1155 S Riverside St #136 · Rialto, CA 92376

$180,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 14 Days on market

Built 1973 Est $172k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +5.4/15.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this recently upgraded double-wide mobile home located in the desirable Santiago Parkside Estates family community in Rialto. This move-in ready home features 3 spacious bedrooms and 2 bathrooms with comfortable and affordable living in a well-maintained community. Recent upgrades enhance the home's appeal, offering a fresh and inviting atmosphere for its new owners, this home presents a great opportunity for first-time buyers or anyone seeking affordable homeownership. Don’t miss out on this wonderful opportunity!

Key facts

• Built 1973
• Listed 13 days

Property features AI

Finance

• Other: Living area source: appraiser; Lot density: 0-1 unit per acre; Elevation units in feet
• HOA & community: Land lease in place ($900 monthly)

Exterior

• Parking: Located in Santiago Parkside Estates (park name listed)
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home (Richwood model); Mobile home remains on site; Mobile dimensions approximately 12' x 56'; Orientation: facing (entry) side
• Construction: Year built: as reported by seller
• Exterior features: No pool; Street lighting in the community

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless cooling
• Interior features: Entry on the side; Single-level home
• Laundry & utility: Dedicated laundry room; Washer hookup; Gas and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $755 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Cap rate 11.3% vs local median 3.5% in Rialto — 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 60/100 on livability (#598 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A-; Watch: schools F, crime F, amenities D-.
• Rialto Unified (suburban): math 25% / reading 46% proficiency, ranked #268 of 517 in CA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.6%/yr); 142 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 38% of the median local income ($80k/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 $5k 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 + 1.6% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,000

Questions for the listing agent

1. Built in 1973 — 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 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?
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: 1.41% ✓
• Cap rate: 11.33%
• Cash-on-cash: 17.99%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $172,032
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1155 S RIVERSIDE Dr #7	0.00mi	2/2.0	1,300 (-3%)	2mo	$170,000	$131	93
1025 S Riverside Ave #66	0.08mi	3/2.0 (+1)	1,248 (-7%)	2mo	$165,000	$132	77
200 W San Bernardino Ave #46	0.28mi	2/2.0	1,440 (+7%)	4mo	$65,000	$45	72
200 W San Bernardino Ave #100	0.28mi	3/2.0 (+1)	1,375 (+2%)	7mo	$210,000	$153	72
1155 S Riverside #22	0.00mi	3/2.0 (+1)	1,152 (-14%)	3mo	$190,000	$165	69
200 San Bernardino #47	0.28mi	2/2.0	1,440 (+7%)	8mo	$140,000	$97	68
200 W San Bernardino Ave #35	0.31mi	2/2.0	1,442 (+7%)	13mo	$162,000	$112	63
1025 S Riverside Ave #20	0.14mi	3/2.0 (+1)	1,440 (+7%)	18mo	$185,000	$128	61
1155 S Riverside Ave #113	0.00mi	3/2.0 (+1)	1,493 (+11%)	22mo	$190,000	$127	58
200 W San Bernardino Ave #132	0.28mi	3/2.0 (+1)	1,152 (-14%)	3mo	$139,000	$121	56
200 San Bern #105	0.32mi	2/2.0	1,152 (-14%)	14mo	$155,000	$135	50

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 · 1.59% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.31×
• Total profit: $15,443
• Equity at exit: $26,839

10-year hold

• IRR: 16.0%
• Equity multiple: 2.22×
• Total profit: $61,434
• Equity at exit: $15,563

Cash invested: $50,400 (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 92376

• Rents YoY: 1.6%
• Active inventory: 142
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,531 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $755

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 65%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 S Riverside Ave Rialto, CA	2.0	2.0	900	$1,900	$2.11	43d	1	0.21mi
1004 S Riverside Ave Rialto, CA	3.0	3.0	1155	$2,750	$2.38	43d	1	0.27mi
1004 S Riverside Ave Unit A-3 Rialto, CA	3.0	2.5	1155	$2,750	$2.38	43d	1	0.27mi
2047 Greenbriar St Colton, CA	2.0	2.0	1032	$2,595	$2.51	43d	1	0.32mi
1084 Jacaranda Rd Colton, CA	2.0	2.0	1032	$2,400	$2.33	43d	1	0.42mi
606 S Riverside Ave Rialto, CA	2.0–3.0	1.0–2.0	1034	$2,695	$2.61	1d	3	0.69mi
1163 Bent Rail Cir Colton, CA	3.0	2.0	1248	$2,795	$2.24	43d	1	0.81mi
554 S Willow Ave Unit 1 Rialto, CA	3.0	1.0	993	$2,600	$2.62	43d	1	0.84mi
1031 S Cactus Ave Rialto, CA	1.0–3.0	1.0–2.0	1030	$2,307	$2.24	5d	1	0.86mi
142 E Merrill Ave Rialto, CA	3.0	1.5	1120	$2,495	$2.23	43d	1	0.88mi
210 West South St Unit a Rialto, CA	3.0	2.0	1275	$2,600	$2.04	43d	1	1.02mi
10026 Portola Ave Bloomington, CA	2.0	1.0	900	$1,850	$2.06	43d	1	1.45mi

Listing history 9 events

1. 2026-06-09
   days on market $180,000 Active 14 DOM
2. 2026-06-08
   days on market $180,000 Active 13 DOM
3. 2026-06-07
   days on market $180,000 Active 12 DOM
4. 2026-06-04
   days on market $180,000 Active 9 DOM
5. 2026-06-03
   days on market $180,000 Active 8 DOM
6. 2026-06-02
   days on market $180,000 Active 7 DOM
7. 2026-06-01
   days on market $180,000 Active 6 DOM
8. 2026-05-31
   days on market $180,000 Active 5 DOM
9. 2026-05-26
   listed $180,000 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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,370
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,430
• − Management: −$2,430
• − Depreciation: −$5,236
• Taxable income: $6,592
• Est. tax owed @ 24.0%: −$1,582
• After-tax cash flow: $7,483/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: Rialto Unified
• NCES district ID: 0632370
• Math proficiency: 25% ▲ 3.00%
• Reading proficiency: 46% ▲ 10.00%
• Median HH income: $50,916
• Composite: 30.77/100
• National rank: #6154
• State rank: #268 of 517 in CA

Livability — Rialto

• Score: 60/100
• State rank: #598
• US rank: #19283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rialto, CA
• County: San Bernardino County · 2,030,291 people
• City population: 105,208
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 84,394
• Household income: $79,675
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 2574.0

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 (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 22% Black 11% White 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 68%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 36% English-only · Spanish 61% Arabic 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: ▼ -323.82%
• Current HPI: 505.95
• Rent YoY: ▲ 1.59%
• 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

1 event — show timeline

• 2026-05-26 Listed $180,000 CRMLS

Property tax history

+0.1%/yr

Latest (2025): $80 · +1.8% YoY. Source: county tax records.