9999 Foothill #61 · Rancho Cucamonga, CA 91730

$185,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 8 Days on market

Built 1971 Est $191k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.8/15.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to The Pines Mobile Home Park in Rancho Cucamonga! This spacious 1,440 sq. ft. double-wide home features 3 bedrooms, 2 bathrooms, and sits on one of the largest lots in the community. Enjoy rare parking for up to 6 vehicles, a low-maintenance backyard with artificial turf, and covered front and rear patios perfect for outdoor living. Inside, you'll find a newly remodeled guest bathroom with a large walk-in shower, central A/C and heating plus additional wall A/C units in every bedroom and the living room for year-round comfort. The kitchen offers upgraded flooring, a large stainless steel sink, and a stainless steel 5-burner stove. Additional features include two storage sheds, a fr

Key facts

• Double-wide home
• Largest lots
• Rare parking

Tags

• DOUBLE-WIDE HOME
• LARGEST LOTS
• RARE PARKING
• LOW-MAINTENANCE BACKYARD
• NEWLY REMODELED GUEST BATHROOM
• LARGE WALK-IN SHOWER

Property features AI

Finance

• Other: Lot described as 0-1 Unit/Acre; Elevation reported in feet; Property latitude 34.104558, longitude -117.587917
• HOA & community: Located in The Pines park; Monthly land lease $1,475 (park)

Exterior

• Parking: Two parking spaces; Two carport spaces
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Mobile home remains on site; Assessor and public records used as data sources
• Construction: Mobile home (24 ft by 63 ft); One story
• Exterior features: Community pool; Sidewalks

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central furnace heating
• Interior features: Entry on the main level; Inside laundry
• Laundry & utility: Laundry located inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Cap rate 15.5% 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; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 44% 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 $52k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $185,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.84% ✓
• Cap rate: 15.48%
• Cash-on-cash: 32.83%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $190,512
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9999 Foothill Blvd #48	0.00mi	3/2.0	1,440 (-5%)	2mo	$185,000	$128	90
9999 Foothill Blvd #111	0.00mi	3/2.0	1,344 (-11%)	1mo	$170,000	$126	81
9999 Foothill Blvd #90	0.00mi	3/2.0	1,456 (-4%)	21mo	$165,000	$113	76
9999 Foothill Blvd #72	0.00mi	2/2.0 (-1)	1,440 (-5%)	20mo	$123,600	$86	70

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: 25.5%
• Equity multiple: 2.02×
• Total profit: $53,068
• Equity at exit: $27,584

10-year hold

• IRR: 31.9%
• Equity multiple: 3.59×
• Total profit: $134,111
• Equity at exit: $15,995

Cash invested: $51,800 (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: 4.5×

Monthly cashflow live

• Estimated rent: $3,412 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$717
• Net cashflow: $1,417

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 53%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9882 Hampshire St Rancho Cucamonga, CA	4.0	2.0	1440	$3,700	$2.57	2d	1	0.10mi
9860 Galena Ct Rancho Cucamonga, CA	3.0	2.5	1288	$3,000	$2.33	24d	1	0.26mi
9882 Arrow Rte Rancho Cucamonga, CA	3.0	2.0	1208	$2,995	$2.48	1d	1	0.36mi
8396 Sunset Trail Pl Unit A Rancho Cucamonga, CA	3.0	2.5	1339	$3,100	$2.32	1d	1	0.45mi
9775 El Paseo Dr Rancho Cucamonga, CA	2.0	2.5	1166	$2,650	$2.27	1d	1	0.45mi
10187 Indian Summer Dr Unit A Rancho Cucamonga, CA	3.0	2.5	1339	$2,850	$2.13	1d	1	0.54mi
8200 Haven Ave Rancho Cucamonga, CA	1.0–3.0	1.0–2.5	1055	$3,139	$2.98	1d	33	0.56mi
8397 Tapia Way Rancho Cucamonga, CA	4.0	3.5	1808	$4,000	$2.21	5d	1	0.66mi
7689 Cornel Ct Rancho Cucamonga, CA	3.0	2.0	1454	$3,600	$2.48	1d	1	0.75mi
10375 Church St Rancho Cucamonga, CA	2.0	2.0	1264	$2,800	$2.22	10d	1	0.76mi
8731 Pine Crest Pl Rancho Cucamonga, CA	2.0	1.5	1179	$2,995	$2.54	2d	1	0.78mi
8739 Pine Crest Pl Rancho Cucamonga, CA	2.0	1.5	1179	$2,700	$2.29	1d	1	0.80mi
8500 Haven Ave Rancho Cucamonga, CA	2.0	1.0–2.0	1057	$5,150	$4.87	1d	41	0.84mi
10554 Cannon Dr Rancho Cucamonga, CA	3.0	2.5	1794	$3,895	$2.17	15d	1	0.96mi
7619 Haven Ave Unit B Rancho Cucamonga, CA	3.0	3.0	1403	$2,700	$1.92	24d	1	1.04mi
10730 Church St Rancho Cucamonga, CA	1.0–3.0	1.0–2.5	893	$3,316	$3.71	1d	8	1.14mi
10855 Church St Rancho Cucamonga, CA	1.0–3.0	1.5–3.5	1306	$3,739	$2.86	1d	6	1.17mi
10850 Church St Rancho Cucamonga, CA	1.0–3.0	1.0–2.0	1091	$3,740	$3.43	1d	9	1.21mi
7325 Layton St Rancho Cucamonga, CA	3.0	2.0	1471	$3,450	$2.35	2d	1	1.22mi
8167 Vineyard Ave #61 Rancho Cucamonga, CA	3.0	2.5	1221	$2,750	$2.25	24d	1	1.30mi
10950 Church St Rancho Cucamonga, CA	2.0–3.0	2.0–2.5	1355	$3,659	$2.70	1d	21	1.38mi
9934 La Vine St Rancho Cucamonga, CA	4.0	3.0	2012	$3,600	$1.79	1d	1	1.40mi
8250 Vineyard Ave Rancho Cucamonga, CA	2.0–3.0	2.0	1059	$3,250	$3.07	1d	14	1.41mi
7296 Parkside Pl Rancho Cucamonga, CA	3.0	2.0	1272	$3,390	$2.67	12d	1	1.45mi

Listing history 7 events

1. 2026-06-18
   days on market $185,000 Active 8 DOM
2. 2026-06-17
   days on market $185,000 Active 7 DOM
3. 2026-06-16
   days on market $185,000 Active 6 DOM
4. 2026-06-15
   days on market $185,000 Active 5 DOM
5. 2026-06-13
   days on market $185,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $185,000 Active 2 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 18 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: $40,945
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$3,276
• − Management: −$3,276
• − Depreciation: −$5,382
• Taxable income: $14,949
• Est. tax owed @ 24.0%: −$3,588
• After-tax cash flow: $13,417/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

1 event — show timeline

• 2026-06-10 Listed $185,000 CRMLS

Property tax history

-3.1%/yr

Latest (2025): $121 · +0.7% YoY. Source: county tax records.