8191 Calabash #22 · Fontana, CA 92335

$145,000

3 bd · 2.0 ba · 1,176 sqft · Manufactured public records · 8 Days on market

Built 2001 1.69 ac lot Est $158k · 8% under

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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 +11.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 3-bedroom, 2-bath mobile home in the city of Fontana, with a comfortable living room that opens into the kitchen and dining space. You will love the separate laundry area with a washer and dryer, a fenced yard, and carport for up to two cars in the covered, long driveway. Whether you are looking to downsize, make a first-time purchase, or simply relocate to a wonderful area. Conveniently close to Victoria Gardens, schools, parks, shopping, and major freeways. Don't miss out on this Great Opportunity!

Key facts

• Close to schools
• Fenced yard
• Carport

Tags

• SEPARATE LAUNDRY AREA
• FENCED YARD
• CARPORT
• COVERED DRIVEWAY
• CLOSE TO VICTORIA GARDENS
• CLOSE TO SCHOOLS

Property features AI

Finance

• Other: Directions: From Frwy 15 south — exit Base Line Rd, turn left; East Ave turn right; Calabash; Location coordinates available
• HOA & community: Land lease (park) with monthly fee; Land lease covers trash; Park name: Sierra Vista Mobile Estate; Community features include street lighting and a park; Manager approval required; Pets allowed

Exterior

• Parking: Carport (2 spaces)
• Security: Gated community
• Utilities: Standard electric; Public sewer; District/public water
• Home design: Single-story home; Entry level 1; 2002 model mobile home (24' x 48'); Turnkey condition
• Construction: Drywall walls; Asbestos shingle roof; Raised foundation
• Exterior features: Front porch; Lighting; In-ground community pool; Patio; Average-condition fencing; Front yard; Back yard; Paved road access

Interior

• Kitchen: Kitchen island; Laminate counters; Convection oven; Gas range; Refrigerator
• Bedrooms: Main floor bedroom
• Flooring: Carpet; Laminate flooring
• Bathrooms: 2 full bathrooms; Showers
• Heating & cooling: Central cooling (electric); Central furnace heating
• Interior features: Unfurnished; Front entry; Gated community; Laundry room (inside, individual room)
• Laundry & utility: Washer included; Dryer included; Washer hookup; Gas & electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Cap rate 20.6% vs local median 3.2% in Fontana — 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 64/100 on livability (#415 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A-, employment A-; Watch: schools F, amenities F, cost of living F.
• Fontana Unified (suburban): math 25% / reading 71% proficiency, ranked #156 of 517 in CA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.3%/yr); 115 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).
• At $3,274/mo this rent would consume 50% of the median local household income ($78k/yr) (locally 3437% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 + 2.3% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 23y 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 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,000

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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.26% ✓
• Cap rate: 20.60%
• Cash-on-cash: 51.11%
• DSCR: 3.27
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $157,584
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8191 Calabash #38	0.00mi	3/2.0	1,344 (+14%)	4mo	$166,000	$124	73
8297 Cottonwood Ave #1	0.51mi	3/2.0	1,200 (+2%)	12mo	$175,000	$146	63
8191 Calabash Ave #39	0.00mi	4/2.0 (+1)	1,344 (+14%)	21mo	$180,100	$134	53

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 · 2.34% rent growth · sell at horizon

5-year hold

• IRR: 48.2%
• Equity multiple: 3.08×
• Total profit: $84,432
• Equity at exit: $21,620

10-year hold

• IRR: 53.5%
• Equity multiple: 6.08×
• Total profit: $206,423
• Equity at exit: $12,537

Cash invested: $40,600 (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 92335

• Rents YoY: 2.3%
• Active inventory: 115
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $3,274 high
• Mortgage (P&I): −$760
• Tax from tax record: −$36 /mo · $437/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$688
• Net cashflow: $1,729

Break-even live

Break-even rent $1,085

Max offer price $145,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,811	-5% $1,770	+0% $1,729	+5% $1,688	+10% $1,647
Rent	-10% $1,470	-5% $1,600	+0% $1,729	+5% $1,858	+10% $1,988
Rate	-1.0pp $1,802	-0.5pp $1,766	base $1,729	+0.5pp $1,692	+1.0pp $1,653

