1400 W 13th #161 · Upland, CA 91786

$299,900

2 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 7 Days on market

Built 2003 Est $270k · 11% over

---

Why this score? — see what drove the D 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 +18.3/30.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the serene El Dorado community, where this charming 3-bed, 2-bath manufactured home awaits its new owners. Perfectly suited for those aged 55 and above, this residence offers a comfortable and convenient lifestyle. Step inside to find a move-in ready haven, complete with a cozy living area ideal for relaxation. The kitchen is thoughtfully designed with ample storage and workspace, inviting culinary exploration. Three bedrooms provide comfortable retreats, with the primary suite boasting its own private bath featuring a soothing soaking tub, perfect for unwinding after a long day. Outside, a lattice enclosure offers a touch of privacy as you enjoy the outdoor space, whether for morning coffee or evening gatherings. Take advantage of community amenities, including access to a pool and spa, providing opportunities for leisure and socializing. Benefit from the stability of rent-controlled living, ensuring peace of mind for the long term. Don't miss out on this opportunity to embrace the easygoing lifestyle offered by this well-maintained mobile home in the sought-after El Dorado community. Schedule your showing today and make it yours!

Key facts

• Relaxing spa
• Clubhouse
• Lattice enclosure

Tags

• PRIVATE OUTDOOR SPACE
• LATTICE ENCLOSURE
• RELAXING SPA
• CLUBHOUSE
• SOCIAL ACTIVITIES

Property features AI

Finance

• Other: Living area source: assessor's data; Lot classification: 0-1 unit/acre; Elevation units: feet; Park/rental details and assessments: see remarks
• Financial info: Land lease: $1,200 per month (park provided)
• HOA & community: Senior community; Suburban setting; Park name: El Dorado Mobile Home Park; Manager approval required

Exterior

• Parking: Carport with 2 parking spaces
• Utilities: Public/district water; Public sewer; Standard electric; Natural gas available; Cable available; Telephone in street; Electricity available
• Home design: Single-story mobile home; Model: SKY 1402-CT; Mobile dimensions approximately 28 ft by 56 ft; Entry at level 1; Turnkey condition
• Construction: Mobile home (remains on site); Total stories: 1; Foundation details: see remarks; Year built source: public records
• Exterior features: Rear porch; Patio; Community pool; Shed (1)

Interior

• Kitchen: Formica counters; 6-burner stove; Gas range and gas oven; Microwave; Dishwasher; Water heater unit
• Bedrooms: Primary bedroom
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Soaking tub; Separate tub and shower; Walk-in shower; Shower in tub
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Ceiling fan; Recessed lighting; One-level layout; Community spa
• Laundry & utility: Inside laundry in its own room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $300k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (0.9% below list).
• Recommended offer: $297k (0.9% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 2.7% in Upland — 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 72/100 on livability (#184 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A; Watch: crime C-, health & safety C-, cost of living F.
• Upland Unified (suburban): math 39% / reading 53% proficiency, ranked #493 of 1,400 in CA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.3%/yr); 84 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 39% 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 13y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $297,066 (0.9% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.92%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $269,696
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1400 W 13th #94	0.00mi	2/2.0	1,568 (0%)	17mo	$270,000	$172	86
1400 W 13th St #6	0.00mi	2/2.0	1,540 (-2%)	14mo	$285,000	$185	86
1400 W 13th St #148	0.00mi	3/2.0 (+1)	1,620 (+3%)	6mo	$270,000	$167	84
1400 W 13th St #161	0.00mi	3/2.0 (+1)	1,568 (0%)	14mo	$272,500	$174	84
1400 W 13th St #108	0.00mi	3/2.0 (+1)	1,568 (0%)	15mo	$280,000	$179	82
1400 W 13th St #193	0.00mi	3/2.0 (+1)	1,568 (0%)	18mo	$299,000	$191	80
1400 13th #147	0.09mi	2/2.0	1,585 (+1%)	18mo	$215,000	$136	79
1400 W 13th St #80	0.00mi	2/2.0	1,344 (-14%)	4mo	$230,000	$171	73
1400 W 13th St #114	0.00mi	3/2.0 (+1)	1,680 (+7%)	14mo	$289,000	$172	72
1400 W 13th st # 127	0.00mi	2/2.0	1,344 (-14%)	6mo	$214,000	$159	71
1400 W 13th St #18	0.00mi	3/2.0 (+1)	1,680 (+7%)	15mo	$287,000	$171	71
1400 W 13th #157 St	0.03mi	3/2.0 (+1)	1,624 (+4%)	22mo	$289,900	$179	69

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: -13.6%
• Equity multiple: 0.53×
• Total profit: $-39,789
• Equity at exit: $44,716

10-year hold

• IRR: -10.3%
• Equity multiple: 0.46×
• Total profit: $-45,616
• Equity at exit: $25,930

Cash invested: $83,972 (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 91786

• Rents YoY: -0.3%
• Active inventory: 84
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,971 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $274

Break-even live

Break-even rent $2,623

Max offer price $299,900

Occupancy floor 86%

Sensitivity live

Price	-10% $482	-5% $378	+0% $274	+5% $171	+10% $67
Rent	-10% $40	-5% $157	+0% $274	+5% $392	+10% $509
Rate	-1.0pp $425	-0.5pp $351	base $274	+0.5pp $197	+1.0pp $118

