13645 5th #73 St · Yucaipa, CA 92399

$165,000

2 bd · 2.0 ba · 353,271 sqft · Land public records · 285 Days on market

Built 1968 $0/sqft · 100% below area Est $136k · 21% over

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Why this score? — see what drove the D+ 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 +23.1/30.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Schools +3.8/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUGE PRICE ADJUSTMENT FOR A FASTER SALE! Welcome to Bonanza Mobile Estates – Yucaipa 55+ Community! Step into this beautifully updated 2-bedroom, 2-bathroom home offering over 1,400 sq ft of inviting living space. This charming residence includes the original 1,152 sq ft plus an estimated 252 sq ft bonus area featuring a California room and a spacious retreat off the primary bedroom, ideal for an office, hobby room, or extra lounge space. Inside, you’ll love the brand-new kitchen, a fully remodeled primary bathroom, and fresh interior and exterior paint that give the home a modern, refreshed feel. Enjoy new vinyl plank flooring and carpeting, double-pane windows throughout most of the home, and central AC and heating for year-round comfort. The exterior features a covered carport for 2+ vehicles, two storage sheds, and a welcoming front porch perfect for relaxing outdoors. Nearly every area has been thoughtfully upgraded, this home is move in ready and truly a rare find in this peaceful 55+ community.

Key facts

• Community pool
• Built 1968
• Listed 285 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $165k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; solid renter incomes; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 285 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $60k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 285 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.67%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $135,844
• List price: $165,000
• Delta: 21.46%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-13,221
• Equity at exit: $24,602

10-year hold

• IRR: -2.9%
• Equity multiple: 0.83×
• Total profit: $-7,757
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,817 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $295

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 79%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $165,000 Active 285 DOM
2. 2026-06-17
   days on market $165,000 Active 284 DOM
3. 2026-06-16
   days on market $165,000 Active 283 DOM
4. 2026-06-15
   days on market $165,000 Active 282 DOM
5. 2026-06-13
   days on market $165,000 Active 280 DOM
6. 2026-06-13
   days on market $165,000 Active 279 DOM
7. 2026-06-09
   days on market $165,000 Active 276 DOM
8. 2026-06-08
   days on market $165,000 Active 275 DOM
9. 2026-06-07
   days on market $165,000 Active 274 DOM
10. 2026-06-04
    days on market $165,000 Active 271 DOM
11. 2026-06-03
    days on market $165,000 Active 270 DOM
12. 2026-06-02
    days on market $165,000 Active 269 DOM
13. 2026-06-01
    days on market $165,000 Active 268 DOM
14. 2026-05-31
    days on market $165,000 Active 267 DOM
15. 2026-04-28
    price $165,000 1028-char remark

    Show marketing remark (1028 chars)

    HUGE PRICE ADJUSTMENT FOR A FASTER SALE! Welcome to Bonanza Mobile Estates – Yucaipa 55+ Community! Step into this beautifully updated 2-bedroom, 2-bathroom home offering over 1,400 sq ft of inviting living space. This charming residence includes the original 1,152 sq ft plus an estimated 252 sq ft bonus area featuring a California room and a spacious retreat off the primary bedroom, ideal for an office, hobby room, or extra lounge space. Inside, you’ll love the brand-new kitchen, a fully remodeled primary bathroom, and fresh interior and exterior paint that give the home a modern, refreshed feel. Enjoy new vinyl plank flooring and carpeting, double-pane windows throughout most of the home, and central AC and heating for year-round comfort. The exterior features a covered carport for 2+ vehicles, two storage sheds, and a welcoming front porch perfect for relaxing outdoors. Nearly every area has been thoughtfully upgraded, this home is move in ready and truly a rare find in this peaceful 55+ community.

