26063 Baseline St Spc 39 · Highland, CA 92410

$79,000

1 bd · 1.0 ba · 600 sqft · Manufactured · 103 Days on market

Built 1982 Fair condition $132/sqft · 22% above area Est $65k · 22% over ↓ 8% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.9/5.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Opportunity! Own this spacious home in family friendly park. This home has everything you need to be comfortable, 1 bedroom, 1 bath with indoor laundry hookups, large living room and kitchen. Yard is roomy enough to start a garden or for relaxing with friends and family. Come see what this manufactured home has to offer at a Great Price! * * Financing available * *

Key facts

• Large living room
• Roomy yard
• Community pool

Tags

• INDOOR LAUNDRY HOOKUPS
• LARGE LIVING ROOM
• ROOMY YARD

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $79k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.6% vs local median 2.9% in Highland — 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 (#618 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A-; Watch: schools C-, commute D+, crime D-.
• 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 fast (+5.5%/yr); 90 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ($54k/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 $546 of loan paydown is wiped out by about $2k 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 + 5.5% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.96% ✓
• Cap rate: 16.61%
• Cash-on-cash: 36.85%
• DSCR: 2.64
• GRM: 4.2

CMA / ARV

• ARV (median comp): $65,000
• List price: $79,000
• Delta: 21.54%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26135 Baseline St #25	0.09mi	2/1.0 (+1)	610 (+2%)	18mo	$70,000	$115	73
26063 E Baseline St #6	0.09mi	2/1.0 (+1)	672 (+12%)	15mo	$99,500	$148	58
26250 9th. Steet #126	0.41mi	1/1.0	672 (+12%)	20mo	$95,000	$141	44
26250 E 9th #103	0.41mi	2/1.0 (+1)	510 (-15%)	12mo	$55,000	$108	40

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 · 5.5% rent growth · sell at horizon

5-year hold

• IRR: 35.5%
• Equity multiple: 2.56×
• Total profit: $34,488
• Equity at exit: $11,779

10-year hold

• IRR: 43.6%
• Equity multiple: 5.66×
• Total profit: $103,111
• Equity at exit: $6,830

Cash invested: $22,120 (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 92410

• Home prices YoY: -9.7%
• Rents YoY: 5.5%
• Active inventory: 90
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,551 high
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $679

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 51%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26030 E Baseline St San Bernardino, CA	1.0–2.0	1.0	788	$1,450	$1.84	43d	1	0.12mi
7239 Sterling Ave San Bernardino, CA	2.0	1.0	600	$1,750	$2.92	18d	1	0.43mi
26660 9th St Highland, CA	1.0–2.0	1.0–2.0	755	$1,825	$2.42	1d	4	0.74mi
26674 Ward St Highland, CA	1.0	1.0	720	$1,432	$1.99	12d	1	1.10mi
2225 Pumalo St San Bernardino, CA	1.0–2.0	1.0–2.0	750	$1,640	$2.19	43d	1	1.12mi
1422 E 9th St San Bernardino, CA	1.0–2.0	1.0	675	$1,599	$2.37	2d	4	1.16mi
1775 E 20th St San Bernardino, CA	1.0	1.0	650	$1,595	$2.45	43d	1	1.17mi
27205 Main St Highland, CA	1.0	1.0	700	$1,575	$2.25	43d	1	1.49mi

Listing history 7 events

1. 2026-06-04
   days on market $79,000 Active 103 DOM
2. 2026-06-03
   days on market $79,000 Active 102 DOM
3. 2026-06-02
   days on market $79,000 Active 101 DOM
4. 2026-06-01
   days on market $79,000 Active 100 DOM
5. 2026-05-31
   days on market $79,000 Active 99 DOM
6. 2026-05-15
   price $79,000 376-char remark

   Show marketing remark (376 chars)

   Great Opportunity! Own this spacious home in family friendly park. This home has everything you need to be comfortable, 1 bedroom, 1 bath with indoor laundry hookups, large living room and kitchen. Yard is roomy enough to start a garden or for relaxing with friends and family. Come see what this manufactured home has to offer at a Great Price! * * Financing available * *

7. 2026-02-21
   listed $86,000 Active 376-char remark

   Show marketing remark (376 chars)

   Great Opportunity! Own this spacious home in family friendly park. This home has everything you need to be comfortable, 1 bedroom, 1 bath with indoor laundry hookups, large living room and kitchen. Yard is roomy enough to start a garden or for relaxing with friends and family. Come see what this manufactured home has to offer at a Great Price! * * Financing available * *

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,612
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$2,298
• Taxable income: $7,331
• Est. tax owed @ 24.0%: −$1,759
• After-tax cash flow: $6,393/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.

Condition & rehab AI · 12 photos

Fair 45/100 Cosmetic rehab

This manufactured home is in fair condition with cosmetic updates needed to enhance its curb appeal and value.

Repairs flagged

• Minor exterior siding — Light discoloration
• Minor bathroom walls — Wallpapered walls

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace bathroom fixtures — Improves functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Light discoloration	Minor	$500–3,000
bathroom walls · Wallpapered walls	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace bathroom fixtures — Improves functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Highland

• Score: 59/100
• State rank: #618
• US rank: #19608

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highland, CA
• County: San Bernardino County · 2,030,291 people
• City population: 56,179
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 47,869
• Household income: $54,181
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 2569.0

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 (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 12% Black 8% White 7% Asian 3%
• Hispanic origin (detail): Mexican 70%
• Common ancestry: Romanian 0%
• Foreign-born: 29% · Canada, Vietnam, Jamaica
• Languages at home: 32% English-only · Spanish 65% Vietnamese 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: ▼ -54.39%
• Current HPI: 504.0299
• Rent YoY: ▲ 5.50%
• 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

-8.1% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $79,000 CRMLS
• 2026-02-21 Listed $86,000 CRMLS