1684 W 28th · San Bernardino, CA 92407

$275,000

4 bd · 2.0 ba · 968 sqft · SingleFamily public records · 1 Days on market

Built 1954 9,750 sqft lot Est $467k · 41% 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +5.8/10.0
• 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

Investor’s Opportunity – Full of Potential! Welcome to this property brimming with possibilities. The main home offers 4 bedrooms and 1 bathroom, along with a generous front yard, spacious backyard, and a covered patio—perfect for entertaining or future expansion. An additional unit (1 bedroom, 1 bathroom, permits unknown) provides potential for extra income or multi-generational living. Conveniently located near schools, shopping centers, and hospitals, this home combines comfort with accessibility. Don’t miss this chance to own a versatile property with incredible potential in the heart of San Bernardino!

Key facts

• 9,750 sq ft lot
• Built 1954

Property features AI

Finance

• Other: Single-unit property; No common walls
• HOA & community: Sidewalks in the community; Land lease

Exterior

• Utilities: Public sewer; District/public water
• Home design: House; Single-story total reported, entry at main level; No accessory dwelling unit
• Construction: Year built source: Assessor
• Exterior features: Paved lot; No pool

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom; One half bathroom
• Interior features: Two levels; Main-level entry
• Laundry & utility: Laundry hookups for gas and electric dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $686 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Cap rate 9.3% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 38% 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 $2k of loan paydown is wiped out by about $8k 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 $77k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.
• Current owner paid $40k; list at $275k implies a 596% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.08% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.69%
• DSCR: 1.48
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $466,576
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2677 N Pennsylvania Ave	0.21mi	3/1.0 (-1)	932 (-4%)	1mo	$420,000	$451	74
1648 W 23rd	0.37mi	3/2.5 (-1)	915 (-6%)	3mo	$510,000	$557	65
1747 Porter St	0.13mi	3/1.0 (-1)	918 (-5%)	21mo	$415,000	$452	59
1926 Nolan St	0.58mi	3/2.0 (-1)	944 (-2%)	9mo	$455,000	$482	56
1656 W 23rd St	0.36mi	3/1.0 (-1)	897 (-7%)	7mo	$420,000	$468	56
1768 W 27th St	0.17mi	3/1.0 (-1)	908 (-6%)	21mo	$397,000	$437	55
1420 W 30th St	0.62mi	3/1.5 (-1)	978 (+1%)	10mo	$475,000	$486	55
1941 Nolan St	0.64mi	3/1.0 (-1)	960 (-1%)	7mo	$435,000	$453	54
3155 Glenview Ave	0.54mi	3/1.0 (-1)	914 (-6%)	20mo	$455,000	$498	40
1542 W 20th St	0.69mi	3/2.0 (-1)	1,038 (+7%)	22mo	$500,000	$482	32

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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $255
• Equity at exit: $41,003

10-year hold

• IRR: 10.1%
• Equity multiple: 1.79×
• Total profit: $61,122
• Equity at exit: $23,777

Cash invested: $77,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,959 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$95 /mo · $1,135/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $686

Break-even live

Break-even rent $2,090

Max offer price $275,000

Occupancy floor 72%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1444 N Pennsylvania Ave San Bernardino, CA	5.0	3.0	960	$3,500	$3.65	20d	1	1.19mi

Listing history 2 events

1. 2026-06-13
   remarks 614-char remark
2. 2026-06-13
   listed $275,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,135 · $95/mo
• Projected year-2 tax: $2,090 · $174/mo
• Expected delta: +$955/yr (+$80/mo · 84.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,505
• − Mortgage interest: −$15,404
• − Property taxes: −$1,135
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,840
• − Management: −$2,840
• − Depreciation: −$8,000
• Taxable income: $3,910
• Est. tax owed @ 24.0%: −$938
• After-tax cash flow: $7,295/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

• Census place: San Bernardino, CA
• 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

+596.2% since first listed

4 events — show timeline

• 2026-06-14 Pending — CRMLS
• 2026-06-13 Relisted — CRMLS
• 2025-09-23 Listed $275,000 CRMLS
• 1981-05-06 Sold (Public Records) $39,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,135 · +2.4% YoY. Source: county tax records.