16. 2026-04-11
    price $195,000 1028-char remark

    Show marketing remark (1028 chars)

    HUGE PRICE ADJUSTMENT FOR A FASTER SALE! Welcome to Bonanza Mobile Estates – Yucaipa 55+ Community! Step into this beautifully updated 2-bedroom, 2-bathroom home offering over 1,400 sq ft of inviting living space. This charming residence includes the original 1,152 sq ft plus an estimated 252 sq ft bonus area featuring a California room and a spacious retreat off the primary bedroom, ideal for an office, hobby room, or extra lounge space. Inside, you’ll love the brand-new kitchen, a fully remodeled primary bathroom, and fresh interior and exterior paint that give the home a modern, refreshed feel. Enjoy new vinyl plank flooring and carpeting, double-pane windows throughout most of the home, and central AC and heating for year-round comfort. The exterior features a covered carport for 2+ vehicles, two storage sheds, and a welcoming front porch perfect for relaxing outdoors. Nearly every area has been thoughtfully upgraded, this home is move in ready and truly a rare find in this peaceful 55+ community.

17. 2026-01-22
    price $209,000 1028-char remark

    Show marketing remark (1028 chars)

    HUGE PRICE ADJUSTMENT FOR A FASTER SALE! Welcome to Bonanza Mobile Estates – Yucaipa 55+ Community! Step into this beautifully updated 2-bedroom, 2-bathroom home offering over 1,400 sq ft of inviting living space. This charming residence includes the original 1,152 sq ft plus an estimated 252 sq ft bonus area featuring a California room and a spacious retreat off the primary bedroom, ideal for an office, hobby room, or extra lounge space. Inside, you’ll love the brand-new kitchen, a fully remodeled primary bathroom, and fresh interior and exterior paint that give the home a modern, refreshed feel. Enjoy new vinyl plank flooring and carpeting, double-pane windows throughout most of the home, and central AC and heating for year-round comfort. The exterior features a covered carport for 2+ vehicles, two storage sheds, and a welcoming front porch perfect for relaxing outdoors. Nearly every area has been thoughtfully upgraded, this home is move in ready and truly a rare find in this peaceful 55+ community.

18. 2025-11-05
    price $218,000 1028-char remark

    Show marketing remark (1028 chars)

    HUGE PRICE ADJUSTMENT FOR A FASTER SALE! Welcome to Bonanza Mobile Estates – Yucaipa 55+ Community! Step into this beautifully updated 2-bedroom, 2-bathroom home offering over 1,400 sq ft of inviting living space. This charming residence includes the original 1,152 sq ft plus an estimated 252 sq ft bonus area featuring a California room and a spacious retreat off the primary bedroom, ideal for an office, hobby room, or extra lounge space. Inside, you’ll love the brand-new kitchen, a fully remodeled primary bathroom, and fresh interior and exterior paint that give the home a modern, refreshed feel. Enjoy new vinyl plank flooring and carpeting, double-pane windows throughout most of the home, and central AC and heating for year-round comfort. The exterior features a covered carport for 2+ vehicles, two storage sheds, and a welcoming front porch perfect for relaxing outdoors. Nearly every area has been thoughtfully upgraded, this home is move in ready and truly a rare find in this peaceful 55+ community.

19. 2025-10-25
    status Active 1028-char remark

    Show marketing remark (1028 chars)

    HUGE PRICE ADJUSTMENT FOR A FASTER SALE! Welcome to Bonanza Mobile Estates – Yucaipa 55+ Community! Step into this beautifully updated 2-bedroom, 2-bathroom home offering over 1,400 sq ft of inviting living space. This charming residence includes the original 1,152 sq ft plus an estimated 252 sq ft bonus area featuring a California room and a spacious retreat off the primary bedroom, ideal for an office, hobby room, or extra lounge space. Inside, you’ll love the brand-new kitchen, a fully remodeled primary bathroom, and fresh interior and exterior paint that give the home a modern, refreshed feel. Enjoy new vinyl plank flooring and carpeting, double-pane windows throughout most of the home, and central AC and heating for year-round comfort. The exterior features a covered carport for 2+ vehicles, two storage sheds, and a welcoming front porch perfect for relaxing outdoors. Nearly every area has been thoughtfully upgraded, this home is move in ready and truly a rare find in this peaceful 55+ community.

