929 E Foothill Blvd #155 · Upland, CA 91786

$185,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 92 Days on market

Built 1981 $148/sqft · 14% above area Est $163k · 14% over

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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 +8.9/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful mountain views set the tone for this beautifully upgraded 3 bedroom, 2 bathroom home located in a desirable all-age community in Upland, featuring a spacious layout, built-in workshop on the back side, and an upgraded kitchen with a center island, sleek countertops, and quality cabinetry. This well-maintained home offers generously sized bedrooms, a thoughtfully upgraded primary bathroom with a relaxing jacuzzi tub and abundant cabinet storage, plus a large laundry room with a dedicated office space for added flexibility. Built in 1981 — all financing welcome. Situated in a family-friendly, pet-friendly park with amenities including a pool, indoor spa, playground, and open green spaces, all just steps from the community office and additional parking. And the best part? LOW space rent. Homes like this don’t come around often — this is the one!

Key facts

• Open green spaces
• Upgraded kitchen
• Built-in workshop

Tags

• MOUNTAIN VIEWS
• BUILT-IN WORKSHOP
• UPGRADED KITCHEN
• JACUZZI TUB
• DEDICATED OFFICE SPACE
• OPEN GREEN SPACES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $758 ($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: $168k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 ($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 $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 + 0.0% rent growth), your $52k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $10k (5%) 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.39% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.56%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $162,560
• List price: $185,000
• Delta: 13.80%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
929 E Foothill Blvd #62	0.00mi	2/2.0	1,248 (0%)	10mo	$165,000	$132	92
929 E Foothill Blvd #182	0.00mi	2/2.0	1,248 (0%)	13mo	$120,000	$96	89
929 E Foothill Blvd #212	0.00mi	3/2.0 (+1)	1,248 (0%)	15mo	$185,000	$148	83
929 E Foothill Blvd #140	0.00mi	3/2.0 (+1)	1,320 (+6%)	12mo	$189,900	$144	75
1350 San Bernardino Rd #132	0.57mi	3/2.0 (+1)	1,224 (-2%)	3mo	$120,000	$98	63
1320 San Bernardino #28	0.70mi	2/2.0	1,296 (+4%)	2mo	$212,000	$164	59
1350 San Bernardino Rd #187	0.57mi	3/2.0 (+1)	1,344 (+8%)	1mo	$135,000	$100	55
1350 San Bernardino Rd #157	0.61mi	3/2.0 (+1)	1,344 (+8%)	11mo	$199,000	$148	45
1350 San Bernardino Rd #156	0.61mi	3/2.0 (+1)	1,344 (+8%)	11mo	$195,000	$145	44
1350 San Bernardino Rd #114	0.61mi	3/2.0 (+1)	1,152 (-8%)	13mo	$153,000	$133	42
1350 San Bernardino Rd #66	0.61mi	3/2.0 (+1)	1,344 (+8%)	16mo	$143,000	$106	40
1350 San Bernardino Rd #22	0.61mi	3/2.0 (+1)	1,380 (+11%)	18mo	$195,000	$141	34

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: 5.6%
• Equity multiple: 1.21×
• Total profit: $10,785
• Equity at exit: $27,584

10-year hold

• IRR: 12.1%
• Equity multiple: 1.82×
• Total profit: $42,520
• 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 91786

• Rents YoY: -0.3%
• Active inventory: 84
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,578 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $758

