1456 Philadelphia #182 · Ontario, CA 91761

$79,900

2 bd · 2.0 ba · 1,176 sqft · Manufactured public records · 248 Days on market

Built 1998 Est $118k · 32% under ↓ 19% since listing

---

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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautiful, recently upgraded, 55+ senior mobile home. All the amenities of resort lifestyle living! Upgrades include "easy breezy" vinyl plank floors, freshly painted, easy accessible ramp to lead you to the front door, kitchen with backsplash, a bonus room that easily could be a 3rd bedroom, guest room, hobby room, family room, or TV room. Spacious shed for storage convenience. Major remodeling projects are being made. Park amenities: clubhouse (free wi-fi & cable tv), gym, billiards room, ping pong, 2 jacuzzies, pool, dog run, pickle & bocce ball courts, RV parking storage, and lots of social cubs. Minutes away from Kaiser Permanente, markets, shopping centers, post office, and Ontario Mills. Senior transportation and recreational shuttle.

Key facts

• Gated community
• Bbq area
• Dog park area

Tags

• REMODELED HALL SHOWER
• KITCHEN CABINET SPACE
• GATED COMMUNITY
• BBQ AREA
• DOG PARK AREA
• POOL

Property features AI

Finance

• Other: Lot characterized as 0-1 unit/acre; Directions: north of the 60 Freeway, east of Grove
• Financial info: Land lease applies
• HOA & community: Senior community; Community amenities include pickleball, dog park, barbecue area, clubhouse and billiard room; Located in Rancho Ontario mobile home park

Exterior

• Parking: Attached carport with 2 spaces
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Mobile home remains on site; 24 x 50 mobile dimensions
• Construction: Year built per public records
• Exterior features: Association pool

Interior

• Kitchen: Refrigerator; Gas range; Formica counters
• Bedrooms: All bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling
• Interior features: Storage space; Formica counters; One-level living; Ground-level entry
• Laundry & utility: Separate laundry room (individual room)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.1% vs local median 2.7% in Ontario — 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 63/100 on livability (#435 in CA) — a middle-class / working-renter tenant base. Strengths: commute A-, housing B+; Watch: schools F, cost of living F, health & safety F.
• Ontario-Montclair (urban): math 35% / reading 44% proficiency, ranked #731 of 1,400 in CA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.4%/yr); 320 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 33% of the median local income ($101k/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 $552 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 + 2.4% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $30k (27%) 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.51% ✓
• Cap rate: 32.14%
• Cash-on-cash: 92.32%
• DSCR: 5.11
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $117,600
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1456 E Philadelphia St Spc 412	0.12mi	2/2.0	1,152 (-2%)	0mo	$95,000	$82	91
1456 E Philadelphia St Spc 41	0.00mi	2/2.0	1,248 (+6%)	1mo	$161,000	$129	89
1456 E Philadelphia St #108	0.00mi	2/2.0	1,248 (+6%)	10mo	$125,000	$100	82
1456 Philadelphia #398	0.06mi	2/2.0	1,200 (+2%)	23mo	$95,000	$79	74
1456 E Philadelphia Street Spc 116	0.00mi	2/2.0	1,248 (+6%)	19mo	$102,750	$82	74
1456 E Philadelphia St #315	0.00mi	3/2.0 (+1)	1,248 (+6%)	18mo	$170,000	$136	70
1456 E Philadelphia St Spc 434	0.00mi	2/2.0	1,056 (-10%)	24mo	$130,000	$123	63
1456 E Philadelphia St #62	0.06mi	2/2.0	1,344 (+14%)	23mo	$40,000	$30	54
1456 E Philadelphia St #11	0.00mi	3/2.0 (+1)	1,344 (+14%)	22mo	$185,000	$138	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 · 2.39% rent growth · sell at horizon

5-year hold

• IRR: 92.4%
• Equity multiple: 5.24×
• Total profit: $94,965
• Equity at exit: $11,913

10-year hold

• IRR: 95.1%
• Equity multiple: 10.70×
• Total profit: $216,937
• Equity at exit: $6,908