20. 2025-09-12
    historical 1028-char remark

    Show marketing remark (1028 chars)

    HUGE PRICE ADJUSTMENT FOR A FASTER SALE! Welcome to Bonanza Mobile Estates – Yucaipa 55+ Community! Step into this beautifully updated 2-bedroom, 2-bathroom home offering over 1,400 sq ft of inviting living space. This charming residence includes the original 1,152 sq ft plus an estimated 252 sq ft bonus area featuring a California room and a spacious retreat off the primary bedroom, ideal for an office, hobby room, or extra lounge space. Inside, you’ll love the brand-new kitchen, a fully remodeled primary bathroom, and fresh interior and exterior paint that give the home a modern, refreshed feel. Enjoy new vinyl plank flooring and carpeting, double-pane windows throughout most of the home, and central AC and heating for year-round comfort. The exterior features a covered carport for 2+ vehicles, two storage sheds, and a welcoming front porch perfect for relaxing outdoors. Nearly every area has been thoughtfully upgraded, this home is move in ready and truly a rare find in this peaceful 55+ community.

21. 2025-07-25
    listed $225,000 Active 1028-char remark

    Show marketing remark (1028 chars)

    HUGE PRICE ADJUSTMENT FOR A FASTER SALE! Welcome to Bonanza Mobile Estates – Yucaipa 55+ Community! Step into this beautifully updated 2-bedroom, 2-bathroom home offering over 1,400 sq ft of inviting living space. This charming residence includes the original 1,152 sq ft plus an estimated 252 sq ft bonus area featuring a California room and a spacious retreat off the primary bedroom, ideal for an office, hobby room, or extra lounge space. Inside, you’ll love the brand-new kitchen, a fully remodeled primary bathroom, and fresh interior and exterior paint that give the home a modern, refreshed feel. Enjoy new vinyl plank flooring and carpeting, double-pane windows throughout most of the home, and central AC and heating for year-round comfort. The exterior features a covered carport for 2+ vehicles, two storage sheds, and a welcoming front porch perfect for relaxing outdoors. Nearly every area has been thoughtfully upgraded, this home is move in ready and truly a rare find in this peaceful 55+ community.

22. 2025-01-16
    historical $1,650
23. 2024-12-05
    listed $1,650
24. 2023-01-25
    soldstatus $12,600,000
25. 2022-09-06
    soldstatus $43,500 Closed Sale 969-char remark

    Show marketing remark (969 chars)

    Welcome to Bonanza Mobile estate Park! This Single wide 1 bedroom, PLUS LAUNDRY OFFICE, 1 bath Mobile Home located in a 55+ community is waiting for a new owner. As you park on front of the mobile home you can notice the beautiful trees at front, side and back. The large carport is perfect to park several cars. As you walk into the front door you will see a welcoming cozy living room area with mood lighting. There's a large enclosed porch and plenty of storage room. Once inside the house you will find a cozy living room. Kitchen is right off the living room and has all new cabinets, stove. As you walk the hallway you will find the bathroom and bedroom, off the bedroom a spacious room with laundry hookups and door to back yard. In the backyard there 2 storage sheds, an avacoda, lemon tree. The flooring is tile planking newly installed. It's really rare to find a mobile Home for Sale in this pristine community. Hurry up and schedule your private showing!!!

26. 2022-07-28
    status Pending Sale 969-char remark

    Show marketing remark (969 chars)

    Welcome to Bonanza Mobile estate Park! This Single wide 1 bedroom, PLUS LAUNDRY OFFICE, 1 bath Mobile Home located in a 55+ community is waiting for a new owner. As you park on front of the mobile home you can notice the beautiful trees at front, side and back. The large carport is perfect to park several cars. As you walk into the front door you will see a welcoming cozy living room area with mood lighting. There's a large enclosed porch and plenty of storage room. Once inside the house you will find a cozy living room. Kitchen is right off the living room and has all new cabinets, stove. As you walk the hallway you will find the bathroom and bedroom, off the bedroom a spacious room with laundry hookups and door to back yard. In the backyard there 2 storage sheds, an avacoda, lemon tree. The flooring is tile planking newly installed. It's really rare to find a mobile Home for Sale in this pristine community. Hurry up and schedule your private showing!!!

