31816 Avenue Ave E #101 · Yucaipa, CA 92399

$199,999

3 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 16 Days on market

Built 1972 Est $176k · 13% 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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +7.0/10.0
• Schools +3.8/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

~~REMODELED TO PERFECTION, IMMACULATE THROUGHOUT~~SHOWS LIKE A MODEL HOME~~ LARGE 3 BEDROOM NICELY LOCATED ALONG THE PERIMETER, LOCATED IN CRAFTON HILLS YUCAIPA'S HIGHLY REQUESTED FAMILY PARK, SPACE RENT ONLY $357~~ROOF RECOATED OCTOBER 2020~~RECENT REMODEL 2018-2019 INCLUDED. .. NEW HARDWOOD LAMINATE FLOORS AND NEW PLUSH CARPETING IN BEDROOMS WITH MEMORY FOAM PADDING~NEUTRALLY PAINTED INTERIOR~~NEW 6 PANEL DOORS AND NEW WATER HEATER!! ~HEATING & AIR NEW IN 2009~NEW ELECTRICAL SUB PANEL IN 2013~GREAT LAYOUT WITH HUGE BRIGHT LIVING ROOM AND FULL SIZE DINING ROOM WITH BUILT IN HUTCH~SPACIOUS GREAT ROOM/FAMILY ROOM OFF KITCHEN~REMODELED KITCHEN WITH NEWER CABINETS, COUNTERS AND APPLICANCES. .. FRIDGE INCLUDED~SEPARATE LAUNDRY ROOM . .. WASHER & DRYER INCLUDED~MASTER BEDROOM IS KING SIZE WITH MIRRORED CLOSET DOORS~MASTER BATH WITH NEW VANITY, TOILET AND NEWER TUB/SHOWER~BEDROOMS 2 & 3 ARE QUEEN/KING SIZE WITH MIRRORED CLOSET DOORS~BEAUTIFUL JACK & JILL BATHROOM WITH NEW MABLE VANITY WITH DUAL SINKS AND SOFT CLOSE DOORS AND DRAWERS PLUS NEWER TOILET AND TUB/SHOWER~~HUGE CONCRETE FRONT PORCH~PERFECT SIZE PRIVATE BACK YARD WITH BLOCK WALL AND NO NEIGHBORS BEHIND~ * * * CALL FOR A TOUR, FUSSIEST BUYERS WELCOME * * *

Key facts

• Laundry facilities
• Clubhouse
• Community amenities

Tags

• COMMUNITY AMENITIES
• CLUBHOUSE
• RELAXING JACUZZI
• LAUNDRY FACILITIES
• PET FRIENDLY LIVING
• UTILITIES INCLUDED

Property features AI

Finance

• Financial info: Monthly land lease approximately $416 (seller-provided)
• HOA & community: Land lease in place (monthly); Rent includes all utilities; Community features include sidewalks and a park; Manager approval required for tenancy; Pets allowed

Exterior

• Parking: Attached carport; Public parking available; Park name: Crafton Hills Mobile Home Park
• Utilities: Public sewer; District/Public water
• Home design: Single-story mobile home; Mobile home remains on site; Mobile dimensions approximately 12 ft by 65 ft; Facing/directions available from I-10: exit Yucaipa Blvd north, right on Avenue E (located in Crafton Hills Mobile Estates)
• Construction: Year built per assessor; Living area per assessor's data
• Exterior features: Association-maintained pool; Front yard; Has a view

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-level home; Main entry on the first level
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 2.7% in Yucaipa — 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 66/100 on livability (#334 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+; Watch: schools D, health & safety D, amenities F.
• Yucaipa-Calimesa Joint Unified (suburban): math 32% / reading 55% proficiency, ranked #195 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.3%/yr); 205 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 31% 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $117k; list at $200k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,999 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — 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. 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: 1.20% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.86%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $176,280
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31816 E Ave #144	0.00mi	3/2.0	1,488 (-5%)	1mo	$192,000	$129	91
31816 Avenue E #33	0.07mi	2/2.0 (-1)	1,536 (-2%)	7mo	$167,000	$109	83
31816 Avenue Ave E #16	0.00mi	2/2.0 (-1)	1,664 (+7%)	3mo	$188,000	$113	81

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-7,097
• Equity at exit: $29,821

10-year hold

• IRR: 2.4%
• Equity multiple: 1.15×
• Total profit: $8,455
• Equity at exit: $17,292

Cash invested: $56,000 (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 92399

• Rents YoY: -1.3%
• Active inventory: 205
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,391 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $507

Break-even live

Break-even rent $1,750

Max offer price $199,999

Occupancy floor 74%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12766 13th St Yucaipa, CA	3.0	2.0	1400	$2,795	$2.00	3d	1	1.12mi

Listing history 12 events

1. 2026-06-18
   days on market $199,999 Active 16 DOM
2. 2026-06-17
   days on market $199,999 Active 15 DOM
3. 2026-06-16
   days on market $199,999 Active 14 DOM
4. 2026-06-15
   days on market $199,999 Active 13 DOM
5. 2026-06-13
   days on market $199,999 Active 11 DOM
6. 2026-06-13
   days on market $199,999 Active 10 DOM
7. 2026-06-09
   days on market $199,999 Active 7 DOM
8. 2026-06-08
   days on market $199,999 Active 6 DOM
9. 2026-06-07
   days on market $199,999 Active 5 DOM
10. 2026-06-04
    days on market $199,999 Active 2 DOM
11. 2026-06-02
    remarks 693-char remark
12. 2026-06-02
    listed $199,999 Active 1 DOM

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 7/10 Severe 6 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,694
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,296
• − Management: −$2,296
• − Depreciation: −$5,818
• Taxable income: $3,082
• Est. tax owed @ 24.0%: −$740
• After-tax cash flow: $5,343/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: Yucaipa-Calimesa Joint Unified
• NCES district ID: 0643560
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 55% ▲ 6.00%
• Median HH income: $58,243
• Composite: 38.09/100
• National rank: #4277
• State rank: #195 of 517 in CA

Livability — Yucaipa

• Score: 66/100
• State rank: #334
• US rank: #11542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yucaipa, CA
• County: San Bernardino County · 2,030,291 people
• City population: 55,366
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 55,366
• Household income: $92,440
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1110.0

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 0.57)
• Race & ethnicity: White 55% Hispanic / Latino 36% Two or more races 15% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 77% English-only · Spanish 19% Other Indo-European 1% Other Asian/Pacific 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: ▼ -632.71%
• Current HPI: 353.4762
• Rent YoY: ▼ -1.27%
• 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

+473.1% since first listed

14 events — show timeline

• 2026-06-02 Listed $199,999 CRMLS
• 2025-12-09 Pending — CRMLS
• 2025-12-01 Listing Removed — CRMLS
• 2025-11-21 Listed $210,000 CRMLS
• 2020-12-02 Sold (MLS) $117,000 CRMLS
• 2020-11-07 Pending — CRMLS
• 2020-10-21 Listed $117,000 CRMLS
• 2008-07-18 Sold (MLS) $68,000 CRMLS
• 2008-07-14 Listing Removed — CRMLS
• 2008-05-02 Listed $68,900 CRMLS
• 2008-05-02 Listing Removed — CRMLS
• 2008-04-13 Listed $75,000 CRMLS
• 2003-12-30 Listing Removed — CRMLS
• 2003-09-16 Listed $34,900 CRMLS

Property tax history

-1.5%/yr

Latest (2025): $100 · +1.2% YoY. Source: county tax records.