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1488 Springfield Way Upland, CA	3.0	2.5	1670	$3,100	$1.86	44d	1	0.21mi
406 Tyler Way Upland, CA	2.0	2.0	1100	$2,195	$2.00	0d	1	0.79mi
896 Altura Way Unit A Upland, CA	3.0	2.0	1317	$3,000	$2.28	5d	1	0.80mi
854 Orchid Ct Unit G Upland, CA	2.0	2.0	1050	$1,900	$1.81	25d	1	0.81mi
1560 Corte Caballo Upland, CA	2.0	2.5	1522	$2,995	$1.97	25d	1	0.83mi
1076 W Arrow Hwy Upland, CA	2.0	2.0	1076	$2,730	$2.54	0d	2	0.88mi
1641 Maywood Ave Upland, CA	3.0	2.0	1798	$3,850	$2.14	25d	1	0.90mi
976 ARROW Unit A Upland, CA	2.0	2.5	1120	$2,775	$2.48	0d	1	0.95mi
1790 W Arrow Rte Upland, CA	2.0	2.0	1070	$2,402	$2.25	5d	3	0.96mi
2074 Wild Woods Upland, CA	3.0	2.5	1651	$3,400	$2.06	44d	1	1.01mi
1696 Carmel Cir E Upland, CA	2.0	2.0	1392	$2,775	$1.99	44d	1	1.04mi
2113 Crescent Moon Upland, CA	3.0	2.5	1722	$3,300	$1.92	44d	1	1.05mi
330 Amber Ct Upland, CA	1.0–2.0	1.0–2.0	931	$2,200	$2.36	0d	2	1.20mi
2296 Strawberry Ct Upland, CA	3.0	4.0	1785	$3,650	$2.04	3d	1	1.22mi
2235 Rose Garden Ct Upland, CA	3.0	3.5	1694	$3,250	$1.92	44d	1	1.23mi
2100 W Arrow Rte Upland, CA	1.0–2.0	1.0–2.0	940	$2,993	$3.18	0d	10	1.25mi
1540 W 8th St Upland, CA	2.0	1.0–2.0	790	$2,649	$3.35	0d	9	1.26mi
1386 W 8th St Upland, CA	3.0	2.0	1125	$2,700	$2.40	44d	1	1.27mi
1671 Yarrow Pl Upland, CA	3.0	2.5	1719	$3,600	$2.09	8d	1	1.30mi
1644 Coral Bells Pl Upland, CA	3.0	2.5	1741	$6,000	$3.45	0d	1	1.30mi
1054 N Euclid Ave Upland, CA	3.0	2.0	1544	$3,600	$2.33	44d	1	1.40mi
900 W 18th St Upland, CA	3.0	2.0	2000	$3,850	$1.93	44d	1	1.44mi
387 Sinclair Ave Unit B Upland, CA	3.0	1.5	1250	$2,700	$2.16	44d	1	1.45mi
1007 Harrison Ct Upland, CA	3.0	2.0	1400	$3,900	$2.79	44d	1	1.46mi
595 N Euclid Ave Upland, CA	3.0	2.0	1298	$2,900	$2.23	4d	1	1.48mi

Listing history 7 events

1. 2026-06-18
   days on market $299,900 Active 7 DOM
2. 2026-06-17
   days on market $299,900 Active 6 DOM
3. 2026-06-16
   days on market $299,900 Active 5 DOM
4. 2026-06-15
   days on market $299,900 Active 4 DOM
5. 2026-06-13
   days on market $299,900 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $299,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,648
• − Mortgage interest: −$16,799
• − Property taxes: −$4,498
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,852
• − Management: −$2,852
• − Depreciation: −$8,724
• Taxable loss: −$1,577
• Est. tax savings @ 24.0%: +$379
• After-tax cash flow: $3,670/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: Upland Unified
• NCES district ID: 0600016
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $66,267
• Composite: 43.17/100
• National rank: #6593
• State rank: #493 of 1400 in CA

Livability — Upland

• Score: 72/100
• State rank: #184
• US rank: #6041

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Upland, CA
• County: San Bernardino County · 2,030,291 people
• City population: 82,715
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 55,829
• Household income: $92,458
• Rent vs Own: 54.1% rent · 45.9% own
• Severe rent burden: 2409.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 50% White 30% Two or more races 20% Asian 8% Black 7% Native American 1%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 66% English-only · Spanish 24% Chinese 2% Other Indo-European 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: ▼ -771.58%
• Current HPI: 379.2283
• Rent YoY: ▼ -0.27%
• 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

+134.3% since first listed

21 events — show timeline

• 2026-06-11 Listed $299,900 CRMLS
• 2025-05-05 Sold (MLS) $272,500 CRMLS
• 2025-03-21 Pending — CRMLS
• 2025-03-03 Relisted — CRMLS
• 2025-02-21 Pending — CRMLS
• 2025-01-30 Relisted — CRMLS
• 2025-01-24 Pending — CRMLS
• 2025-01-14 Relisted — CRMLS
• 2024-12-19 Pending — CRMLS
• 2024-11-13 Relisted — CRMLS
• 2024-11-04 Pending — CRMLS
• 2024-08-07 Relisted — CRMLS
• 2024-04-23 Pending — CRMLS
• 2024-03-19 Listed $275,000 CRMLS
• 2014-03-27 Sold (MLS) $128,000 CRMLS
• 2014-03-21 Pending — CRMLS
• 2014-03-14 Pending — CRMLS
• 2014-02-15 Pending — CRMLS
• 2014-02-10 Relisted — CRMLS
• 2014-01-30 Pending — CRMLS
• 2013-12-06 Listed $128,000 CRMLS

Property tax history

-2.7%/yr

Latest (2025): $528 · +1.3% YoY. Source: county tax records.