12680 4th St #39 · Yucaipa, CA 92399

$115,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 116 Days on market

Built 1972 2,600 sqft lot $103/sqft · at area comps Est $110k · 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 +5.6/15.0
• Schools +3.8/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

In this quiet Senior Community of Hidden Valley Mobile Estates this well maintained spacious mobile home with a great floor plan boasts of 2 bedrooms and 2 baths, perfect for Seniors looking for a peaceful home surrounded by serene mountain views. Beautiful large deck perfect for summer nights. With a spacious living area, you will be ready to host family and friends. The ample kitchen with range, oven, dishwasher and garbage disposal is perfect for those the love to cook. This mobile home has a colorful, seperate laundry. Has full length closets, lots of storage and comes with three spacious outside storage sheds. Brand new furnace and heater installed passed October. Community is proud to insure all homes are maintained clean and the areas around the home site are manicured and presentable. Community is quiet, safe and secure for all residents living in Hidden Valley Mobile Estates.

Key facts

• Large deck
• Ample kitchen
• Full length closets

Tags

• SERENE MOUNTAIN VIEWS
• LARGE DECK
• SPACIOUS LIVING AREA
• AMPLE KITCHEN
• SEPARATE LAUNDRY
• FULL LENGTH CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 2.7% in Yucaipa — 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 66/100 on livability (#334 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+; Watch: schools D, health & safety D, amenities F.
• Yucaipa-Calimesa Joint Unified (suburban): math 32% / reading 55% proficiency, ranked #195 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.3%/yr); 205 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $795 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $29k; list at $115k implies a 297% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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 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?
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: 1.65% ✓
• Cap rate: 13.65%
• Cash-on-cash: 26.29%
• DSCR: 2.17
• GRM: 5.0

CMA / ARV

• ARV (median comp): $110,421
• List price: $115,000
• Delta: 4.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12680 4th St, SPC #29	0.00mi	2/2.0 (-1)	1,110 (-1%)	6mo	$147,000	$132	89
12656 2ND #51	0.60mi	2/2.0 (-1)	1,100 (-2%)	6mo	$125,000	$114	59
12220 5TH ST #163	0.57mi	2/2.0 (-1)	1,110 (-1%)	11mo	$120,000	$108	58
12582 2nd St #35	0.50mi	2/2.0 (-1)	1,152 (+3%)	11mo	$110,000	$95	58
12220 5th St #213	0.58mi	2/2.0 (-1)	1,140 (+2%)	10mo	$110,000	$96	57
12367 4th Street, SPC 41	0.35mi	2/2.0 (-1)	1,200 (+7%)	14mo	$165,000	$138	56
12582 2nd #65	0.50mi	3/1.5	990 (-12%)	1mo	$83,000	$84	54
12582 2nd #47	0.53mi	3/2.0	1,248 (+11%)	5mo	$192,000	$154	52
12220 5th St #193	0.58mi	2/2.0 (-1)	1,248 (+11%)	2mo	$120,000	$96	47
12220 5TH St #178	0.57mi	2/2.0 (-1)	1,200 (+7%)	12mo	$114,900	$96	46
12995 6th St #71	0.57mi	2/2.0 (-1)	960 (-14%)	0mo	$117,000	$122	44
12830 6TH St #67	0.56mi	2/2.0 (-1)	976 (-13%)	9mo	$100,000	$102	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.64×
• Total profit: $20,757
• Equity at exit: $17,147

10-year hold

• IRR: 22.9%
• Equity multiple: 2.69×
• Total profit: $54,536
• Equity at exit: $9,943

Cash invested: $32,200 (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 92399

• Rents YoY: -1.3%
• Active inventory: 205
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,899 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $705

