2727 Pacific #95 · San Bernardino, CA 92346

$224,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 4 Days on market

Built 1980 1,800 sqft lot

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Why this score? — see what drove the D 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 +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully upgraded and move-in ready! A rare opportunity in this all age park. This stunning 2-bedroom, 2-bath home offers comfort and style. Pride of ownership is evident in every detail from the beautifully remodeled kitchen and bathrooms to the back yard. This home has been thoughtfully updated with numerous upgrades, creating a bright and inviting space you'll love coming home to. The layout provides plenty of room for everyday living and entertaining with the addition of a modern touch. The list of upgrades is endless! New flooring, drywall, ceiling fans and lighting, new heating and AC and a tankless water heater. All new appliances included! New toilets, cabinets and counter-tops

Key facts

• New toilets
• Remodeled kitchen
• New flooring

Tags

• REMODELED KITCHEN
• NEW FLOORING
• NEW HEATING
• TANKLESS WATER HEATER
• NEW TOILETS
• FULL BATHROOM REMODELS

Property features AI

Finance

• Other: Property is a single unit within a larger community; Parcel number: 1191231386095
• HOA & community: Land lease community (monthly land lease); Land lease amount: $535.88 monthly; 165 units in the community; Urban community features

Exterior

• Parking: Attached carport; Has parking
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected; Sewer connected; Water connected
• Home design: Manufactured house; Attached property with 2+ common walls; Single-story; Has a view; Entry level: 1
• Construction: Drywall walls; Certified 433-A: No
• Exterior features: Front porch; Awning; Vinyl fencing; Porch facing front; In-ground private and community pool access; Close to clubhouse; Garden

Interior

• Kitchen: Remodeled kitchen with granite counters; Gas range; Microwave; Refrigerator; Tankless water heater
• Bedrooms: 2 bedrooms on the main level (including primary bedroom)
• Flooring: Vinyl flooring
• Bathrooms: 2 main level bathrooms (includes full and 3/4); Upgraded bathrooms with quartz counters, remodeled finishes, bathtub and walk-in shower
• Heating & cooling: Heat pump (ductless) heating and cooling
• Interior features: Ceiling fan; Recessed lighting; Granite counters; Double pane windows with blinds and screens; One-level home; entry at front/carport; Turnkey condition
• Laundry & utility: Inside laundry; Washer and dryer included; Washer hookup and gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $224k.

Deal economics

• At list price, monthly cash flow is $46 ($555/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (9.9% below list).
• Recommended offer: $202k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.5% in San Bernardino — 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 59/100 on livability (#661 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, housing A; Watch: employment D, crime F, cost of living F.
• San Bernardino City Unified (urban): math 27% / reading 40% proficiency, ranked #959 of 1,400 in CA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Emmerton Elementary (502 students, 91% FRL); Colonel Joseph C. Rodriguez Prep Academy (739 students, 87% FRL); San Gorgonio High (1,542 students, 88% FRL).
• Market conditions: Rents rising (+2.9%/yr); 152 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 $2k of loan paydown is wiped out by about $7k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,802 (9.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $116,160
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2727 Pacific St #78	0.00mi	3/2.0 (+1)	1,088 (+13%)	4mo	$160,000	$147	70
2692 Highland Ave #90	0.71mi	2/2.0	1,080 (+12%)	1mo	$88,000	$81	45
26297 Baseline St #59	0.50mi	2/2.0	828 (-14%)	12mo	$100,000	$121	44
26250 E 9th St #87	0.67mi	3/1.0 (+1)	1,000 (+4%)	14mo	$111,000	$111	42
26245 E Baseline St #58	0.55mi	2/1.0	820 (-15%)	21mo	$105,000	$128	29

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 · 2.91% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.47×
• Total profit: $-33,506
• Equity at exit: $33,399

10-year hold

• IRR: -6.5%
• Equity multiple: 0.59×
• Total profit: $-26,010
• Equity at exit: $19,367

Cash invested: $62,720 (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 92346

• Rents YoY: 2.9%
• Active inventory: 152
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,018 high
• Mortgage (P&I): −$1,175
• Tax est. 1.5%: −$280 /mo · $3,360/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $46

Break-even live

Break-even rent $1,960

Max offer price $224,000

Occupancy floor 93%

Sensitivity live

Price	-10% $201	-5% $124	+0% $46	+5% $-31	+10% $-109
Rent	-10% $-113	-5% $-33	+0% $46	+5% $126	+10% $206
Rate	-1.0pp $159	-0.5pp $103	base $46	+0.5pp $-12	+1.0pp $-71

