1066 49th · San Bernardino, CA 92407

$190,000

2 bd · 1.0 ba · 1,271 sqft · Other · 237 Days on market

Built 1980 9,715 sqft lot $149/sqft · 61% below area ↓ 5% since listing

---

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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BUILDER’S SPECIAL -  Unlock the potential of this flat, 9,000+ sqft infill lot located in a rapidly growing pocket of North San Bernardino. Zoned for single or multi-unit development, this site is perfect for a builder looking for their next project in a high-demand rental and resale market. The lot already includes existing slab/foundation areas, utilities alley access, and a layout that allows for efficient site planning. Whether you’re building ADUs, a duplex/triplex, or a modern single-family with additional income units — this is a rare blank canvas. Go Direct, DO NOT USE SHOWTIME! Contact Hannah Suri 951-238-9751

Key facts

• 9,715 sq ft lot
• 2 garage spots
• Built 1980

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $190k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 3.5% in San Bernardino — 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 (#661 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, housing A; Watch: schools D, employment D, crime F.
• 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 (+3.4%/yr); 125 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 31% of the median local income ($94k/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 + 3.4% rent growth), your $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; 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: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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: 1.26% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.21%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (median comp): $486,949
• List price: $190,000
• Delta: -60.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.41% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.14×
• Total profit: $7,532
• Equity at exit: $28,330

10-year hold

• IRR: 13.6%
• Equity multiple: 2.11×
• Total profit: $58,839
• Equity at exit: $16,428

Cash invested: $53,200 (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 92407

• Rents YoY: 3.4%
• Active inventory: 125
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,403 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $585

Break-even live

Break-even rent $1,662

Max offer price $190,000

Occupancy floor 71%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1380 W 48th St Unit 33 San Bernardino, CA	2.0	1.5	1202	$2,400	$2.00	43d	1	0.60mi
1380 W 48th St #116 San Bernardino, CA	2.0	1.5	1055	$2,200	$2.09	20d	1	0.60mi
5280 Little Mountain Dr San Bernardino, CA	1.0–2.0	1.0–2.0	850	$2,184	$2.57	1d	16	0.63mi
4555 Acacia Ave San Bernardino, CA	3.0	2.0	896	$3,750	$4.19	43d	1	0.68mi
1460 Kendall Dr #59 San Bernardino, CA	3.0	2.0	1021	$2,598	$2.54	43d	1	0.74mi
1460 Kendall Dr San Bernardino, CA	2.0	1.5–2.0	900	$1,998	$2.22	5d	2	0.78mi
1505 Northpark Blvd San Bernardino, CA	1.0–2.0	1.5–2.0	870	$2,125	$2.44	5d	1	0.97mi
313 W 44th St San Bernardino, CA	2.0	1.0	902	$1,850	$2.05	15d	1	0.98mi
425 Edgerton Dr San Bernardino, CA	3.0	2.0	1566	$3,900	$2.49	5d	1	1.15mi
4378 Sepulveda Ave Apt 3 San Bernardino, CA	2.0	1.5	930	$1,895	$2.04	43d	1	1.35mi

Listing history 18 events

1. 2026-06-18
   days on market $190,000 Active 237 DOM
2. 2026-06-17
   days on market $190,000 Active 236 DOM
3. 2026-06-16
   days on market $190,000 Active 235 DOM
4. 2026-06-15
   days on market $190,000 Active 234 DOM
5. 2026-06-13
   days on market $190,000 Active 232 DOM
6. 2026-06-09
   days on market $190,000 Active 228 DOM
7. 2026-06-08
   days on market $190,000 Active 227 DOM
8. 2026-06-07
   days on market $190,000 Active 226 DOM
9. 2026-06-04
   days on market $190,000 Active 223 DOM
10. 2026-06-03
    days on market $190,000 Active 222 DOM
11. 2026-06-02
    days on market $190,000 Active 221 DOM
12. 2026-06-01
    days on market $190,000 Active 220 DOM
13. 2026-05-31
    days on market $190,000 Active 219 DOM
14. 2025-11-18
    price $190,000 655-char remark

    Show marketing remark (655 chars)

