5580 Moreno St #37 · Montclair, CA 91763

$149,000

3 bd · 1.0 ba · 1,100 sqft · Manufactured · 91 Days on market

Built 1969 Good condition Est $249k · 40% under ↓ 12% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Rent growth +3.6/5.0
• Livability +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Villa Montclair Mobile Home Park, a highly desirable all-ages community in Montclair offering an incredible opportunity for affordable homeownership. This beautifully updated functional 3-bedroom (bonus area has been converted to a room), 1-bath home, originally built in 1965, features approximately 1,100 sq ft of living space and has been thoughtfully renovated by the homeowner with new flooring, an upgraded kitchen with modern cabinets, countertops, and appliances, as well as an updated bathroom. Residents of Villa Montclair enjoy a true neighborhood feel with access to community amenities including a swimming pool, playground, basketball court, and clubhouse—creating a l

Key facts

• Clubhouse
• Community amenities
• Swimming pool

Tags

• UPDATED KITCHEN
• COMMUNITY AMENITIES
• SWIMMING POOL
• PLAYGROUND
• BASKETBALL COURT
• CLUBHOUSE

Property features AI

Finance

• Other: Park name / parcel reference provided; Road access via private, maintained paved road; Directions: between Central Avenue and Benson Avenue
• HOA & community: Land lease community (park-managed); Monthly land lease payment of $650; Trash service included in rent/land lease; Community features include street lighting; Manager approval required for tenancy; Pets: contact manager/park for details

Exterior

• Parking: Two parking spaces; Two carport spaces
• Utilities: Standard electric service; Public/district water; Public sewer; No well on property
• Home design: Double-wide mobile home (model: Universal); Single-story; Raised foundation
• Construction: Roll roof; Construction materials unknown; Raised foundation
• Exterior features: Covered wood porch/patio; Community pool access; One shed on property; Chain link fencing in average condition; Level lot with street access; Mobile home remains on site (12' x 60'); Skirt with aluminum siding

Interior

• Kitchen: Remodeled kitchen open to the family room; Stone and Corian countertops; Range/stove with hood; Gas & electric range; Water heater unit
• Bedrooms: All bedrooms located on the main/ground level
• Flooring: Vinyl flooring
• Bathrooms: Main floor full bathroom; Remodeled with shower; Upgraded finishes
• Heating & cooling: Wall/window cooling
• Interior features: Recessed lighting; Open floor plan; All bedrooms on main level; One-level living; Updated/remodeled interior
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $149k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $149k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 3.3% in Montclair — 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 (#643 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: schools C-, commute D, crime 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 fast (+4.2%/yr); 28 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 42% of the median local income ($79k/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 $4k 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 + 4.2% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (12%) 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 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 1.85% ✓
• Cap rate: 15.58%
• Cash-on-cash: 33.17%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $248,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5580 Moreno #31	0.00mi	3/2.0	1,152 (+5%)	7mo	$260,000	$226	82
5580 Moreno St #34	0.08mi	3/2.0	1,100 (0%)	17mo	$120,000	$109	78

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 · 4.24% rent growth · sell at horizon

5-year hold

• IRR: 29.8%
• Equity multiple: 2.27×
• Total profit: $52,837
• Equity at exit: $22,216

10-year hold

• IRR: 37.8%
• Equity multiple: 4.73×
• Total profit: $155,445
• Equity at exit: $12,883

Cash invested: $41,720 (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 91763

• Rents YoY: 4.2%
• Active inventory: 28
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,763 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $1,153

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,256	-5% $1,205	+0% $1,153	+5% $1,102	+10% $1,050
Rent	-10% $935	-5% $1,044	+0% $1,153	+5% $1,262	+10% $1,372
Rate	-1.0pp $1,228	-0.5pp $1,191	base $1,153	+0.5pp $1,115	+1.0pp $1,075