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: $56,000
• Closing costs: $6,720
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7221 Olive St Highland, CA	2.0	1.0	866	$2,150	$2.48	45d	1	0.44mi
7410 San Francisco St Highland, CA	2.0	2.0	864	$2,500	$2.89	26d	1	0.50mi
7410 San Francisco St Highland, CA	2.0	2.0	864	$2,400	$2.78	22d	1	0.50mi
26030 E Baseline St San Bernardino, CA	1.0–2.0	1.0	788	$1,700	$2.16	45d	1	0.57mi
6601 Victoria Ave Highland, CA	2.0	2.0	775	$1,677	$2.16	22d	1	0.59mi
6601 Victoria Ave Highland, CA	2.0	2.0	775	$1,677	$2.16	26d	1	0.59mi
6601 Victoria Ave Highland, CA	2.0	2.0	775	$1,827	$2.36	45d	1	0.59mi
26660 9th St Highland, CA	1.0–2.0	1.0–2.0	755	$2,050	$2.72	0d	5	0.70mi
25913 E Baseline St San Bernardino, CA	2.0	1.0	950	$1,675	$1.76	45d	1	0.71mi
25863 Pacific St Unit 18 San Bernardino, CA	1.0	1.0	900	$1,495	$1.66	45d	1	0.71mi
2169 Sunrise Ln E Unit A San Bernardino, CA	3.0	2.0	1000	$2,000	$2.00	26d	1	0.78mi
25795 Walker St San Bernardino, CA	3.0	1.0	878	$2,350	$2.68	14d	1	0.83mi
26026 9th St San Bernardino, CA	2.0	1.0	850	$1,900	$2.24	26d	1	0.85mi
7239 Sterling Ave San Bernardino, CA	2.0	1.0	600	$1,750	$2.92	20d	1	0.91mi
2225 Pumalo St San Bernardino, CA	1.0–2.0	1.0–2.0	750	$2,035	$2.71	45d	1	0.92mi
27205 Main St Highland, CA	1.0	1.0	700	$1,575	$2.25	45d	1	0.97mi
25941 9th St San Bernardino, CA	2.0	1.0	950	$1,700	$1.79	5d	1	0.99mi
3404 20th St #1 Highland, CA	2.0	1.0	780	$2,195	$2.81	5d	1	1.02mi
7767 Colwyn Ave Highland, CA	3.0	1.5	1107	$2,500	$2.26	26d	1	1.02mi
3479 20th St Highland, CA	2.0	1.0	882	$1,995	$2.26	1d	1	1.08mi
3479 20th St Highland, CA	2.0	1.0	882	$1,995	$2.26	45d	1	1.08mi
3511 Rainbow Ln Highland, CA	2.0	1.0	780	$2,050	$2.63	5d	1	1.09mi
6787 Cole Ave Highland, CA	2.0–3.0	2.0	1005	$2,125	$2.11	0d	1	1.09mi
3495 21st St Unit B Highland, CA	2.0	2.0	1000	$2,000	$2.00	45d	1	1.12mi
3532 Rainbow Ln Highland, CA	2.0	1.0	882	$2,100	$2.38	1d	1	1.12mi
7862 Lankershim Ave Highland, CA	2.0	1.0	800	$1,675	$2.09	45d	1	1.13mi
26674 Ward St Highland, CA	1.0	1.0	720	$1,432	$1.99	14d	1	1.17mi
6985 Osbun Rd San Bernardino, CA	3.0	1.0	900	$2,500	$2.78	45d	1	1.17mi
7205 Osbun Rd San Bernardino, CA	3.0	1.0	1100	$2,450	$2.23	6d	1	1.20mi
7205 Osbun Rd San Bernardino, CA	3.0	1.0	1100	$2,450	$2.23	1d	1	1.20mi
1775 E 20th St San Bernardino, CA	1.0	1.0	650	$1,595	$2.45	1d	1	1.33mi

Listing history 3 events

1. 2026-06-21
   days on market $224,000 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $224,000 Active 1 DOM

ⓘ 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 6/10 Major FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,216
• − Mortgage interest: −$12,547
• − Property taxes: −$3,360
• − Insurance: −$1,120
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − Depreciation: −$6,516
• Taxable loss: −$3,202
• Est. tax savings @ 24.0%: +$769
• After-tax cash flow: $1,323/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: San Bernardino City Unified
• NCES district ID: 0634170
• Math proficiency: 27% ▲ 1.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $39,758
• Composite: 30.8/100
• National rank: #11385
• State rank: #959 of 1400 in CA

Livability — San Bernardino

• Score: 59/100
• State rank: #661
• US rank: #20479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Bernardino, CA
• County: San Bernardino County · 2,030,291 people
• City population: 255,614
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 56,179
• Household income: $85,163
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 1816.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 53% White 26% Two or more races 14% Black 8% Asian 8% Native American 1%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Italian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 19% · Canada, Vietnam, South Korea
• Languages at home: 60% English-only · Spanish 32% Vietnamese 2% Tagalog/Filipino 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: ▼ -328.00%
• Current HPI: 367.2829
• Rent YoY: ▲ 2.91%
• 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

• 2026-06-17 Listed $224,000 CRMLS

Property tax history

-7.2%/yr

Latest (2025): $40 · +0.1% YoY. Source: county tax records.