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 66%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
890 N Campus Ave Apt B Upland, CA	3.0	1.5	1380	$2,900	$2.10	20d	1	0.33mi
818 N Campus Ave Upland, CA	1.0	1.0	710	$1,920	$2.70	21d	1	0.40mi
1420 Felicita Ct Upland, CA	3.0	2.0	1339	$3,095	$2.31	5d	1	0.50mi
1413 San Bernardino Rd Upland, CA	2.0	1.0–2.0	751	$2,645	$3.52	1d	12	0.52mi
380 N 9th Ave Upland, CA	1.0	1.0	900	$1,895	$2.11	5d	1	0.73mi
8210 Rancheria Dr Unit 8 Rancho Cucamonga, CA	3.0	2.0	1200	$2,895	$2.41	1d	1	0.76mi
1265 E 9th St Upland, CA	1.0–2.0	1.0–2.0	772	$2,600	$3.37	43d	7	0.77mi
517 D St Upland, CA	3.0	2.0	1464	$2,950	$2.02	43d	1	0.78mi
442 1/2 E Arrow Hwy Upland, CA	1.0	1.0	750	$1,650	$2.20	21d	1	0.79mi
306 N 10th Ave Apt -3 Upland, CA	3.0	2.0	1450	$3,000	$2.07	43d	1	0.79mi
8231 Tapia Via Dr Rancho Cucamonga, CA	2.0	1.0	918	$2,075	$2.26	10d	1	0.80mi
416 N 3rd Ave Upland, CA	2.0	1.0	800	$2,550	$3.19	5d	1	0.87mi
595 N Euclid Ave Upland, CA	3.0	2.0	1298	$2,900	$2.23	3d	1	0.96mi
8300 Gabriel Dr Unit B Rancho Cucamonga, CA	3.0	2.0	1140	$3,450	$3.03	1d	1	0.97mi
8491 Gabrielino Ct Unit 69 Rancho Cucamonga, CA	3.0	2.5	1417	$3,850	$2.72	1d	1	1.01mi
331 Amber Ct Apt 9 Upland, CA	2.0	2.0	880	$2,025	$2.30	24d	1	1.03mi
330 Amber Ct Upland, CA	1.0–2.0	1.0–2.0	931	$2,200	$2.36	1d	2	1.04mi
323 W 11th St Upland, CA	1.0	1.0	700	$1,749	$2.50	43d	1	1.06mi
158 Macintosh Way Upland, CA	3.0	2.5	1325	$3,300	$2.49	23d	1	1.14mi
1420 Chaffee St Upland, CA	2.0	1.0–2.0	799	$2,300	$2.88	5d	6	1.15mi
8248 Inglenook Pl Rancho Cucamonga, CA	2.0	2.5	984	$2,400	$2.44	1d	1	1.16mi
7522 Alta Cuesta Dr Rancho Cucamonga, CA	2.0	2.0	1055	$3,495	$3.31	1d	1	1.16mi
111 N 1st Ave Upland, CA	3.0	3.0	1480	$3,750	$2.53	1d	1	1.19mi
1501 Golf Club Dr Upland, CA	2.0–3.0	1.5–2.5	1343	$2,940	$2.19	1d	3	1.20mi
326 W 9th St Unit B Upland, CA	2.0	1.0	950	$2,300	$2.42	43d	1	1.34mi
8549 Salina St Rancho Cucamonga, CA	2.0	1.0	800	$2,695	$3.37	1d	1	1.34mi
811 Orchid Ct Unit J Upland, CA	2.0	2.0	830	$2,300	$2.77	21d	1	1.34mi
8645 Calle Del Prado Rancho Cucamonga, CA	2.0	2.0	875	$2,000	$2.29	10d	1	1.35mi
128 Wiseman Way Unit C Upland, CA	2.0	1.0	950	$2,500	$2.63	43d	1	1.36mi
7408 Napa Ct Rancho Cucamonga, CA	2.0	2.0	870	$1,875	$2.16	1d	1	1.38mi
7408 Napa Ct Unit 7408 Rancho Cucamonga, CA	2.0	2.0	870	$1,875	$2.16	2d	1	1.39mi
185 S Laurel Ave Apt H Upland, CA	2.0	1.0	930	$2,100	$2.26	16d	1	1.40mi
854 Orchid Ct Unit G Upland, CA	2.0	2.0	1050	$1,900	$1.81	24d	1	1.40mi
8555 Sandalwood Ct Rancho Cucamonga, CA	3.0	2.0	1400	$3,375	$2.41	1d	1	1.41mi
7436 Carnelian St Rancho Cucamonga, CA	2.0	2.0	800	$2,370	$2.96	1d	1	1.42mi
896 Altura Way Unit A Upland, CA	3.0	2.0	1317	$3,000	$2.28	5d	1	1.42mi
8760 Church St Rancho Cucamonga, CA	3.0	1.5	1151	$3,395	$2.95	10d	1	1.43mi
571 Richland St Unit K Upland, CA	2.0	1.0	945	$2,025	$2.14	1d	1	1.47mi
479 Richland St Unit C Upland, CA	1.0	1.0	771	$1,800	$2.33	1d	1	1.49mi
479 Richland St Unit A Upland, CA	2.0	1.0	925	$2,100	$2.27	1d	1	1.49mi

