2686 W Mill #59 · San Bernardino, CA 92410

$160,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 23 Days on market

Built 1984 $139/sqft · at area comps Est $153k · 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 +5.4/15.0
• Rent growth +3.9/5.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Rancho Meridian Mobile Estates, a wonderful family park, The Beautiful Mobile home features 2 Bedrooms and 2 full bathrooms, laundry area inside, breakfast nook and dining room area, Mobile home features covered Carport that fits 3 cars, Mobile home features a nice backyard to entertain guest and family, you cant pass this opportunity up. The gorgeous family park features private park for residence to enjoy. The beautiful remodeled club house is available for residence to entertain guests and enjoy private parties, a private pool and hot tub area to enjoy all year long. An area for RV parking for residence that comes with an RV and security is also a wonderful feature to this amazing park. located to the 10 and 210 fwy Minutes walking distance Rialto and Colton High School.

Key facts

• 2 garage spots
• Community pool
• Built 1984

Property features AI

Finance

• Other: Living area source: Public records
• Financial info: Land lease of $770
• HOA & community: Located in Rancho Medridian Mobile Estates; Community features: Urban, Park; Manager approval required

Exterior

• Parking: Attached garage; Carport attached; 2 parking spaces
• Utilities: Public sewer; District/Public water
• Home design: Single-story property; Mobile home dimensions: 12' by 48'; Year built reported by seller
• Construction: Mobile construction
• Exterior features: Brick patio/porch; Yard; Association pool

Interior

• Bedrooms: All bedrooms located on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (central furnace); Central cooling
• Interior features: One-level home; All bedrooms on the main level; Entry from Mill Street
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $800 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: schools D, employment D, crime F.
• Rialto Unified (suburban): math 25% / reading 46% proficiency, ranked #268 of 517 in CA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.5%/yr); 90 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $2,413/mo this rent would consume 53% of the median local household income ($54k/yr) (locally 2569% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 5.5% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 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 $130k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,600 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.51% ✓
• Cap rate: 12.30%
• Cash-on-cash: 21.44%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (median comp): $152,707
• List price: $160,000
• Delta: 4.78%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2686 W Mill St #60	0.00mi	3/2.0 (+1)	1,152 (0%)	16mo	$190,000	$165	82
2686 W Mill St #88	0.00mi	2/2.0	1,040 (-10%)	12mo	$159,000	$153	74
135 N Pepper Ave #9	0.61mi	3/2.0 (+1)	1,232 (+7%)	4mo	$170,000	$138	52
135 N Pepper Ave #42	0.61mi	2/2.0	1,248 (+8%)	8mo	$126,703	$102	51
2160 W Rialto Ave #122	0.65mi	3/2.0 (+1)	1,100 (-4%)	8mo	$119,000	$108	50
2930 W W Rialto #38	0.68mi	2/2.0	1,200 (+4%)	15mo	$140,000	$117	49
2744 W Rialto Ave #33	0.53mi	3/2.0 (+1)	1,260 (+9%)	9mo	$195,000	$155	47
2280 W Rialto Ave #22	0.60mi	2/2.0	1,040 (-10%)	11mo	$142,000	$137	47
243 N Meridian Ave #3	0.69mi	3/2.0 (+1)	1,248 (+8%)	4mo	$193,000	$155	46
2744 W Rialto Ave #42	0.50mi	2/2.0	1,300 (+13%)	12mo	$98,000	$75	46
243 N Meridian Ave #227	0.73mi	3/2.0 (+1)	1,248 (+8%)	3mo	$190,000	$152	45
243 N Meridian Ave #85	0.69mi	3/3.0 (+1)	1,248 (+8%)	10mo	$180,000	$144	37

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 · 5.5% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 1.70×
• Total profit: $31,312
• Equity at exit: $23,857

10-year hold

• IRR: 27.1%
• Equity multiple: 3.68×
• Total profit: $119,930
• Equity at exit: $13,834

Cash invested: $44,800 (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 92410

• Home prices YoY: -9.7%
• Rents YoY: 5.5%
• Active inventory: 90
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,413 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $800

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 62%

Sensitivity live

Price	-10% $911	-5% $856	+0% $800	+5% $745	+10% $690
Rent	-10% $610	-5% $705	+0% $800	+5% $896	+10% $991
Rate	-1.0pp $881	-0.5pp $841	base $800	+0.5pp $759	+1.0pp $717

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1163 Bent Rail Cir Colton, CA	3.0	2.0	1248	$2,795	$2.24	44d	1	1.03mi
2047 Greenbriar St Colton, CA	2.0	2.0	1032	$2,595	$2.51	44d	1	1.23mi
550 E Foothill Blvd Rialto, CA	1.0–3.0	1.0–2.0	874	$2,808	$3.21	5d	8	1.25mi
1084 Jacaranda Rd Colton, CA	2.0	2.0	1032	$2,400	$2.33	44d	1	1.26mi
1417 Pennsylvania Ave Colton, CA	3.0	2.0	1300	$2,395	$1.84	44d	1	1.27mi
1331 N Pennsylvania Ave Unit 1331 Colton, CA	1.0	1.0	750	$1,600	$2.13	3d	1	1.31mi
1327 N Pennsylvania Ave Unit 1327 Colton, CA	3.0	2.0	1200	$2,640	$2.20	25d	1	1.31mi
142 E Merrill Ave Rialto, CA	3.0	1.5	1120	$2,495	$2.23	44d	1	1.32mi
943 W C St Colton, CA	3.0	2.0	1150	$3,300	$2.87	19d	1	1.35mi
606 S Riverside Ave Rialto, CA	2.0–3.0	1.0–2.0	1034	$2,695	$2.61	0d	3	1.44mi
870 E Morgan St Unit A Rialto, CA	1.0	1.0	750	$1,690	$2.25	44d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $160,000 Active 23 DOM
2. 2026-06-17
   days on market $160,000 Active 22 DOM
3. 2026-06-16
   days on market $160,000 Active 21 DOM
4. 2026-06-15
   remarks 464-char remark
5. 2026-06-15
   days on market $160,000 Active 20 DOM
6. 2026-06-13
   days on market $160,000 Active 18 DOM
7. 2026-06-13
   days on market $160,000 Active 17 DOM
8. 2026-06-09
   days on market $160,000 Active 14 DOM
9. 2026-06-08
   days on market $160,000 Active 13 DOM
10. 2026-06-07
    days on market $160,000 Active 12 DOM
11. 2026-06-04
    days on market $160,000 Active 9 DOM
12. 2026-06-03
    days on market $160,000 Active 8 DOM
13. 2026-06-02
    days on market $160,000 Active 7 DOM
14. 2026-06-01
    days on market $160,000 Active 6 DOM
15. 2026-05-31
    days on market $160,000 Active 5 DOM
16. 2026-05-10
    historical $160,000 176-char remark
17. 2023-12-28
    soldstatus $130,000 Closed Sale 796-char remark

