8651 Foothill Blvd #18 · Rancho Cucamonga, CA 91730

$132,500

2 bd · 2.0 ba · 1,416 sqft · Manufactured · 11 Days on market

Built 1971 Good condition Est $142k · 6% under

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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 +10.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this residence featuring two spacious primary suites, perfect for comfortable living and located in a sought-after 55+ community. Inside, you'll find an updated kitchen, fresh interior paint and newer flooring throughout, creating a clean and inviting atmosphere. Step outside to enjoy the neatly landscaped yard and a serene, peaceful setting. A screened-in patio offers flexible space for storage, hobbies, or a craft room. For added accessibility, this home comes equipped with a wheelchair lift located at the side entrance, conveniently positioned under the covered parking area. Community amenities include a pool, spa, and clubhouse. Closely located is San Antonio Hospital, shoppi

Key facts

• Community amenities
• Spa
• Updated kitchen

Tags

• UPDATED KITCHEN
• NEATLY LANDSCAPED YARD
• SCREENED IN PATIO
• COMMUNITY AMENITIES
• POOL
• SPA

Property features AI

Finance

• Other: Parcel number provided; Elevation measured in feet; Lot characterized as 0-1 unit/acre
• Financial info: Land lease (monthly) — $1,255 (seller provided); Rent includes trash, water and sewer
• HOA & community: Senior community; Park name: Casa Volante; Community features include street lighting; Pets allowed with breed restrictions; Manager approval required

Exterior

• Parking: Covered carport (attached); Concrete driveway; Two parking spaces
• Utilities: District/public water; Sewer paid / connected; Natural gas connected; Electricity connected; Cable available; Telephone in street
• Home design: Single-story; Entry at side; Entry level 1; Turnkey condition; Mobile home (Royal Chateau model, 24' x 59'); Mobile home remains
• Construction: Raised foundation
• Exterior features: Enclosed patio; Patio; Community pool; Shed; Wheelchair access; East-facing; Has a view

Interior

• Kitchen: Gas cooktop; Gas oven; Built-in range; Range/stove hood; Microwave; Refrigerator; Garbage disposal; Gas water heater
• Bedrooms: All bedrooms on main floor; Two primary bedrooms; Main floor primary suite
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Walk-in shower
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Ceiling fan; Laminate counters; Window screens; Community spa
• Laundry & utility: Laundry room inside; Gas dryer hookup; Individual laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $132k. Condition is rated good.

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 $132k).
• Cap rate 19.1% 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; 26 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 38% 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 $916 of loan paydown is wiped out by about $4k 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 $37k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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 $95k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,500

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: 2.22% ✓
• Cap rate: 19.06%
• Cash-on-cash: 45.58%
• DSCR: 3.03
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $141,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8651 Foothill Blvd #92	0.06mi	2/2.0	1,440 (+2%)	0mo	$156,000	$108	94
8651 Foothill Blvd #99	0.06mi	2/2.0	1,440 (+2%)	2mo	$140,000	$97	93
8651 Foothill Blvd #157	0.06mi	2/2.0	1,440 (+2%)	3mo	$142,000	$99	92
8651 Foothill Blvd #159	0.06mi	2/2.0	1,488 (+5%)	5mo	$145,000	$97	85
8651 Foothill Blvd #190	0.06mi	2/2.0	1,440 (+2%)	14mo	$145,000	$101	83
8651 Foothill Blvd #82	0.06mi	2/2.0	1,554 (+10%)	1mo	$280,000	$180	80
8389 Baker Ave #61	0.13mi	3/2.0 (+1)	1,425 (+1%)	9mo	$175,000	$123	80
8651 Foothill Blvd #187	0.06mi	2/2.0	1,464 (+3%)	14mo	$100,000	$68	80
8651 Foothill Blvd #8	0.06mi	2/2.0	1,562 (+10%)	14mo	$175,000	$112	68
1350 San Bernardino #86	0.74mi	3/2.0 (+1)	1,440 (+2%)	7mo	$140,000	$97	52
1350 San Bernardino Rd #187	0.74mi	3/2.0 (+1)	1,344 (-5%)	1mo	$135,000	$100	51
1350 San Bernardino Rd #132	0.74mi	3/2.0 (+1)	1,224 (-14%)	3mo	$120,000	$98	36

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: 40.3%
• Equity multiple: 2.67×
• Total profit: $62,071
• Equity at exit: $19,756

10-year hold

• IRR: 45.5%
• Equity multiple: 4.91×
• Total profit: $145,207
• Equity at exit: $11,456

Cash invested: $37,100 (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: 3.8×

Monthly cashflow live

• Estimated rent: $2,943 high
• Mortgage (P&I): −$695
• Tax est. 1.5%: −$166 /mo · $1,988/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$618
• Net cashflow: $1,409