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1539 W 7th St Upland, CA	2.0	1.0–1.5	772	$2,480	$3.21	0d	11	0.20mi
1540 W 8th St Upland, CA	2.0	1.0–2.0	790	$2,649	$3.35	0d	9	0.31mi
194 Genoa Way Unit B Upland, CA	2.0	1.5	749	$2,400	$3.20	45d	1	0.34mi
1386 W 8th St Upland, CA	3.0	2.0	1125	$2,700	$2.40	45d	1	0.52mi
305-331 Stillman Ave Unit 325-D Upland, CA	2.0	1.0	821	$2,050	$2.50	0d	1	0.57mi
1790 W Arrow Rte Upland, CA	2.0	2.0	1070	$2,402	$2.25	6d	3	0.58mi
1826 W Arrow Rte Upland, CA	1.0–2.0	1.0–2.0	830	$2,575	$3.10	0d	4	0.58mi
5038 Birch St Montclair, CA	3.0	1.0–2.0	887	$3,970	$4.48	0d	108	0.63mi
387 Sinclair Ave Unit B Upland, CA	3.0	1.5	1250	$2,700	$2.16	45d	1	0.63mi
1301 W 8th St Upland, CA	2.0	1.0	882	$2,400	$2.72	45d	1	0.67mi
4963 Laurel Unit C Montclair, CA	2.0	2.5	1434	$2,950	$2.06	14d	1	0.71mi
1418 N Elderberry Ave Ontario, CA	3.0	2.5	1243	$2,750	$2.21	3d	1	0.72mi
104 Sinclair Ave Upland, CA	2.0	1.0	840	$2,500	$2.98	18d	1	0.73mi
104 Sinclair Ave #1 Upland, CA	2.0	1.0	810	$2,600	$3.21	0d	1	0.73mi
1352 W 5th St Ontario, CA	1.0–3.0	1.0–2.0	884	$2,860	$3.24	0d	10	0.75mi
2100 W Arrow Rte Upland, CA	1.0–2.0	1.0–2.0	940	$2,993	$3.18	0d	10	0.75mi
162 Linda Way Upland, CA	2.0	1.5	800	$2,250	$2.81	25d	1	0.77mi
435 N Terry Way Unit 449-C Upland, CA	2.0	1.5	1007	$2,100	$2.09	45d	1	0.77mi
4914 Olive St Montclair, CA	1.0–3.0	1.0–3.0	1001	$4,005	$4.00	0d	19	0.80mi
406 Tyler Way Upland, CA	2.0	2.0	1100	$2,195	$2.00	0d	1	0.83mi
4868 Cypress St Montclair, CA	2.0	1.0–2.5	962	$3,615	$3.76	0d	17	0.84mi
1358 W Arrow Hwy Unit A Upland, CA	2.0	1.5	1007	$2,100	$2.09	25d	1	0.85mi
1256 W Arrow Hwy Upland, CA	2.0	1.0–2.0	730	$2,015	$2.76	0d	4	0.89mi
9550 Fremont Ave Montclair, CA	2.0	1.0	700	$2,865	$4.09	3d	6	0.92mi
9200 Monte Vista Ave Montclair, CA	2.0–3.0	1.5–2.0	1085	$3,492	$3.22	0d	5	0.92mi
1324 W Winn Dr Unit D Upland, CA	2.0	1.5	900	$2,395	$2.66	45d	1	0.93mi
9306 Mesa Verde Dr Montclair, CA	2.0	1.5	1053	$3,400	$3.23	0d	1	0.95mi
538 Silverwood Ave Unit C Upland, CA	2.0	1.0	850	$1,975	$2.32	45d	1	0.95mi
5152 San Bernardino St Montclair, CA	2.0	1.0	700	$1,900	$2.71	3d	1	0.97mi
1061 W Bennington St Apt B Upland, CA	2.0	1.0	960	$2,200	$2.29	6d	1	0.99mi
638 Silverwood Ave Apt 5 Upland, CA	2.0	1.0	750	$1,950	$2.60	45d	1	1.01mi
1206 W 4th St Ontario, CA	2.0	1.5	860	$2,075	$2.41	0d	1	1.01mi
1265 W 4th St Unit C Ontario, CA	2.0	2.0	800	$1,795	$2.24	0d	1	1.01mi
1257 W 4th St Apt A Ontario, CA	2.0	2.0	964	$1,850	$1.92	0d	1	1.02mi
1040 W 7th St Upland, CA	1.0–2.0	1.0	790	$2,099	$2.66	0d	2	1.02mi
850 N Benson Ave Upland, CA	1.0–2.0	1.0	815	$2,445	$3.00	5d	14	1.02mi
2398 W Arrow Rte Upland, CA	1.0–3.0	1.0–3.5	1231	$3,874	$3.15	0d	4	1.02mi
1260 W Rosewood Ct Ontario, CA	2.0	2.0	925	$2,250	$2.43	0d	1	1.04mi
1015 W Bennington St Unit D Upland, CA	2.0	1.0	800	$2,385	$2.98	4d	1	1.05mi
1007 Harrison Ct Upland, CA	3.0	2.0	1400	$3,900	$2.79	45d	1	1.05mi

