	19mo	$160,000	$118	70
8389 Baker Ave #61	0.00mi	3/2.0	1,425 (+14%)	9mo	$175,000	$123	69
1350 San Bernardino Rd #132	0.69mi	3/2.0	1,224 (-2%)	3mo	$120,000	$98	62
8651 Foothill Blvd #21	0.17mi	2/1.5 (-1)	1,334 (+7%)	19mo	$110,000	$82	58
1350 San Bernardino Rd #187	0.69mi	3/2.0	1,344 (+8%)	1mo	$135,000	$100	54
1320 San Bernardino #28	0.70mi	2/2.0 (-1)	1,296 (+4%)	2mo	$212,000	$164	54
1350 San Bernardino Rd #157	0.69mi	3/2.0	1,344 (+8%)	11mo	$199,000	$148	46
1350 San Bernardino Rd #156	0.69mi	3/2.0	1,344 (+8%)	11mo	$195,000	$145	46
1350 San Bernardino Rd #114	0.69mi	3/2.0	1,152 (-8%)	13mo	$153,000	$133	44
1350 San Bernardino Rd #66	0.69mi	3/2.0	1,344 (+8%)	16mo	$143,000	$106	42
1350 San Bernardino Rd #22	0.69mi	3/2.0	1,380 (+11%)	18mo	$195,000	$141	36

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 · 0.84% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 1.65×
• Total profit: $35,984
• Equity at exit: $29,672

10-year hold

• IRR: 23.5%
• Equity multiple: 2.83×
• Total profit: $102,219
• Equity at exit: $17,206

Cash invested: $55,720 (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 91730

• Rents YoY: 0.8%
• Active inventory: 146
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,985 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$59 /mo · $713/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$627
• Net cashflow: $1,172

Break-even live

Break-even rent $1,501

Max offer price $199,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,285	-5% $1,228	+0% $1,172	+5% $1,116	+10% $1,059
Rent	-10% $936	-5% $1,054	+0% $1,172	+5% $1,290	+10% $1,408
Rate	-1.0pp $1,272	-0.5pp $1,223	base $1,172	+0.5pp $1,121	+1.0pp $1,068