27. 2022-07-13
    price $47,500 969-char remark

    Show marketing remark (969 chars)

    Welcome to Bonanza Mobile estate Park! This Single wide 1 bedroom, PLUS LAUNDRY OFFICE, 1 bath Mobile Home located in a 55+ community is waiting for a new owner. As you park on front of the mobile home you can notice the beautiful trees at front, side and back. The large carport is perfect to park several cars. As you walk into the front door you will see a welcoming cozy living room area with mood lighting. There's a large enclosed porch and plenty of storage room. Once inside the house you will find a cozy living room. Kitchen is right off the living room and has all new cabinets, stove. As you walk the hallway you will find the bathroom and bedroom, off the bedroom a spacious room with laundry hookups and door to back yard. In the backyard there 2 storage sheds, an avacoda, lemon tree. The flooring is tile planking newly installed. It's really rare to find a mobile Home for Sale in this pristine community. Hurry up and schedule your private showing!!!

28. 2022-06-23
    listed $53,900 Active 969-char remark

    Show marketing remark (969 chars)

    Welcome to Bonanza Mobile estate Park! This Single wide 1 bedroom, PLUS LAUNDRY OFFICE, 1 bath Mobile Home located in a 55+ community is waiting for a new owner. As you park on front of the mobile home you can notice the beautiful trees at front, side and back. The large carport is perfect to park several cars. As you walk into the front door you will see a welcoming cozy living room area with mood lighting. There's a large enclosed porch and plenty of storage room. Once inside the house you will find a cozy living room. Kitchen is right off the living room and has all new cabinets, stove. As you walk the hallway you will find the bathroom and bedroom, off the bedroom a spacious room with laundry hookups and door to back yard. In the backyard there 2 storage sheds, an avacoda, lemon tree. The flooring is tile planking newly installed. It's really rare to find a mobile Home for Sale in this pristine community. Hurry up and schedule your private showing!!!

29. 2006-03-30
    soldstatus $3,400,000
30. 1988-04-01
    soldstatus $1,500,000
31. 1986-07-29
    soldstatus $50,000
32. 1986-03-07
    soldstatus $1,165,000

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 20 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: $21,808
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − Depreciation: −$4,800
• Taxable income: $976
• Est. tax owed @ 24.0%: −$234
• After-tax cash flow: $3,311/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

-85.8% since first listed

18 events — show timeline

• 2026-04-28 Price Changed $165,000 CRMLS
• 2026-04-11 Price Changed $195,000 CRMLS
• 2026-01-22 Price Changed $209,000 CRMLS
• 2025-11-05 Price Changed $218,000 CRMLS
• 2025-10-25 Relisted — CRMLS
• 2025-09-12 Listing Removed — CRMLS
• 2025-07-25 Listed $225,000 CRMLS
• 2025-01-16 Rental Removed $1,650 APPFOLIO
• 2024-12-05 Listed for Rent $1,650 APPFOLIO
• 2023-01-25 Sold (Public Records) $12,600,000 Public Records
• 2022-09-06 Sold (MLS) $43,500 CRMLS
• 2022-07-28 Pending — CRMLS
• 2022-07-13 Price Changed $47,500 CRMLS
• 2022-06-23 Listed $53,900 CRMLS
• 2006-03-30 Sold (Public Records) $3,400,000 Public Records
• 1988-04-01 Sold (Public Records) $1,500,000 Public Records
• 1986-07-29 Sold (Public Records) $50,000 Public Records
• 1986-03-07 Sold (Public Records) $1,165,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $45,354 · +2.8% YoY. Source: county tax records.