17333 Valley Unit 15E · Fontana, CA 92335

$70,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 72 Days on market

Built 1973 Average condition $97/sqft · 11% below area Est $79k · 11% under ↓ 23% 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 +12.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.8/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 2-bedroom, 1-bath manufactured home located in a welcoming community in Fontana. Inside, you’ll find a comfortable layout featuring a spacious living area and generously sized bedrooms that provide a relaxing space for everyday living. The home also offers covered parking for two vehicles, adding both convenience and protection. Residents enjoy access to community amenities including a refreshing swimming pool and clubhouse, perfect for gathering with neighbors or unwinding after a long day. Ideally situated just minutes from shopping and dining, including Target, making daily errands quick and easy. With close proximity to the Interstate 10, commuting and weekend travel are simple and convenient. With affordable monthly living and a peaceful neighborhood setting, this home offers a wonderful opportunity for comfortable living.

Key facts

• 3 parking spots
• Community pool
• Built 1973

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 24.2% vs local median 3.2% in Fontana — 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 64/100 on livability (#415 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A-, employment A-; Watch: schools F, amenities F, cost of living F.
• Colton Joint Unified (suburban): math 16% / reading 38% proficiency, ranked #373 of 517 in CA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.3%/yr); 115 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $484 of loan paydown is wiped out by about $2k 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 + 2.3% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 2y ago; this cycle's ask has dropped $780k (92%) 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 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,800 (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 1973 — 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 F-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: 2.76% ✓
• Cap rate: 24.20%
• Cash-on-cash: 63.95%
• DSCR: 3.85
• GRM: 3.0

CMA / ARV

• ARV (median comp): $78,506
• List price: $70,000
• Delta: -10.84%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17333 Valley Blvd Unit 140E	0.03mi	2/1.0	720 (0%)	8mo	$58,000	$81	92
17225 Valley Blvd Unit 17F	0.12mi	2/1.0	720 (0%)	17mo	$120,000	$167	80
17333 Valley Blvd #103	0.00mi	2/1.0	800 (+11%)	4mo	$99,900	$125	78
17225 Valley Blvd Unit 58W	0.16mi	2/1.0	660 (-8%)	18mo	$103,000	$156	63
17455 Marygold Ave Unit 49A	0.26mi	2/1.0	795 (+10%)	21mo	$125,000	$157	53

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 · 2.34% rent growth · sell at horizon

5-year hold

• IRR: 62.3%
• Equity multiple: 3.75×
• Total profit: $53,940
• Equity at exit: $10,437

10-year hold

• IRR: 66.6%
• Equity multiple: 7.51×
• Total profit: $127,589
• Equity at exit: $6,052

Cash invested: $19,600 (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 92335

• Rents YoY: 2.3%
• Active inventory: 115
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,935 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $1,045

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,093	-5% $1,069	+0% $1,045	+5% $1,020	+10% $996
Rent	-10% $892	-5% $968	+0% $1,045	+5% $1,121	+10% $1,197
Rate	-1.0pp $1,080	-0.5pp $1,062	base $1,045	+0.5pp $1,026	+1.0pp $1,008

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17237 Deodar Ave Unit Adu Fontana, CA	1.0	1.0	450	$1,800	$4.00	45d	1	0.59mi
16982 San Bernardino Ave Fontana, CA	1.0	1.0	586	$1,700	$2.90	45d	1	0.73mi
8998 Mango Ave Unit I Fontana, CA	1.0	1.0	692	$1,650	$2.38	23d	1	1.46mi

Listing history 33 events

1. 2026-06-21
   days on market $70,000 Active 72 DOM
2. 2026-06-18
   days on market $70,000 Active 69 DOM
3. 2026-06-17
   days on market $70,000 Active 68 DOM
4. 2026-06-16
   days on market $70,000 Active 67 DOM
5. 2026-06-15
   pricedays on market $70,000 Active 66 DOM
6. 2026-06-13
   days on market $85,000 Active 64 DOM
7. 2026-06-13
   days on market $85,000 Active 63 DOM
8. 2026-06-09
   days on market $85,000 Active 60 DOM
9. 2026-06-08
   days on market $85,000 Active 59 DOM
10. 2026-06-07
    days on market $85,000 Active 58 DOM
11. 2026-06-04
    days on market $85,000 Active 55 DOM
12. 2026-06-03
    days on market $85,000 Active 54 DOM
13. 2026-06-02
    days on market $85,000 Active 53 DOM
14. 2026-06-01
    days on market $85,000 Active 52 DOM
15. 2026-05-31
    days on market $85,000 Active 51 DOM
16. 2026-04-10
    price $85,000 870-char remark

    Show marketing remark (870 chars)

    Welcome to this charming 2-bedroom, 1-bath manufactured home located in a welcoming community in Fontana. Inside, you’ll find a comfortable layout featuring a spacious living area and generously sized bedrooms that provide a relaxing space for everyday living. The home also offers covered parking for two vehicles, adding both convenience and protection. Residents enjoy access to community amenities including a refreshing swimming pool and clubhouse, perfect for gathering with neighbors or unwinding after a long day. Ideally situated just minutes from shopping and dining, including Target, making daily errands quick and easy. With close proximity to the Interstate 10, commuting and weekend travel are simple and convenient. With affordable monthly living and a peaceful neighborhood setting, this home offers a wonderful opportunity for comfortable living.