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 58%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12710 3rd St Spc 54 Yucaipa, CA	2.0	1.0	800	$1,595	$1.99	43d	1	0.24mi
12710 3rd St Spc 64 Yucaipa, CA	3.0	2.0	800	$1,795	$2.24	43d	1	0.24mi
12710 3rd St #21 Yucaipa, CA	2.0	2.0	760	$1,650	$2.17	24d	1	0.29mi
12710 3rd St #57 Yucaipa, CA	2.0	1.0	720	$1,495	$2.08	43d	1	0.32mi
12710 3rd St #32 Yucaipa, CA	2.0	1.0	800	$1,650	$2.06	43d	1	0.32mi
12710 3rd St Unit 31 Yucaipa, CA	2.0	1.0	800	$1,650	$2.06	24d	1	0.37mi
12350 5th St Unit 12382 Yucaipa, CA	2.0	1.0	825	$1,850	$2.24	24d	1	0.41mi
34449 Yucaipa Blvd Unit 10 Yucaipa, CA	2.0	1.0	802	$1,595	$1.99	43d	1	0.66mi
34759 Avenue B Ct Unit 3 Yucaipa, CA	2.0	1.0	700	$1,795	$2.56	43d	1	0.68mi
34947 Avenue A Unit A Yucaipa, CA	2.0	1.0	800	$1,900	$2.38	43d	1	0.90mi
11904 4th St Yucaipa, CA	2.0	1.0	1256	$1,995	$1.59	10d	1	0.93mi
34976 Avenue A Unit A Yucaipa, CA	2.0	1.0	755	$1,925	$2.55	3d	1	0.94mi
34976 Avenue A Unit A Yucaipa, CA	2.0	1.0	755	$1,895	$2.51	43d	1	0.94mi
13383 3rd St Unit 3 Yucaipa, CA	2.0	1.0	750	$1,800	$2.40	24d	1	1.00mi
13645 5th St #75 Yucaipa, CA	2.0	2.0	890	$1,700	$1.91	43d	1	1.23mi
35371 Schad Ln Yucaipa, CA	2.0	1.0	1000	$2,200	$2.20	24d	1	1.25mi
12646 10th St Yucaipa, CA	2.0	2.0	1413	$3,900	$2.76	24d	1	1.40mi
35294 Adams Ln Unit C Yucaipa, CA	2.0	1.0	794	$1,795	$2.26	21d	1	1.41mi
213 W County Line Rd #5 Calimesa, CA	2.0	2.0	950	$1,750	$1.84	11d	1	1.48mi

Listing history 24 events

1. 2026-06-18
   days on market $115,000 Active 116 DOM
2. 2026-06-17
   days on market $115,000 Active 115 DOM
3. 2026-06-16
   days on market $115,000 Active 114 DOM
4. 2026-06-15
   days on market $115,000 Active 113 DOM
5. 2026-06-13
   days on market $115,000 Active 111 DOM
6. 2026-06-13
   days on market $115,000 Active 110 DOM
7. 2026-06-09
   days on market $115,000 Active 107 DOM
8. 2026-06-08
   days on market $115,000 Active 106 DOM
9. 2026-06-07
   days on market $115,000 Active 105 DOM
10. 2026-06-04
    days on market $115,000 Active 102 DOM
11. 2026-06-03
    days on market $115,000 Active 101 DOM
12. 2026-06-02
    days on market $115,000 Active 100 DOM
13. 2026-06-01
    days on market $115,000 Active 99 DOM
14. 2026-05-31
    days on market $115,000 Active 98 DOM
15. 2026-04-04
    price $115,000 898-char remark

    Show marketing remark (898 chars)

    In this quiet Senior Community of Hidden Valley Mobile Estates this well maintained spacious mobile home with a great floor plan boasts of 2 bedrooms and 2 baths, perfect for Seniors looking for a peaceful home surrounded by serene mountain views. Beautiful large deck perfect for summer nights. With a spacious living area, you will be ready to host family and friends. The ample kitchen with range, oven, dishwasher and garbage disposal is perfect for those the love to cook. This mobile home has a colorful, seperate laundry. Has full length closets, lots of storage and comes with three spacious outside storage sheds. Brand new furnace and heater installed passed October. Community is proud to insure all homes are maintained clean and the areas around the home site are manicured and presentable. Community is quiet, safe and secure for all residents living in Hidden Valley Mobile Estates.

16. 2026-02-22
    listed $120,000 Active 898-char remark

    Show marketing remark (898 chars)

    In this quiet Senior Community of Hidden Valley Mobile Estates this well maintained spacious mobile home with a great floor plan boasts of 2 bedrooms and 2 baths, perfect for Seniors looking for a peaceful home surrounded by serene mountain views. Beautiful large deck perfect for summer nights. With a spacious living area, you will be ready to host family and friends. The ample kitchen with range, oven, dishwasher and garbage disposal is perfect for those the love to cook. This mobile home has a colorful, seperate laundry. Has full length closets, lots of storage and comes with three spacious outside storage sheds. Brand new furnace and heater installed passed October. Community is proud to insure all homes are maintained clean and the areas around the home site are manicured and presentable. Community is quiet, safe and secure for all residents living in Hidden Valley Mobile Estates.

17. 2014-03-26
    soldstatus $29,000 Closed 542-char remark

    Show marketing remark (542 chars)

    Well maintained 2BD, 2BA with covered patio and carport in quiet senior park. Bright sunny kitchen with range, oven, refrigerator, dishwasher, & garbage disposal. Built-in-buffet, vanity/mirror and cupboards with drawers. Separate laundry. Lots of storage, 3 full length closets, & 3 metal utility sheds approx. 8X5. Master BA has handicap railing and bench. Top of the line high efficiency 'Train' heating system with warranty. Easy to care for landscaping. Surrounding homes are clean and well maintained. Convenient to shopping.