Cash invested: $22,372 (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 91761

• Rents YoY: 2.4%
• Active inventory: 320
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,802 high
• Mortgage (P&I): −$419
• Tax from tax record: −$40 /mo · $479/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $1,721

Break-even live

Break-even rent $623

Max offer price $79,900

Occupancy floor 34%

Sensitivity live

Price	-10% $1,766	-5% $1,744	+0% $1,721	+5% $1,698	+10% $1,676
Rent	-10% $1,500	-5% $1,610	+0% $1,721	+5% $1,832	+10% $1,942
Rate	-1.0pp $1,761	-0.5pp $1,741	base $1,721	+0.5pp $1,700	+1.0pp $1,679

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 E Philadelphia St Ontario, CA	1.0–2.0	1.0–2.0	904	$3,207	$3.55	0d	13	0.47mi
1056 E Philadelphia St Ontario, CA	1.0	1.0	688	$2,465	$3.58	0d	1	0.55mi
2432 S Garfield Pl Ontario, CA	3.0	2.0	1118	$3,150	$2.82	0d	1	0.66mi
2042 S Bon View Ave Unit C Ontario, CA	2.0	2.5	1364	$2,700	$1.98	0d	1	0.85mi
1900 S Campus Ave Ontario, CA	1.0–2.0	1.0	662	$2,179	$3.29	0d	10	1.15mi
629 E Madeleine Privado Ontario, CA	3.0	2.5	1465	$3,350	$2.29	44d	1	1.29mi
629 E Madeleine Privado Ontario, CA	3.0	2.5	1465	$3,250	$2.22	22d	1	1.29mi
619 E Riverside Dr Ontario, CA	1.0–2.0	1.0–2.0	866	$2,295	$2.65	0d	3	1.43mi
551 E Riverside Dr Ontario, CA	1.0–2.0	1.0–2.0	782	$2,665	$3.41	4d	12	1.49mi

Listing history 26 events

1. 2026-06-21
   days on market $79,900 Active 248 DOM
2. 2026-06-18
   days on market $79,900 Active 245 DOM
3. 2026-06-17
   days on market $79,900 Active 244 DOM
4. 2026-06-16
   days on market $79,900 Active 243 DOM
5. 2026-06-15
   days on market $79,900 Active 242 DOM
6. 2026-06-13
   days on market $79,900 Active 240 DOM
7. 2026-06-13
   days on market $79,900 Active 239 DOM
8. 2026-06-09
   days on market $79,900 Active 236 DOM
9. 2026-06-08
   days on market $79,900 Active 235 DOM
10. 2026-06-07
    days on market $79,900 Active 234 DOM
11. 2026-06-04
    days on market $79,900 Active 231 DOM
12. 2026-06-03
    days on market $79,900 Active 230 DOM
13. 2026-06-02
    days on market $79,900 Active 229 DOM
14. 2026-06-01
    days on market $79,900 Active 228 DOM
15. 2026-05-31
    days on market $79,900 Active 227 DOM
16. 2026-05-18
    price $79,900
17. 2026-04-17
    price $85,900
18. 2026-01-28
    price $89,900
19. 2026-01-12
    price $94,900
20. 2025-11-16
    price $99,900
21. 2025-11-11
    status Active
22. 2025-10-11
    status Pending Sale
23. 2025-09-15
    listed $109,900 Active
24. 2022-06-02
    soldstatus $99,000 Closed Sale 796-char remark

    Show marketing remark (796 chars)

    Welcome home to this beautiful, recently upgraded, 55+ senior mobile home. All the amenities of resort lifestyle living! Upgrades include "easy breezy" vinyl plank floors, freshly painted, easy accessible ramp to lead you to the front door, kitchen with backsplash, a bonus room that easily could be a 3rd bedroom, guest room, hobby room, family room, or TV room. Spacious shed for storage convenience. Major remodeling projects are being made. Park amenities: clubhouse (free wi-fi & cable tv), gym, billiards room, ping pong, 2 jacuzzies, pool, dog run, pickle & bocce ball courts, RV parking storage, and lots of social cubs. Minutes away from Kaiser Permanente, markets, shopping centers, post office, and Ontario Mills. Senior transportation and recreational shuttle.