    BUILDER’S SPECIAL -  Unlock the potential of this flat, 9,000+ sqft infill lot located in a rapidly growing pocket of North San Bernardino. Zoned for single or multi-unit development, this site is perfect for a builder looking for their next project in a high-demand rental and resale market. The lot already includes existing slab/foundation areas, utilities alley access, and a layout that allows for efficient site planning. Whether you’re building ADUs, a duplex/triplex, or a modern single-family with additional income units — this is a rare blank canvas. Go Direct, DO NOT USE SHOWTIME! Contact Hannah Suri 951-238-9751

15. 2025-11-09
    status Active 655-char remark

    Show marketing remark (655 chars)

    BUILDER’S SPECIAL -  Unlock the potential of this flat, 9,000+ sqft infill lot located in a rapidly growing pocket of North San Bernardino. Zoned for single or multi-unit development, this site is perfect for a builder looking for their next project in a high-demand rental and resale market. The lot already includes existing slab/foundation areas, utilities alley access, and a layout that allows for efficient site planning. Whether you’re building ADUs, a duplex/triplex, or a modern single-family with additional income units — this is a rare blank canvas. Go Direct, DO NOT USE SHOWTIME! Contact Hannah Suri 951-238-9751

16. 2025-11-03
    historical Active Under Contract 655-char remark

    Show marketing remark (655 chars)

    BUILDER’S SPECIAL -  Unlock the potential of this flat, 9,000+ sqft infill lot located in a rapidly growing pocket of North San Bernardino. Zoned for single or multi-unit development, this site is perfect for a builder looking for their next project in a high-demand rental and resale market. The lot already includes existing slab/foundation areas, utilities alley access, and a layout that allows for efficient site planning. Whether you’re building ADUs, a duplex/triplex, or a modern single-family with additional income units — this is a rare blank canvas. Go Direct, DO NOT USE SHOWTIME! Contact Hannah Suri 951-238-9751

17. 2025-10-24
    listed $200,000 Active 655-char remark

    Show marketing remark (655 chars)

    BUILDER’S SPECIAL -  Unlock the potential of this flat, 9,000+ sqft infill lot located in a rapidly growing pocket of North San Bernardino. Zoned for single or multi-unit development, this site is perfect for a builder looking for their next project in a high-demand rental and resale market. The lot already includes existing slab/foundation areas, utilities alley access, and a layout that allows for efficient site planning. Whether you’re building ADUs, a duplex/triplex, or a modern single-family with additional income units — this is a rare blank canvas. Go Direct, DO NOT USE SHOWTIME! Contact Hannah Suri 951-238-9751

18. 2025-10-23
    historical $200,000 655-char remark

    Show marketing remark (655 chars)

    BUILDER’S SPECIAL -  Unlock the potential of this flat, 9,000+ sqft infill lot located in a rapidly growing pocket of North San Bernardino. Zoned for single or multi-unit development, this site is perfect for a builder looking for their next project in a high-demand rental and resale market. The lot already includes existing slab/foundation areas, utilities alley access, and a layout that allows for efficient site planning. Whether you’re building ADUs, a duplex/triplex, or a modern single-family with additional income units — this is a rare blank canvas. Go Direct, DO NOT USE SHOWTIME! Contact Hannah Suri 951-238-9751

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,838
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$2,307
• − Management: −$2,307
• − Depreciation: −$5,527
• Taxable income: $4,254
• Est. tax owed @ 24.0%: −$1,021
• After-tax cash flow: $6,005/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 — San Bernardino

• Score: 59/100
• State rank: #661
• US rank: #20479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: San Bernardino County · 2,030,291 people
• City population: 255,614
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 71,711
• Household income: $94,032
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 2040.0

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: Majority Hispanic (65%)
• Race & ethnicity: Hispanic / Latino 65% Two or more races 17% White 17% Black 10% Asian 4%
• Hispanic origin (detail): Mexican 56%
• Common ancestry: Lithuanian 1% Italian 1% Iranian 1%
• Foreign-born: 21% · Canada
• Languages at home: 51% English-only · Spanish 44% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -254.51%
• Current HPI: 449.2624
• Rent YoY: ▲ 3.41%
• 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

-5.0% since first listed

5 events — show timeline

• 2025-11-18 Price Changed $190,000 CRMLS
• 2025-11-09 Relisted — CRMLS
• 2025-11-03 Contingent — CRMLS
• 2025-10-24 Listed $200,000 CRMLS
• 2025-10-23 Coming Soon $200,000 CRMLS

Property tax history

+5.9%/yr

Latest (2025): $361 · +2.4% YoY. Source: county tax records.