Break-even live

Break-even rent $1,159

Max offer price $132,500

Occupancy floor 47%

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8248 Inglenook Pl Rancho Cucamonga, CA	2.0	2.5	984	$2,400	$2.44	1d	1	0.04mi
8491 Gabrielino Ct Unit 69 Rancho Cucamonga, CA	3.0	2.5	1417	$3,850	$2.72	1d	1	0.19mi
8650 Cava Dr Rancho Cucamonga, CA	3.0	2.5	1763	$3,200	$1.82	15d	1	0.24mi
8567 Cava Dr Rancho Cucamonga, CA	3.0	2.5	1763	$3,600	$2.04	1d	1	0.24mi
8300 Gabriel Dr Unit B Rancho Cucamonga, CA	3.0	2.0	1140	$3,450	$3.03	1d	1	0.26mi
8250 Vineyard Ave Rancho Cucamonga, CA	2.0–3.0	2.0	1059	$2,599	$2.45	1d	14	0.32mi
8231 Tapia Via Dr Rancho Cucamonga, CA	2.0	1.0	918	$2,075	$2.26	10d	1	0.41mi
8167 Vineyard Ave #61 Rancho Cucamonga, CA	3.0	2.5	1221	$2,750	$2.25	24d	1	0.42mi
8167 Vineyard Ave #2 Rancho Cucamonga, CA	2.0	1.5	932	$2,200	$2.36	1d	1	0.43mi
8210 Rancheria Dr Unit 8 Rancho Cucamonga, CA	3.0	2.0	1200	$2,895	$2.41	1d	1	0.46mi
8325 Vineyard Ave Unit 5 Rancho Cucamonga, CA	2.0	2.0	882	$2,400	$2.72	1d	1	0.47mi
8255 Vineyard Ave Rancho Cucamonga, CA	1.0–2.0	1.0–2.0	847	$2,966	$3.50	1d	7	0.47mi
8555 Sandalwood Ct Rancho Cucamonga, CA	3.0	2.0	1400	$3,375	$2.41	1d	1	0.53mi
1413 San Bernardino Rd Upland, CA	2.0	1.0–2.0	751	$2,645	$3.52	1d	12	0.75mi
8760 Church St Rancho Cucamonga, CA	3.0	1.5	1151	$3,395	$2.95	10d	1	0.75mi
7522 Alta Cuesta Dr Rancho Cucamonga, CA	2.0	2.0	1055	$3,495	$3.31	1d	1	0.93mi
1420 Felicita Ct Upland, CA	3.0	2.0	1339	$3,095	$2.31	5d	1	0.99mi
8645 Calle Del Prado Rancho Cucamonga, CA	2.0	2.0	875	$2,000	$2.29	10d	1	1.00mi
863 N 9th Ave Upland, CA	3.0	2.0	1507	$3,600	$2.39	1d	1	1.20mi
306 N 10th Ave Apt -3 Upland, CA	3.0	2.0	1450	$3,000	$2.07	43d	1	1.22mi
1548 N Lassen Ave Ontario, CA	2.0	2.0	900	$2,500	$2.78	1d	1	1.23mi
380 N 9th Ave Upland, CA	1.0	1.0	900	$1,895	$2.11	5d	1	1.26mi
890 N Campus Ave Apt B Upland, CA	3.0	1.5	1380	$2,900	$2.10	20d	1	1.33mi
7374 Lariat Pl Rancho Cucamonga, CA	2.0	2.0	1000	$2,300	$2.30	1d	1	1.38mi
7360 Lariat Pl Rancho Cucamonga, CA	2.0	2.0	1000	$2,350	$2.35	1d	1	1.39mi
9247 Spur Dr Rancho Cucamonga, CA	2.0	2.0	1000	$2,350	$2.35	15d	1	1.40mi

Listing history 9 events

1. 2026-06-18
   days on market $132,500 Active 11 DOM
2. 2026-06-17
   days on market $132,500 Active 10 DOM
3. 2026-06-16
   days on market $132,500 Active 9 DOM
4. 2026-06-15
   days on market $132,500 Active 8 DOM
5. 2026-06-13
   days on market $132,500 Active 6 DOM
6. 2026-06-13
   days on market $132,500 Active 5 DOM
7. 2026-06-09
   days on market $132,500 Active 2 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $132,500 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥100°F today · 17 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: $35,316
• − Mortgage interest: −$7,422
• − Property taxes: −$1,988
• − Insurance: −$662
• − Repairs & maintenance: −$2,825
• − Management: −$2,825
• − Depreciation: −$3,855
• Taxable income: $15,739
• Est. tax owed @ 24.0%: −$3,777
• After-tax cash flow: $13,134/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

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minor maintenance and repairs. The home has a good resale and rental value with high-ROI updates such as painting the exterior siding and installing smart home features.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value
• Rental Replace outdoor lighting — Upgrading lighting can make the home more attractive to potential tenants
• Both Install smart home features — Smart home features can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value ↑
• Rental Replace outdoor lighting — Upgrading lighting can make the home more attractive to potential tenants ↑
• Both Install smart home features — Smart home features can increase both resale and rental 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: 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

+27.4% since first listed

15 events — show timeline

• 2026-06-07 Listed $132,500 CRMLS
• 2026-05-18 Listing Removed — CRMLS
• 2026-05-11 Price Changed $129,000 CRMLS
• 2026-04-19 Price Changed $124,500 CRMLS
• 2026-04-01 Relisted — CRMLS
• 2026-04-01 Price Changed $134,500 CRMLS
• 2026-03-20 Pending — CRMLS
• 2026-03-13 Price Changed $132,500 CRMLS
• 2026-02-12 Price Changed $135,500 CRMLS
• 2025-10-22 Price Changed $139,500 CRMLS
• 2025-10-01 Price Changed $142,500 CRMLS
• 2025-09-14 Listed $149,900 CRMLS
• 2023-05-26 Sold (MLS) $95,000 CRMLS
• 2023-05-19 Pending — CRMLS
• 2023-05-05 Listed $104,000 CRMLS