25. 2022-05-23
    status Pending Sale 796-char remark

    Show marketing remark (796 chars)

    Welcome home to this beautiful, recently upgraded, 55+ senior mobile home. All the amenities of resort lifestyle living! Upgrades include "easy breezy" vinyl plank floors, freshly painted, easy accessible ramp to lead you to the front door, kitchen with backsplash, a bonus room that easily could be a 3rd bedroom, guest room, hobby room, family room, or TV room. Spacious shed for storage convenience. Major remodeling projects are being made. Park amenities: clubhouse (free wi-fi & cable tv), gym, billiards room, ping pong, 2 jacuzzies, pool, dog run, pickle & bocce ball courts, RV parking storage, and lots of social cubs. Minutes away from Kaiser Permanente, markets, shopping centers, post office, and Ontario Mills. Senior transportation and recreational shuttle.

26. 2022-05-04
    listed $99,000 Active 796-char remark

    Show marketing remark (796 chars)

    Welcome home to this beautiful, recently upgraded, 55+ senior mobile home. All the amenities of resort lifestyle living! Upgrades include "easy breezy" vinyl plank floors, freshly painted, easy accessible ramp to lead you to the front door, kitchen with backsplash, a bonus room that easily could be a 3rd bedroom, guest room, hobby room, family room, or TV room. Spacious shed for storage convenience. Major remodeling projects are being made. Park amenities: clubhouse (free wi-fi & cable tv), gym, billiards room, ping pong, 2 jacuzzies, pool, dog run, pickle & bocce ball courts, RV parking storage, and lots of social cubs. Minutes away from Kaiser Permanente, markets, shopping centers, post office, and Ontario Mills. Senior transportation and recreational shuttle.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $479 · $40/mo
• Projected year-2 tax: $607 · $51/mo
• Expected delta: +$129/yr (+$11/mo · 26.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 23 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,619
• − Mortgage interest: −$4,476
• − Property taxes: −$479
• − Insurance: −$400
• − Repairs & maintenance: −$2,690
• − Management: −$2,690
• − Depreciation: −$2,324
• Taxable income: $20,562
• Est. tax owed @ 24.0%: −$4,935
• After-tax cash flow: $15,718/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: Ontario-Montclair
• NCES district ID: 0628470
• Math proficiency: 35% ▲ 4.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $50,668
• Composite: 36.57/100
• National rank: #9282
• State rank: #731 of 1400 in CA

Livability — Ontario

• Score: 63/100
• State rank: #435
• US rank: #14949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ontario, CA
• County: San Bernardino County · 2,030,291 people
• City population: 183,440
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 62,935
• Household income: $100,578
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 1853.0

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 23% White 15% Asian 9% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Iranian 1% Lithuanian 1% Italian 1%
• Foreign-born: 24% · Canada, China, Vietnam
• Languages at home: 51% English-only · Spanish 41% Chinese 3% Tagalog/Filipino 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: ▼ -374.91%
• Current HPI: 400.5674
• Rent YoY: ▲ 2.39%
• 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

-19.3% since first listed

11 events — show timeline

• 2026-05-18 Price Changed $79,900 CRMLS
• 2026-04-17 Price Changed $85,900 CRMLS
• 2026-01-28 Price Changed $89,900 CRMLS
• 2026-01-12 Price Changed $94,900 CRMLS
• 2025-11-16 Price Changed $99,900 CRMLS
• 2025-11-11 Relisted — CRMLS
• 2025-10-11 Pending — CRMLS
• 2025-09-15 Listed $109,900 CRMLS
• 2022-06-02 Sold (MLS) $99,000 CRMLS
• 2022-05-23 Pending — CRMLS
• 2022-05-04 Listed $99,000 CRMLS

Property tax history

-0.1%/yr

Latest (2025): $479 · +0.3% YoY. Source: county tax records.