18. 2014-03-06
    status Pending 542-char remark

    Show marketing remark (542 chars)

    Well maintained 2BD, 2BA with covered patio and carport in quiet senior park. Bright sunny kitchen with range, oven, refrigerator, dishwasher, & garbage disposal. Built-in-buffet, vanity/mirror and cupboards with drawers. Separate laundry. Lots of storage, 3 full length closets, & 3 metal utility sheds approx. 8X5. Master BA has handicap railing and bench. Top of the line high efficiency 'Train' heating system with warranty. Easy to care for landscaping. Surrounding homes are clean and well maintained. Convenient to shopping.

19. 2014-01-20
    price $29,900 Active 542-char remark

    Show marketing remark (542 chars)

    Well maintained 2BD, 2BA with covered patio and carport in quiet senior park. Bright sunny kitchen with range, oven, refrigerator, dishwasher, & garbage disposal. Built-in-buffet, vanity/mirror and cupboards with drawers. Separate laundry. Lots of storage, 3 full length closets, & 3 metal utility sheds approx. 8X5. Master BA has handicap railing and bench. Top of the line high efficiency 'Train' heating system with warranty. Easy to care for landscaping. Surrounding homes are clean and well maintained. Convenient to shopping.

20. 2014-01-20
    status Active 542-char remark

    Show marketing remark (542 chars)

    Well maintained 2BD, 2BA with covered patio and carport in quiet senior park. Bright sunny kitchen with range, oven, refrigerator, dishwasher, & garbage disposal. Built-in-buffet, vanity/mirror and cupboards with drawers. Separate laundry. Lots of storage, 3 full length closets, & 3 metal utility sheds approx. 8X5. Master BA has handicap railing and bench. Top of the line high efficiency 'Train' heating system with warranty. Easy to care for landscaping. Surrounding homes are clean and well maintained. Convenient to shopping.

21. 2014-01-17
    historical Hold 542-char remark

    Show marketing remark (542 chars)

    Well maintained 2BD, 2BA with covered patio and carport in quiet senior park. Bright sunny kitchen with range, oven, refrigerator, dishwasher, & garbage disposal. Built-in-buffet, vanity/mirror and cupboards with drawers. Separate laundry. Lots of storage, 3 full length closets, & 3 metal utility sheds approx. 8X5. Master BA has handicap railing and bench. Top of the line high efficiency 'Train' heating system with warranty. Easy to care for landscaping. Surrounding homes are clean and well maintained. Convenient to shopping.

22. 2014-01-17
    listed $30,000 Active 542-char remark

    Show marketing remark (542 chars)

    Well maintained 2BD, 2BA with covered patio and carport in quiet senior park. Bright sunny kitchen with range, oven, refrigerator, dishwasher, & garbage disposal. Built-in-buffet, vanity/mirror and cupboards with drawers. Separate laundry. Lots of storage, 3 full length closets, & 3 metal utility sheds approx. 8X5. Master BA has handicap railing and bench. Top of the line high efficiency 'Train' heating system with warranty. Easy to care for landscaping. Surrounding homes are clean and well maintained. Convenient to shopping.

23. 2006-11-03
    soldstatus $47,000
24. 2006-01-24
    listed $49,000

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,787
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,823
• − Management: −$1,823
• − Depreciation: −$3,345
• Taxable income: $7,054
• Est. tax owed @ 24.0%: −$1,693
• After-tax cash flow: $6,772/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: Yucaipa-Calimesa Joint Unified
• NCES district ID: 0643560
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 55% ▲ 6.00%
• Median HH income: $58,243
• Composite: 38.09/100
• National rank: #4277
• State rank: #195 of 517 in CA

Livability — Yucaipa

• Score: 66/100
• State rank: #334
• US rank: #11542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yucaipa, CA
• County: San Bernardino County · 2,030,291 people
• City population: 55,366
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 55,366
• Household income: $92,440
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1110.0

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 0.57)
• Race & ethnicity: White 55% Hispanic / Latino 36% Two or more races 15% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 77% English-only · Spanish 19% Other Indo-European 1% Other Asian/Pacific 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: ▼ -632.71%
• Current HPI: 353.4762
• Rent YoY: ▼ -1.27%
• 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

+134.7% since first listed

10 events — show timeline

• 2026-04-04 Price Changed $115,000 CRMLS
• 2026-02-22 Listed $120,000 CRMLS
• 2014-03-26 Sold (MLS) $29,000 CRMLS
• 2014-03-06 Pending — CRMLS
• 2014-01-20 Relisted — CRMLS
• 2014-01-20 Price Changed $29,900 CRMLS
• 2014-01-17 Delisted — CRMLS
• 2014-01-17 Listed $30,000 CRMLS
• 2006-11-03 Sold (MLS) $47,000 CRMLS
• 2006-01-24 Listed $49,000 CRMLS