17. 2026-04-10
    listed $850,000 Active 870-char remark

    Show marketing remark (870 chars)

    Welcome to this charming 2-bedroom, 1-bath manufactured home located in a welcoming community in Fontana. Inside, you’ll find a comfortable layout featuring a spacious living area and generously sized bedrooms that provide a relaxing space for everyday living. The home also offers covered parking for two vehicles, adding both convenience and protection. Residents enjoy access to community amenities including a refreshing swimming pool and clubhouse, perfect for gathering with neighbors or unwinding after a long day. Ideally situated just minutes from shopping and dining, including Target, making daily errands quick and easy. With close proximity to the Interstate 10, commuting and weekend travel are simple and convenient. With affordable monthly living and a peaceful neighborhood setting, this home offers a wonderful opportunity for comfortable living.

18. 2026-03-31
    historical
19. 2026-01-07
    price $95,000
20. 2026-01-04
    listed $105,000 Active
21. 2025-12-29
    historical
22. 2025-11-05
    listed $105,000 Active
23. 2025-11-02
    historical
24. 2025-10-27
    historical
25. 2025-09-26
    price $124,900
26. 2025-08-02
    listed $129,900 Active
27. 2025-04-04
    status Active
28. 2025-02-22
    status Active
29. 2025-01-18
    status Active
30. 2024-12-25
    status Active
31. 2024-12-11
    status Active
32. 2024-12-10
    listed $110,000 Active
33. 2024-12-10
    listed $110,000 Active

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,215
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − Depreciation: −$2,036
• Taxable income: $12,143
• Est. tax owed @ 24.0%: −$2,914
• After-tax cash flow: $9,621/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

Average 55/100 Moderate rehab

This manufactured home requires moderate repairs and updates to its kitchen, bathroom, and interior walls. With some updates, it can become a more attractive and valuable property.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Moderate flooring — dated and in need of replacement
• Moderate interior walls/paint — moderate wear and in need of fresh paint

Value-add opportunities

• Resale update kitchen cabinets and appliances — modernizing the kitchen will attract more buyers
• Resale update bathroom fixtures and flooring — modernizing the bathroom will attract more buyers
• Resale paint interior walls and ceiling — fresh paint will make the home more appealing
• Resale replace flooring in living areas — new flooring will make the home more appealing
• Both landscape and improve curb appeal — improved landscaping will make the home more attractive and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
flooring · dated and in need of replacement	Moderate	$3,000–15,000
interior walls/paint · moderate wear and in need of fresh paint	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Resale update kitchen cabinets and appliances — modernizing the kitchen will attract more buyers ↑
• Resale update bathroom fixtures and flooring — modernizing the bathroom will attract more buyers ↑
• Resale paint interior walls and ceiling — fresh paint will make the home more appealing ↑
• Resale replace flooring in living areas — new flooring will make the home more appealing ↑
• Both landscape and improve curb appeal — improved landscaping will make the home more attractive and increase its 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: Colton Joint Unified
• NCES district ID: 0609390
• Math proficiency: 16% ▼ -9.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $51,178
• Composite: 23.74/100
• National rank: #7820
• State rank: #373 of 517 in CA

Livability — Fontana

• Score: 64/100
• State rank: #415
• US rank: #14177

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fontana, CA
• County: San Bernardino County · 2,030,291 people
• City population: 203,028
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 97,511
• Household income: $77,949
• Rent vs Own: 51.8% rent · 48.2% own
• Severe rent burden: 3437.0

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 (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 13% White 8% Black 4% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Italian 1%
• Foreign-born: 34% · Canada, Vietnam
• Languages at home: 27% English-only · Spanish 69% Arabic 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: ▼ -804.67%
• Current HPI: 507.5862
• Rent YoY: ▲ 2.34%
• 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

-22.7% since first listed

18 events — show timeline

• 2026-04-10 Price Changed $85,000 CRMLS
• 2026-04-10 Listed $850,000 CRMLS
• 2026-03-31 Listing Removed — CRMLS
• 2026-01-07 Price Changed $95,000 CRMLS
• 2026-01-04 Listed $105,000 CRMLS
• 2025-12-29 Listing Removed — CRMLS
• 2025-11-05 Listed $105,000 CRMLS
• 2025-11-02 Coming Soon — CRMLS
• 2025-10-27 Listing Removed — CRMLS
• 2025-09-26 Price Changed $124,900 CRMLS
• 2025-08-02 Listed $129,900 CRMLS
• 2025-04-04 Relisted — CRMLS
• 2025-02-22 Relisted — CRMLS
• 2025-01-18 Relisted — CRMLS
• 2024-12-25 Relisted — CRMLS
• 2024-12-11 Relisted — CRMLS
• 2024-12-10 Listed $110,000 CRMLS
• 2024-12-10 Listed $110,000 CRMLS