    Show marketing remark (796 chars)

    Welcome to Rancho Meridian Mobile Estates, a wonderful family park, The Beautiful Mobile home features 2 Bedrooms and 2 full bathrooms, laundry area inside, breakfast nook and dining room area, Mobile home features covered Carport that fits 3 cars, Mobile home features a nice backyard to entertain guest and family, you cant pass this opportunity up. The gorgeous family park features private park for residence to enjoy. The beautiful remodeled club house is available for residence to entertain guests and enjoy private parties, a private pool and hot tub area to enjoy all year long. An area for RV parking for residence that comes with an RV and security is also a wonderful feature to this amazing park. located to the 10 and 210 fwy Minutes walking distance Rialto and Colton High School.

18. 2023-12-13
    status Pending Sale 796-char remark

    Show marketing remark (796 chars)

    Welcome to Rancho Meridian Mobile Estates, a wonderful family park, The Beautiful Mobile home features 2 Bedrooms and 2 full bathrooms, laundry area inside, breakfast nook and dining room area, Mobile home features covered Carport that fits 3 cars, Mobile home features a nice backyard to entertain guest and family, you cant pass this opportunity up. The gorgeous family park features private park for residence to enjoy. The beautiful remodeled club house is available for residence to entertain guests and enjoy private parties, a private pool and hot tub area to enjoy all year long. An area for RV parking for residence that comes with an RV and security is also a wonderful feature to this amazing park. located to the 10 and 210 fwy Minutes walking distance Rialto and Colton High School.

19. 2023-11-13
    historical Active Under Contract 796-char remark

    Show marketing remark (796 chars)

    Welcome to Rancho Meridian Mobile Estates, a wonderful family park, The Beautiful Mobile home features 2 Bedrooms and 2 full bathrooms, laundry area inside, breakfast nook and dining room area, Mobile home features covered Carport that fits 3 cars, Mobile home features a nice backyard to entertain guest and family, you cant pass this opportunity up. The gorgeous family park features private park for residence to enjoy. The beautiful remodeled club house is available for residence to entertain guests and enjoy private parties, a private pool and hot tub area to enjoy all year long. An area for RV parking for residence that comes with an RV and security is also a wonderful feature to this amazing park. located to the 10 and 210 fwy Minutes walking distance Rialto and Colton High School.

20. 2023-10-21
    listed $140,000 Active 796-char remark

    Show marketing remark (796 chars)

    Welcome to Rancho Meridian Mobile Estates, a wonderful family park, The Beautiful Mobile home features 2 Bedrooms and 2 full bathrooms, laundry area inside, breakfast nook and dining room area, Mobile home features covered Carport that fits 3 cars, Mobile home features a nice backyard to entertain guest and family, you cant pass this opportunity up. The gorgeous family park features private park for residence to enjoy. The beautiful remodeled club house is available for residence to entertain guests and enjoy private parties, a private pool and hot tub area to enjoy all year long. An area for RV parking for residence that comes with an RV and security is also a wonderful feature to this amazing park. located to the 10 and 210 fwy Minutes walking distance Rialto and Colton High School.

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥102°F today · 19 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: $28,955
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,316
• − Management: −$2,316
• − Depreciation: −$4,655
• Taxable income: $7,505
• Est. tax owed @ 24.0%: −$1,801
• After-tax cash flow: $7,804/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: Rialto Unified
• NCES district ID: 0632370
• Math proficiency: 25% ▲ 3.00%
• Reading proficiency: 46% ▲ 10.00%
• Median HH income: $50,916
• Composite: 30.77/100
• National rank: #6154
• State rank: #268 of 517 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): 47,869
• Household income: $54,181
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 2569.0

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 (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 12% Black 8% White 7% Asian 3%
• Hispanic origin (detail): Mexican 70%
• Common ancestry: Romanian 0%
• Foreign-born: 29% · Canada, Vietnam, Jamaica
• Languages at home: 32% English-only · Spanish 65% Vietnamese 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: ▼ -54.39%
• Current HPI: 504.0299
• Rent YoY: ▲ 5.50%
• 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

+14.3% since first listed

6 events — show timeline

• 2026-05-27 Listed $160,000 CRMLS
• 2026-05-10 Coming Soon $160,000 CRMLS
• 2023-12-28 Sold (MLS) $130,000 CRMLS
• 2023-12-13 Pending — CRMLS
• 2023-11-13 Contingent — CRMLS
• 2023-10-21 Listed $140,000 CRMLS

Property tax history

-1.3%/yr

Latest (2025): $247 · +1.8% YoY. Source: county tax records.