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8186 Banana Ave Fontana, CA	2.0–3.0	2.0–2.5	1419	$4,163	$2.93	0d	14	0.18mi
8153 Banana Ave Fontana, CA	3.0	2.0	1300	$3,000	$2.31	20d	4	0.23mi
8391 Cottonwood Ave Fontana, CA	2.0	1.0	800	$2,500	$3.12	44d	1	0.55mi
8331 Cottonwood Ave Fontana, CA	2.0	1.0	1032	$2,150	$2.08	44d	1	0.56mi
8467 Cottonwood Ave Fontana, CA	2.0	1.0	1000	$3,000	$3.00	17d	1	0.65mi
13632 Cabrillo Ct Fontana, CA	3.0	2.5	1447	$3,200	$2.21	0d	1	0.67mi
13250 Foothill Blvd Rancho Cucamonga, CA	1.0–3.0	1.0–2.0	1065	$3,724	$3.50	0d	12	0.84mi
7878 East Ave Rancho Cucamonga, CA	1.0–2.0	1.0–2.0	921	$2,945	$3.20	0d	7	0.89mi
12995 Chestnut Ave Rancho Cucamonga, CA	3.0	1.0	1066	$2,900	$2.72	0d	1	1.19mi
7951 Etiwanda Ave Rancho Cucamonga, CA	1.0–2.0	1.0–2.0	881	$3,150	$3.58	0d	9	1.20mi
14817 Foothill Blvd Fontana, CA	1.0–3.0	1.0–2.0	1081	$4,045	$3.74	0d	33	1.20mi
12915 Foothill Blvd Rancho Cucamonga, CA	1.0–3.0	1.0–2.0	1039	$4,194	$4.03	0d	13	1.23mi
14951 Foothill Blvd Fontana, CA	1.0–2.0	1.0–2.0	868	$3,149	$3.63	0d	11	1.26mi
8493 Etiwanda Ave Rancho Cucamonga, CA	2.0–3.0	1.0–2.0	977	$2,995	$3.07	0d	3	1.36mi
14796 Merrill Ave Fontana, CA	4.0	3.0	861	$3,700	$4.30	44d	1	1.39mi

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $437 · $36/mo
• Projected year-2 tax: $1,102 · $92/mo
• Expected delta: +$665/yr (+$55/mo · 152.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,286
• − Mortgage interest: −$8,122
• − Property taxes: −$437
• − Insurance: −$725
• − Repairs & maintenance: −$3,143
• − Management: −$3,143
• − Depreciation: −$4,218
• Taxable income: $19,498
• Est. tax owed @ 24.0%: −$4,680
• After-tax cash flow: $16,070/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: Fontana Unified
• NCES district ID: 0613920
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 71% ▲ 30.00%
• Median HH income: $53,912
• Composite: 41.31/100
• National rank: #3510
• State rank: #156 of 517 in CA

Livability — Fontana

• Score: 64/100
• State rank: #415
• US rank: #14177

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fontana, CA
• County: San Bernardino County · 2,030,291 people
• City population: 203,028
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 97,511
• Household income: $77,949
• Rent vs Own: 51.8% rent · 48.2% own
• Severe rent burden: 3437.0

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 (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 13% White 8% Black 4% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Italian 1%
• Foreign-born: 34% · Canada, Vietnam
• Languages at home: 27% English-only · Spanish 69% Arabic 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: ▼ -804.67%
• Current HPI: 507.5862
• Rent YoY: ▲ 2.34%
• 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

+111.7% since first listed

7 events — show timeline

• 2026-05-26 Relisted — CRMLS
• 2026-03-17 Relisted — CRMLS
• 2026-03-13 Relisted — CRMLS
• 2026-03-11 Relisted — CRMLS
• 2026-03-06 Listed $145,000 CRMLS
• 2003-10-22 Listing Removed — CRMLS
• 2003-04-22 Listed $68,500 CRMLS

Property tax history

-0.3%/yr

Latest (2025): $437 · +5.5% YoY. Source: county tax records.