1855 E Riverside Dr #409 · Ontario, CA 91761

$98,450

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 49 Days on market

Built 1982 $79/sqft · 7% below area Est $106k · 7% under

---

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 +10.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A cozy starter 4beds/2baths manufactured home built in 1982. A corner unit with long deep covered carport/driveway. Conveniently located, close to freeways, shopping centers, schools, park, golf course and across from the up and coming stadium.

Key facts

• Close to schools
• Close to freeways
• Covered carport

Tags

• CORNER UNIT
• COVERED CARPORT
• CLOSE TO FREEWAYS
• CLOSE TO SHOPPING CENTERS
• CLOSE TO SCHOOLS
• CLOSE TO PARK

Property features AI

Finance

• HOA & community: Land lease community; Monthly land lease of $2,130.33 (seller-provided)

Exterior

• Parking: Located in Country Meadows park
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected; Water connected
• Home design: Manufactured/mobile home (24' x 52'); Single-story; Model SM7A7; Mobile home remains on property
• Construction: Year built per builder
• Exterior features: Community pool; Corner lot; Sidewalks (community)

Interior

• Bedrooms: All bedrooms on the main level
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Interior features: One-level home; Side entry
• Laundry & utility: Inside laundry; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $98k).
• Recommended offer: $95k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.2% vs local median 2.7% in Ontario — 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 63/100 on livability (#435 in CA) — a middle-class / working-renter tenant base. Strengths: commute A-, housing B+; Watch: schools F, cost of living F, health & safety F.
• Chino Valley Unified (suburban): math 46% / reading 58% proficiency, ranked #334 of 1,400 in CA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.4%/yr); 314 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).
• This rent runs 34% of the median local income ($101k/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 $680 of loan paydown is wiped out by about $3k 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 + 2.4% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,496 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 2.87% ✓
• Cap rate: 25.23%
• Cash-on-cash: 67.63%
• DSCR: 4.01
• GRM: 2.9

CMA / ARV

• ARV (median comp): $105,910
• List price: $98,450
• Delta: -7.04%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1855 Riverside Dr E #128	0.00mi	3/2.0 (+1)	1,260 (+1%)	6mo	$85,000	$67	88
1855 E Riverside Dr #110	0.00mi	3/2.0 (+1)	1,272 (+2%)	9mo	$100,000	$79	85
1855 E Riverside Dr #348	0.00mi	3/2.0 (+1)	1,272 (+2%)	10mo	$145,000	$114	83
1855 E Riverside Dr #232	0.00mi	3/2.0 (+1)	1,272 (+2%)	12mo	$102,000	$80	82
1855 E Riverside Dr #9	0.00mi	3/2.0 (+1)	1,176 (-6%)	6mo	$116,300	$99	80
1855 E Riverside Dr #133	0.00mi	3/2.0 (+1)	1,176 (-6%)	8mo	$98,100	$83	79
1855 E Riverside Dr #155	0.00mi	3/2.0 (+1)	1,344 (+8%)	15mo	$100,000	$74	70
1855 E Riverside Dr #347	0.00mi	3/2.0 (+1)	1,176 (-6%)	20mo	$107,000	$91	69
1855 E Riverside Dr #362	0.00mi	3/2.0 (+1)	1,352 (+8%)	17mo	$105,000	$78	67
1855 E Riverside Dr #185	0.00mi	3/2.0 (+1)	1,176 (-6%)	22mo	$105,000	$89	67
1855 E Riverside Dr #370	0.16mi	3/2.0 (+1)	1,152 (-8%)	16mo	$85,000	$74	62
1855 E Riverside Dr #394	0.16mi	2/2.0	1,128 (-10%)	22mo	$89,000	$79	58

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 · 2.39% rent growth · sell at horizon

5-year hold

• IRR: 66.3%
• Equity multiple: 3.95×
• Total profit: $81,318
• Equity at exit: $14,679

10-year hold

• IRR: 70.4%
• Equity multiple: 7.94×
• Total profit: $191,409
• Equity at exit: $8,512

Cash invested: $27,566 (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 91761

• Rents YoY: 2.4%
• Active inventory: 314
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,828 high
• Mortgage (P&I): −$516
• Tax est. 1.5%: −$123 /mo · $1,477/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $1,554

Break-even live

Break-even rent $861

Max offer price $98,450

Occupancy floor 40%

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: $24,612
• Closing costs: $2,954
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2550 E Riverside Dr Ontario, CA	1.0–2.0	1.0–2.0	835	$2,795	$3.35	4d	8	1.03mi
1110 E Philadelphia St Ontario, CA	1.0–2.0	1.0–2.0	904	$3,207	$3.55	1d	12	1.27mi
3303 S Archibald Ave Ontario, CA	1.0–2.0	1.0–2.0	877	$2,861	$3.26	2d	27	1.29mi
2432 S Garfield Pl Ontario, CA	3.0	2.0	1118	$3,150	$2.82	1d	1	1.36mi
1056 E Philadelphia St Ontario, CA	1.0	1.0	688	$2,465	$3.58	1d	1	1.40mi

Listing history 15 events

1. 2026-06-18
   days on market $98,450 Active 49 DOM
2. 2026-06-17
   days on market $98,450 Active 48 DOM
3. 2026-06-16
   days on market $98,450 Active 47 DOM
4. 2026-06-15
   days on market $98,450 Active 46 DOM
5. 2026-06-13
   days on market $98,450 Active 44 DOM
6. 2026-06-09
   days on market $98,450 Active 40 DOM
7. 2026-06-08
   days on market $98,450 Active 39 DOM
8. 2026-06-07
   days on market $98,450 Active 38 DOM
9. 2026-06-04
   days on market $98,450 Active 35 DOM
10. 2026-06-03
    days on market $98,450 Active 34 DOM
11. 2026-06-02
    days on market $98,450 Active 33 DOM
12. 2026-06-01
    days on market $98,450 Active 32 DOM
13. 2026-05-31
    days on market $98,450 Active 31 DOM
14. 2026-05-02
    status Active 244-char remark
15. 2026-04-29
    listed $98,450 Active 244-char remark

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 23 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,935
• − Mortgage interest: −$5,515
• − Property taxes: −$1,477
• − Insurance: −$492
• − Repairs & maintenance: −$2,715
• − Management: −$2,715
• − Depreciation: −$2,864
• Taxable income: $18,157
• Est. tax owed @ 24.0%: −$4,358
• After-tax cash flow: $14,286/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: Chino Valley Unified
• NCES district ID: 0608460
• Math proficiency: 46% ▲ 1.00%
• Reading proficiency: 58% ▲ 1.00%
• Median HH income: $83,575
• Composite: 49.56/100
• National rank: #4275
• State rank: #334 of 1400 in CA

Livability — Ontario

• Score: 63/100
• State rank: #435
• US rank: #14949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ontario, CA
• County: San Bernardino County · 2,030,291 people
• City population: 183,440
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 62,935
• Household income: $100,578
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 1853.0

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 23% White 15% Asian 9% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Iranian 1% Lithuanian 1% Italian 1%
• Foreign-born: 24% · Canada, China, Vietnam
• Languages at home: 51% English-only · Spanish 41% Chinese 3% 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: ▼ -374.91%
• Current HPI: 400.5674
• Rent YoY: ▲ 2.39%
• 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

2 events — show timeline

• 2026-05-02 Relisted — CRMLS
• 2026-04-29 Listed $98,450 CRMLS

Property tax history

-1.0%/yr

Latest (2025): $138 · +0.7% YoY. Source: county tax records.