Listing history 22 events

1. 2026-06-18
   days on market $185,000 Active 92 DOM
2. 2026-06-17
   pricedays on market $185,000 Active 91 DOM
3. 2026-06-16
   days on market $195,000 Active 90 DOM
4. 2026-06-15
   days on market $195,000 Active 89 DOM
5. 2026-06-13
   days on market $195,000 Active 87 DOM
6. 2026-06-13
   days on market $195,000 Active 86 DOM
7. 2026-06-09
   days on market $195,000 Active 83 DOM
8. 2026-06-08
   days on market $195,000 Active 82 DOM
9. 2026-06-07
   days on market $195,000 Active 81 DOM
10. 2026-06-04
    days on market $195,000 Active 78 DOM
11. 2026-06-03
    days on market $195,000 Active 77 DOM
12. 2026-06-02
    days on market $195,000 Active 76 DOM
13. 2026-06-01
    days on market $195,000 Active 75 DOM
14. 2026-05-31
    days on market $195,000 Active 74 DOM
15. 2026-03-18
    listed $195,000 Active 882-char remark

    Show marketing remark (882 chars)

    Beautiful mountain views set the tone for this beautifully upgraded 3 bedroom, 2 bathroom home located in a desirable all-age community in Upland, featuring a spacious layout, built-in workshop on the back side, and an upgraded kitchen with a center island, sleek countertops, and quality cabinetry. This well-maintained home offers generously sized bedrooms, a thoughtfully upgraded primary bathroom with a relaxing jacuzzi tub and abundant cabinet storage, plus a large laundry room with a dedicated office space for added flexibility. Built in 1981 — all financing welcome. Situated in a family-friendly, pet-friendly park with amenities including a pool, indoor spa, playground, and open green spaces, all just steps from the community office and additional parking. And the best part? LOW space rent. Homes like this don’t come around often — this is the one!

16. 2020-10-15
    historical
17. 2020-10-06
    status Active
18. 2020-10-06
    historical Active Under Contract
19. 2020-09-19
    listed $120,000 Active
20. 2018-02-19
    historical
21. 2017-12-07
    price $99,978
22. 2017-11-08
    listed $99,987 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 23 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,934
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$2,475
• − Management: −$2,475
• − Depreciation: −$5,382
• Taxable income: $6,540
• Est. tax owed @ 24.0%: −$1,570
• After-tax cash flow: $7,527/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

+95.0% since first listed

8 events — show timeline

• 2026-03-18 Listed $195,000 CRMLS
• 2020-10-15 Listing Removed — CRMLS
• 2020-10-06 Relisted — CRMLS
• 2020-10-06 Contingent — CRMLS
• 2020-09-19 Listed $120,000 CRMLS
• 2018-02-19 Listing Removed — CRMLS
• 2017-12-07 Price Changed $99,978 CRMLS
• 2017-11-08 Listed $99,987 CRMLS

Property tax history

-3.8%/yr

Latest (2025): $96 · +1.3% YoY. Source: county tax records.