Listing history 20 events

1. 2026-06-21
   statusdays on market $149,000 Pending Sale 91 DOM
2. 2026-06-18
   days on market $149,000 Active 90 DOM
3. 2026-06-17
   days on market $149,000 Active 89 DOM
4. 2026-06-16
   days on market $149,000 Active 88 DOM
5. 2026-06-15
   days on market $149,000 Active 87 DOM
6. 2026-06-13
   days on market $149,000 Active 85 DOM
7. 2026-06-13
   days on market $149,000 Active 84 DOM
8. 2026-06-09
   days on market $149,000 Active 81 DOM
9. 2026-06-08
   days on market $149,000 Active 80 DOM
10. 2026-06-07
    days on market $149,000 Active 79 DOM
11. 2026-06-04
    days on market $149,000 Active 76 DOM
12. 2026-06-03
    days on market $149,000 Active 75 DOM
13. 2026-06-02
    days on market $149,000 Active 74 DOM
14. 2026-06-01
    days on market $149,000 Active 73 DOM
15. 2026-05-31
    days on market $149,000 Active 72 DOM
16. 2026-05-19
    price $149,000
17. 2026-05-13
    status Active
18. 2026-05-01
    historical Active Under Contract
19. 2026-03-31
    price $159,000
20. 2026-03-20
    listed $169,000 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 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥99°F today · 18 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: $33,159
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$2,653
• − Management: −$2,653
• − Depreciation: −$4,335
• Taxable income: $12,192
• Est. tax owed @ 24.0%: −$2,926
• After-tax cash flow: $10,913/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home in Villa Montclair Mobile Home Park has been thoughtfully updated with new flooring, modern kitchen, and bathroom. It offers a good investment opportunity with minimal repairs and maintenance needed.

Repairs flagged

• Minor roof — No visible damage, but satellite image shows no recent roof replacement.
• Minor exterior painting/staining — No visible damage, but satellite image shows no recent painting or staining.

Value-add opportunities

• Both Painting — Fresh paint can significantly improve the home's curb appeal and interior appearance.
• Both Landscaping — Improved landscaping can enhance the home's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible damage, but satellite image shows no recent roof replacement.	Minor	$500–3,000
exterior painting/staining · No visible damage, but satellite image shows no recent painting or staining.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting — Fresh paint can significantly improve the home's curb appeal and interior appearance. ↑
• Both Landscaping — Improved landscaping can enhance the home's curb appeal and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Montclair

• Score: 59/100
• State rank: #643
• US rank: #20130

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montclair, CA
• County: San Bernardino County · 2,030,291 people
• City population: 37,700
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 37,700
• Household income: $78,770
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 1575.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 21% White 11% Asian 10% Black 5% Native American 3%
• Hispanic origin (detail): Mexican 61%
• Common ancestry: Italian 0%
• Foreign-born: 31% · Canada, Vietnam, China
• Languages at home: 42% English-only · Spanish 47% Vietnamese 4% Chinese 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: ▼ -437.39%
• Current HPI: 438.7739
• Rent YoY: ▲ 4.24%
• 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

-11.8% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $149,000 CRMLS
• 2026-05-13 Relisted — CRMLS
• 2026-05-01 Contingent — CRMLS
• 2026-03-31 Price Changed $159,000 CRMLS
• 2026-03-20 Listed $169,000 CRMLS