1079 Magnolia Ave W · San Bernardino, CA 92411

$415,000

4 bd · 2.0 ba · 1,548 sqft · SingleFamily public records · 11 Days on market

Built 1924 6,750 sqft lot Est $551k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.5/30.0
• Appreciation +10.0/10.0
• Schools +3.1/10.0
• DSCR +3.0/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Fabulous opportunity! This beautifully updated 3-bedroom, 2-bath home was originally a 4-bedroom and now features an expanded master suite for added comfort. Enjoy the convenience of indoor laundry and a detached two-car garage, with plenty of driveway parking . Located in the heart of San Bernardino, this home offers easy access to the I-15 freeway and Baseline, making commuting a breeze. Nestled in a quiet neighborhood, it's the perfect place for new homeowners to add their personal touch and make it their own. Don't miss out on this inviting home with great potential!

Key facts

• Indoor laundry
• Easy access to i-15
• Quiet neighborhood

Tags

• EXPANDED MASTER SUITE
• INDOOR LAUNDRY
• DETACHED TWO-CAR GARAGE
• DRIVEWAY PARKING
• EASY ACCESS TO I-15
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $-210 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $378k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $326k (21.3% below list).
• Recommended offer: $326k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Roosevelt Elementary (517 students, 91% FRL); Martin Luther King Jr. Middle (635 students, 94% FRL); San Bernardino High (math 44% / reading 95%, grade B+, #112 of 1,170 statewide, top 10%, 1,480 students, 91% FRL).
• Zoned-school proficiency averages 70% at this address vs 34% district-wide (+36 pts) — the actual schools serving this property are materially stronger than the San Bernardino City Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 41 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $3,264/mo this rent would consume 72% of the median local household income ($54k/yr) (locally 956% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $44k of equity ($3k loan paydown + $42k appreciation (10.0% local appreciation)).
• San Bernardino County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$71k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $326,428 (21.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.79% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.17%
• DSCR: 0.90
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $551,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1634 Turrill	0.36mi	3/3.0 (-1)	1,517 (-2%)	3mo	$550,000	$363	68
1391 N Crescent Ave	0.47mi	3/2.0 (-1)	1,537 (-1%)	5mo	$490,000	$319	68
1335 Massachusetts	0.12mi	3/2.0 (-1)	1,346 (-13%)	2mo	$430,000	$319	66
1085 W Evans St	0.12mi	3/2.0 (-1)	1,375 (-11%)	13mo	$490,000	$356	60
1424 N Crescent Ave	0.44mi	3/2.0 (-1)	1,575 (+2%)	14mo	$475,000	$302	59
1963 Turrill Ave	0.57mi	4/2.0	1,402 (-9%)	8mo	$505,000	$360	51
1054 W 10th St	0.52mi	4/2.0	1,712 (+11%)	10mo	$470,000	$275	50
798 W 18th St	0.57mi	3/2.0 (-1)	1,440 (-7%)	9mo	$520,000	$361	49
1330 Acacia Ave	0.71mi	3/1.0 (-1)	1,453 (-6%)	5mo	$325,000	$224	44
1408 W Olive St	0.68mi	4/2.0	1,326 (-14%)	10mo	$490,000	$370	36
1064 N Pico Ave	0.68mi	4/2.0	1,326 (-14%)	16mo	$498,000	$376	32
1536 W Gilbert St	0.72mi	3/1.0 (-1)	1,322 (-15%)	14mo	$425,000	$321	22

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.83×
• Total profit: $212,643
• Equity at exit: $373,865

10-year hold

• IRR: 20.3%
• Equity multiple: 6.48×
• Total profit: $636,720
• Equity at exit: $806,254

Cash invested: $116,200 (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 92411

• Home prices YoY: 3.9%
• Active inventory: 41
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $3,264 high
• Mortgage (P&I): −$2,176
• Tax from tax record: −$440 /mo · $5,275/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$685
• Net cashflow: $-210

Break-even live

Break-even rent $3,530

Max offer price $377,896

Occupancy floor —

Sensitivity live

Price	-10% $25	-5% $-93	+0% $-210	+5% $-328	+10% $-445
Rent	-10% $-468	-5% $-339	+0% $-210	+5% $-81	+10% $48
Rate	-1.0pp $-1	-0.5pp $-104	base $-210	+0.5pp $-318	+1.0pp $-427

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1356 W Trenton St Unit A San Bernardino, CA	3.0	1.0	1300	$2,500	$1.92	20d	1	0.49mi
1432 W 9th St San Bernardino, CA	3.0	1.0	1225	$2,700	$2.20	45d	1	0.85mi
2770 Ladera Rd San Bernardino, CA	3.0	2.0	1457	$3,600	$2.47	7d	1	1.12mi
1855 W 13th St San Bernardino, CA	4.0	2.0	1480	$3,100	$2.09	26d	1	1.16mi
174 Magnolia Ave San Bernardino, CA	3.0	2.0	1300	$2,350	$1.81	14d	1	1.22mi
1775 W Highland Ave San Bernardino, CA	3.0–5.0	2.5–3.0	1836	$3,920	$2.13	0d	7	1.26mi
3007 Serrano Rd San Bernardino, CA	3.0	2.0	1347	$2,595	$1.93	23d	1	1.42mi
1263 Lomita Rd San Bernardino, CA	4.0	2.0	1580	$2,950	$1.87	26d	1	1.50mi
1263 Lomita Rd San Bernardino, CA	4.0	2.0	1580	$2,950	$1.87	45d	1	1.50mi

Listing history 2 events

1. 2026-04-27
   status Pending
2. 2026-04-16
   listed $415,000 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: $5,275 · $440/mo
• Projected year-2 tax: $5,275 · $440/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,171
• − Mortgage interest: −$23,246
• − Property taxes: −$5,275
• − Insurance: −$2,075
• − Repairs & maintenance: −$3,134
• − Management: −$3,134
• − Depreciation: −$12,073
• Taxable loss: −$9,765
• Est. tax savings @ 24.0%: +$2,344
• After-tax cash flow: $-177/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): 27,249
• Household income: $54,324
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 956.0

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: Predominantly Hispanic (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 15% Black 9% White 3% Asian 2%
• Hispanic origin (detail): Mexican 77%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 34% English-only · Spanish 64% Other Asian/Pacific 1% Tagalog/Filipino 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: ▲ 23.96%
• Current HPI: 633.7636
• 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

2 events — show timeline

• 2026-04-27 Pending — GPSMLS
• 2026-04-16 Listed $415,000 GPSMLS

Property tax history

+13.6%/yr

Latest (2025): $5,275 · +467.3% YoY. Source: county tax records.