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8248 Inglenook Pl Rancho Cucamonga, CA	2.0	2.5	984	$2,400	$2.44	0d	1	0.15mi
8300 Gabriel Dr Unit B Rancho Cucamonga, CA	3.0	2.0	1140	$3,350	$2.94	0d	1	0.23mi
8491 Gabrielino Ct Unit 69 Rancho Cucamonga, CA	3.0	2.5	1417	$3,850	$2.72	0d	1	0.25mi
8549 Salina St Rancho Cucamonga, CA	2.0	1.0	800	$2,695	$3.37	0d	1	0.29mi
8231 Tapia Via Dr Rancho Cucamonga, CA	2.0	1.0	918	$2,075	$2.26	11d	1	0.39mi
8555 Sandalwood Ct Rancho Cucamonga, CA	3.0	2.0	1400	$3,375	$2.41	0d	1	0.39mi
8250 Vineyard Ave Rancho Cucamonga, CA	2.0–3.0	2.0–2.5	1094	$3,405	$3.11	0d	15	0.40mi
8210 Rancheria Dr Unit 8 Rancho Cucamonga, CA	3.0	2.0	1200	$2,895	$2.41	0d	1	0.43mi
8325 Vineyard Ave Unit 5 Rancho Cucamonga, CA	2.0	2.0	882	$2,400	$2.72	2d	1	0.50mi
8331 Vineyard Ave #7 Rancho Cucamonga, CA	2.0	2.0	866	$2,295	$2.65	0d	1	0.51mi
8167 Vineyard Ave #61 Rancho Cucamonga, CA	3.0	2.5	1221	$2,750	$2.25	24d	1	0.52mi
8167 Vineyard Ave #2 Rancho Cucamonga, CA	2.0	1.5	932	$2,200	$2.36	0d	1	0.54mi
8255 Vineyard Ave Rancho Cucamonga, CA	1.0–2.0	1.0–2.0	847	$2,826	$3.33	0d	7	0.55mi
8445 Chaffee St Rancho Cucamonga, CA	4.0	2.0	1438	$3,300	$2.29	15d	1	0.58mi
1413 San Bernardino Rd Upland, CA	2.0	1.0–2.0	751	$2,645	$3.52	0d	12	0.70mi
1420 Chaffee St Upland, CA	2.0	1.0–2.0	799	$2,300	$2.88	5d	6	0.84mi
9181 Foothill Blvd Rancho Cucamonga, CA	1.0–2.0	1.0–2.0	760	$2,420	$3.18	0d	1	0.88mi
1265 E 9th St Upland, CA	1.0–2.0	1.0–2.0	772	$2,600	$3.37	44d	7	0.88mi
8760 Church St Rancho Cucamonga, CA	3.0	1.5	1151	$3,395	$2.95	11d	1	0.90mi
1420 Felicita Ct Upland, CA	3.0	2.0	1339	$3,095	$2.31	5d	1	1.04mi
7522 Alta Cuesta Dr Rancho Cucamonga, CA	2.0	2.0	1055	$3,495	$3.31	2d	1	1.06mi
1548 N Lassen Ave Ontario, CA	2.0	2.0	900	$2,500	$2.78	0d	1	1.09mi
306 N 10th Ave Apt -3 Upland, CA	3.0	2.0	1450	$3,000	$2.07	44d	1	1.12mi
8645 Calle Del Prado Rancho Cucamonga, CA	2.0	2.0	875	$2,000	$2.29	11d	1	1.14mi
7436 Carnelian St Rancho Cucamonga, CA	2.0	2.0	800	$2,370	$2.96	0d	1	1.19mi
7408 Napa Ct Rancho Cucamonga, CA	2.0	2.0	870	$1,875	$2.16	0d	1	1.20mi
7408 Napa Ct Unit 7408 Rancho Cucamonga, CA	2.0	2.0	870	$1,875	$2.16	3d	1	1.20mi
890 N Campus Ave Apt B Upland, CA	3.0	1.5	1380	$2,900	$2.10	21d	1	1.29mi
1129 E La Deney Ct Unit 4 Ontario, CA	2.0	1.5	875	$2,000	$2.29	0d	1	1.37mi
944 E Deodar St Unit 944 Ontario, CA	2.0	1.0	1090	$2,100	$1.93	0d	1	1.44mi
1548 N 11th Ave Unit D Ontario, CA	2.0	1.0	858	$1,850	$2.16	0d	1	1.46mi
517 D St Upland, CA	3.0	2.0	1464	$2,950	$2.02	44d	1	1.46mi
8795 Lomita Dr Apt C Rancho Cucamonga, CA	2.0	2.0	854	$2,150	$2.52	0d	1	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $199,000 Active 43 DOM
2. 2026-06-17
   days on market $199,000 Active 42 DOM
3. 2026-06-16
   days on market $199,000 Active 41 DOM
4. 2026-06-15
   days on market $199,000 Active 40 DOM
5. 2026-06-13
   days on market $199,000 Active 38 DOM
6. 2026-06-13
   days on market $199,000 Active 37 DOM
7. 2026-06-09
   days on market $199,000 Active 34 DOM
8. 2026-06-08
   days on market $199,000 Active 33 DOM
9. 2026-06-07
   pricedays on market $199,000 Active 32 DOM
10. 2026-06-04
    days on market $219,000 Active 29 DOM
11. 2026-06-03
    days on market $219,000 Active 28 DOM
12. 2026-06-02
    days on market $219,000 Active 27 DOM
13. 2026-06-01
    days on market $219,000 Active 26 DOM
14. 2026-05-31
    days on market $219,000 Active 25 DOM
15. 2026-05-06
    listed $219,000 Active
16. 2026-02-17
    historical
17. 2025-08-18
    price $219,000
18. 2025-06-16
    price $226,000
19. 2025-02-27
    listed $235,000 Active
20. 2009-09-08
    historical
21. 2009-07-02
    listed $75,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $713 · $59/mo
• Projected year-2 tax: $1,512 · $126/mo
• Expected delta: +$799/yr (+$67/mo · 112.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 5 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 23 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,818
• − Mortgage interest: −$11,147
• − Property taxes: −$713
• − Insurance: −$995
• − Repairs & maintenance: −$2,865
• − Management: −$2,865
• − Depreciation: −$5,789
• Taxable income: $11,443
• Est. tax owed @ 24.0%: −$2,746
• After-tax cash flow: $11,319/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: Central Elementary
• NCES district ID: 0607950
• Math proficiency: 25% ▼ -18.00%
• Reading proficiency: 25% ▼ -31.00%
• Median HH income: $64,090
• Composite: 23.41/100
• National rank: #7895
• State rank: #379 of 517 in CA

Livability — Rancho Cucamonga

• Score: 70/100
• State rank: #237
• US rank: #7808

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Cucamonga, CA
• County: San Bernardino County · 2,030,291 people
• City population: 175,531
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 71,613
• Household income: $92,237
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 4013.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 43% White 28% Two or more races 16% Asian 14% Black 10% Native American 2%
• Hispanic origin (detail): Mexican 33% Salvadoran 1%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 61% English-only · Spanish 22% Chinese 4% Tagalog/Filipino 4%

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: ▼ -554.10%
• Current HPI: 404.3113
• Rent YoY: ▲ 0.84%
• 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

+188.5% since first listed

7 events — show timeline

• 2026-05-06 Listed $219,000 CRMLS
• 2026-02-17 Listing Removed — CRMLS
• 2025-08-18 Price Changed $219,000 CRMLS
• 2025-06-16 Price Changed $226,000 CRMLS
• 2025-02-27 Listed $235,000 CRMLS
• 2009-09-08 Listing Removed — CRMLS
• 2009-07-02 Listed $75,900 CRMLS

Property tax history

-1.2%/yr

Latest (2025): $713 · +0.7% YoY. Source: county tax records.