10675 BRYANT St #29 · Yucaipa, CA 92399

$114,900

2 bd · 2.0 ba · 960 sqft · Manufactured · 32 Days on market

Built 1969 Est $110k · 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 +5.7/15.0
• Schools +3.8/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

~BEAUTIFUL HOME WITH PRIDE OF OWNERSHIP THROUGHOUT. .. FIRST TIME ON THE MARKET SINCE 2001~LOCATED IN YUCAIPAS HIGHLY REQUESTED 55+ COMMUNITY OF NORTHVIEW MOBILE ESTATES. .. SPACE RENT ONLY $398~LARGE BRIGHT LIVING ROOM WITH WINDOW AC PLUS SLIDER DOOR TO THE FRONT PORCH FOR PLENTY OF NATURAL SUNLIGHT~FULL SIZE DINING ROOM WITH ATTRACTIVE FREESTANDING CHINA HUTCH INCLUDED~SPACIOUS KITCHEN WITH PLENTY OF CABINET SPACE WITH NEW REAL HARD WOOD FLOORING, NEW DISPOSAL IN MAY 2026.. .FRIDGE INCLUDED~LAUNDRY AREA IN KITCHEN, NEW WASHER IN 2021, NEW DRYER IN 2022.. .INCLUDED!~PRIMARY BEDROOM IS KING/QUEEN SIZE WITH CEILING FAN PLUS BUILT-IN DRAWERS/VANITY AREA~ ~PRIMARY BATHROOM HAS WALK-IN SHOWER

Key facts

• Community pool
• Built 1969
• Listed 31 days

Property features AI

Finance

• Other: Directions: Go straight in, make a left at the clubhouse, then right — right-hand side
• Financial info: Land lease of $398 annually (park)
• HOA & community: Senior community; Suburban setting; Park name: NORTHVIEW; Manager approval required; Pets allowed

Exterior

• Parking: Attached carport
• Utilities: Public sewer; District/Public water
• Home design: Single-story; Entry on level 1; Mobile home remains (20' x 48')
• Construction: Assessor-sourced year built
• Exterior features: Front porch; Concrete patio; Arizona room; Community pool; Yard

Interior

• Kitchen: Gas cooktop; Gas oven; Garbage disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating; Wall/window cooling; Evaporative cooling
• Interior features: Front/carport entry; Community spa
• Laundry & utility: Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $950 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 2.7% in Yucaipa — 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 66/100 on livability (#334 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+; Watch: schools D, health & safety D, amenities F.
• Yucaipa-Calimesa Joint Unified (suburban): math 32% / reading 55% proficiency, ranked #195 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.3%/yr); 205 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.92% ✓
• Cap rate: 16.22%
• Cash-on-cash: 35.44%
• DSCR: 2.58
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $110,400
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10675 Bryant St	0.00mi	2/2.0	960 (0%)	8mo	$110,000	$115	93
10675 Bryant St #61	0.04mi	2/1.0	913 (-5%)	9mo	$107,000	$117	78
10675 Bryant St #81	0.04mi	2/2.0	1,040 (+8%)	12mo	$115,000	$111	75
35218 Fir Ave #70	0.35mi	3/2.0 (+1)	1,056 (+10%)	2mo	$90,000	$85	60
35218 Fir Ave #175	0.28mi	2/2.0	1,040 (+8%)	24mo	$102,000	$98	53
11050 Bryant St #226	0.51mi	2/2.0	1,000 (+4%)	22mo	$105,000	$105	51
11050 Bryant #48	0.62mi	2/2.0	896 (-7%)	18mo	$125,000	$140	45
11050 BRYANT St #266	0.50mi	2/1.0	900 (-6%)	24mo	$120,000	$133	42

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: 27.6%
• Equity multiple: 2.10×
• Total profit: $35,457
• Equity at exit: $17,132

10-year hold

• IRR: 33.3%
• Equity multiple: 3.61×
• Total profit: $83,925
• Equity at exit: $9,934

Cash invested: $32,172 (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 92399

• Rents YoY: -1.3%
• Active inventory: 205
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,208 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $950

Break-even live

Break-even rent $1,005

Max offer price $114,900

Occupancy floor 52%

Sensitivity live

Price	-10% $1,030	-5% $990	+0% $950	+5% $910	+10% $871
Rent	-10% $776	-5% $863	+0% $950	+5% $1,037	+10% $1,125
Rate	-1.0pp $1,008	-0.5pp $979	base $950	+0.5pp $920	+1.0pp $890

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10917 Bryant St Yucaipa, CA	2.0	1.0	808	$2,700	$3.34	0d	1	0.26mi
11760 Adams St Unit 18 Yucaipa, CA	1.0	1.0	730	$1,650	$2.26	18d	1	1.32mi
11760 Adams St Unit 15 Yucaipa, CA	2.0	1.0	850	$1,750	$2.06	25d	1	1.32mi
35294 Adams Ln Unit C Yucaipa, CA	2.0	1.0	794	$1,795	$2.26	22d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $114,900 Active 32 DOM
2. 2026-06-17
   days on market $114,900 Active 31 DOM
3. 2026-06-16
   days on market $114,900 Active 30 DOM
4. 2026-06-15
   days on market $114,900 Active 29 DOM
5. 2026-06-13
   days on market $114,900 Active 27 DOM
6. 2026-06-13
   days on market $114,900 Active 26 DOM
7. 2026-06-09
   days on market $114,900 Active 23 DOM
8. 2026-06-08
   days on market $114,900 Active 22 DOM
9. 2026-06-07
   days on market $114,900 Active 21 DOM
10. 2026-06-04
    days on market $114,900 Active 18 DOM
11. 2026-06-03
    days on market $114,900 Active 17 DOM
12. 2026-06-02
    days on market $114,900 Active 16 DOM
13. 2026-06-01
    days on market $114,900 Active 15 DOM
14. 2026-05-31
    days on market $114,900 Active 14 DOM
15. 2026-05-17
    listed $114,900 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 8 d/yr ≥98°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 37 unhealthy d/yr today · 43 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,493
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − Depreciation: −$3,343
• Taxable income: $10,178
• Est. tax owed @ 24.0%: −$2,443
• After-tax cash flow: $8,959/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: Yucaipa-Calimesa Joint Unified
• NCES district ID: 0643560
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 55% ▲ 6.00%
• Median HH income: $58,243
• Composite: 38.09/100
• National rank: #4277
• State rank: #195 of 517 in CA

Livability — Yucaipa

• Score: 66/100
• State rank: #334
• US rank: #11542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yucaipa, CA
• County: San Bernardino County · 2,030,291 people
• City population: 55,366
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 55,366
• Household income: $92,440
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1110.0

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 0.57)
• Race & ethnicity: White 55% Hispanic / Latino 36% Two or more races 15% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 77% English-only · Spanish 19% Other Indo-European 1% Other Asian/Pacific 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: ▼ -632.71%
• Current HPI: 353.4762
• Rent YoY: ▼ -1.27%
• 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

1 event — show timeline

• 2026-05-17 Listed $114,900 CRMLS

Property tax history

+0.1%/yr

Latest (2025): $90 · +1.2% YoY. Source: county tax records.