7717 Church Ave #64 · Highland, CA 92346

$184,999

3 bd · 2.0 ba · 1,224 sqft · Manufactured public records · 89 Days on market

Built 1998 $151/sqft · 12% above area Est $165k · 12% over ↓ 3% since listing

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Key facts

• 2 parking spots
• Community pool
• Built 1998

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 $715 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 2.9% in Highland — 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 (#618 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A-; Watch: schools C-, commute D+, crime D-.
• San Bernardino City Unified (urban): math 27% / reading 40% proficiency, ranked #959 of 1,400 in CA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.9%/yr); 147 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); solid renter incomes; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 36% of the median local income ($85k/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 + 2.9% rent growth), your $52k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $173,899 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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. Crime grade is D 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?
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: 1.36% ✓
• Cap rate: 10.93%
• Cash-on-cash: 16.57%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (median comp): $165,000
• List price: $184,999
• Delta: 12.12%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7717 Church Ave #166	0.00mi	3/2.0	1,152 (-6%)	7mo	$128,000	$111	85
7717 Church Ave #34	0.00mi	2/2.0 (-1)	1,200 (-2%)	12mo	$195,000	$163	82
7717 Church Ave #77	0.00mi	4/2.0 (+1)	1,152 (-6%)	7mo	$150,000	$130	79
7717 Church Ave #163	0.00mi	3/2.0	1,232 (+1%)	24mo	$165,000	$134	79
7717 Church #48	0.00mi	2/2.0 (-1)	1,100 (-10%)	8mo	$65,000	$59	72
7717 Church Ave #39	0.00mi	3/2.0	1,344 (+10%)	20mo	$198,990	$148	67
7717 Church Ave #147	0.00mi	3/2.0	1,340 (+10%)	21mo	$155,000	$116	66

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 · 2.91% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.30×
• Total profit: $15,377
• Equity at exit: $27,584

10-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $71,256
• 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 92346

• Rents YoY: 2.9%
• Active inventory: 147
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,524 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $715

Break-even live

Break-even rent $1,618

Max offer price $184,999

Occupancy floor 67%

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 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27531 Temple St Highland, CA	3.0	2.0	1144	$2,650	$2.32	10d	1	0.17mi
7000 La Praix St Highland, CA	2.0	1.0	865	$2,200	$2.54	1d	1	0.90mi
7925 Midhurst Dr Highland, CA	3.0	1.5	1326	$2,450	$1.85	24d	1	0.98mi
7767 Colwyn Ave Highland, CA	3.0	1.5	1107	$2,500	$2.26	24d	1	1.03mi
7257 Wakefield Ct Highland, CA	3.0	2.0	1183	$2,395	$2.02	24d	1	1.14mi
28561 Foxboro Ln Highland, CA	4.0	2.5	1437	$3,150	$2.19	18d	1	1.21mi
6787 Cole Ave Highland, CA	2.0–3.0	2.0	1005	$2,550	$2.54	1d	1	1.26mi
7221 Olive St Highland, CA	2.0	1.0	866	$2,150	$2.48	43d	1	1.26mi
26660 9th St Highland, CA	1.0–2.0	1.0–2.0	755	$2,050	$2.72	1d	4	1.30mi
28349 Saffron Ave Highland, CA	2.0	1.0	800	$2,500	$3.12	43d	1	1.32mi
3511 Rainbow Ln Highland, CA	2.0	1.0	780	$2,050	$2.63	2d	1	1.36mi
28638 Strathmore Rd Highland, CA	2.0	2.0	966	$2,500	$2.59	43d	1	1.37mi
7410 San Francisco St Highland, CA	2.0	2.0	864	$2,400	$2.78	20d	1	1.37mi
7410 San Francisco St Highland, CA	2.0	2.0	864	$2,500	$2.89	24d	1	1.37mi
26814 Mansfield St Highland, CA	3.0	1.0	1275	$2,850	$2.24	43d	1	1.39mi
3532 Rainbow Ln Highland, CA	2.0	1.0	882	$2,100	$2.38	1d	1	1.39mi
3479 20th St Highland, CA	2.0	1.0	882	$1,995	$2.26	43d	1	1.44mi
3495 21st St Unit B Highland, CA	2.0	2.0	1000	$2,000	$2.00	43d	1	1.49mi
3404 20th St #1 Highland, CA	2.0	1.0	780	$2,195	$2.81	2d	1	1.50mi

Listing history 15 events

1. 2026-06-18
   days on market $184,999 Active 89 DOM
2. 2026-06-17
   days on market $184,999 Active 88 DOM
3. 2026-06-16
   days on market $184,999 Active 87 DOM
4. 2026-06-15
   days on market $184,999 Active 86 DOM
5. 2026-06-13
   days on market $184,999 Active 84 DOM
6. 2026-06-09
   days on market $184,999 Active 80 DOM
7. 2026-06-08
   days on market $184,999 Active 79 DOM
8. 2026-06-07
   days on market $184,999 Active 78 DOM
9. 2026-06-04
   days on market $184,999 Active 75 DOM
10. 2026-06-03
    days on market $184,999 Active 74 DOM
11. 2026-06-02
    days on market $184,999 Active 73 DOM
12. 2026-06-01
    days on market $184,999 Active 72 DOM
13. 2026-05-31
    days on market $184,999 Active 71 DOM
14. 2026-05-02
    price $178,765
15. 2026-03-21
    listed $184,897 Active

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,282
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$2,423
• − Management: −$2,423
• − Depreciation: −$5,382
• Taxable income: $5,993
• Est. tax owed @ 24.0%: −$1,438
• After-tax cash flow: $7,143/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: San Bernardino City Unified
• NCES district ID: 0634170
• Math proficiency: 27% ▲ 1.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $39,758
• Composite: 30.8/100
• National rank: #11385
• State rank: #959 of 1400 in CA

Livability — Highland

• Score: 59/100
• State rank: #618
• US rank: #19608

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highland, CA
• County: San Bernardino County · 2,030,291 people
• City population: 56,179
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 56,179
• Household income: $85,163
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 1816.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 53% White 26% Two or more races 14% Black 8% Asian 8% Native American 1%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Italian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 19% · Canada, Vietnam, South Korea
• Languages at home: 60% English-only · Spanish 32% Vietnamese 2% Tagalog/Filipino 2%

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: ▼ -328.00%
• Current HPI: 367.2829
• Rent YoY: ▲ 2.91%
• 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

-3.3% since first listed

2 events — show timeline

• 2026-05-02 Price Changed $178,765 CRMLS
• 2026-03-21 Listed $184,897 CRMLS

Property tax history

+0.1%/yr

Latest (2025): $283 · +0.1% YoY. Source: county tax records.