10210 Base Line #253 · Rancho Cucamonga, CA 91701

$175,000

3 bd · 2.0 ba · 1,776 sqft · Manufactured public records · 97 Days on market

Built 1976 Est $272k · 36% under ↓ 26% since listing

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Why this score? — see what drove the A- 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.8/10.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MAJOR PRICE REDUCTION Welcome to this spacious and thoughtfully designed 2-bedroom, 2-bath home located in the desirable Alta Laguna 55+ community in Rancho Cucamonga. Offering a comfortable and functional layout, this home features generous living areas and abundant natural light throughout. The large living room provides an inviting space for relaxing or entertaining guests. Just beyond, the kitchen offers ample cabinetry and counter space and flows easily into the dedicated dining area, creating a practical and comfortable space for everyday meals and gatherings. The primary bedroom is generously sized and includes an oversized en-suite bathroom, creating a private and comfortable retrea

Key facts

• Fitness center
• Bright sunroom
• Heated swimming pool

Tags

• BRIGHT SUNROOM
• EXPANSIVE SCREENED PORCH
• HEATED SWIMMING POOL
• FITNESS CENTER
• PET FRIENDLY OUTDOOR AREAS

Property features AI

Finance

• Other: Pets allowed with breed restrictions
• Financial info: Land lease applies (park) with a monthly amount
• HOA & community: Part of an association; Senior community; Community features include curbs, golf course access, street lighting, and sidewalks; Located in Alta Laguna Estates (park) with manager approval required

Exterior

• Parking: Three covered carport spaces (tandem); Paved parking
• Security: Carbon monoxide detectors; Smoke detectors; Gated community
• Utilities: Public/district water; Public sewer; Natural gas connected; Electricity connected; Cable connected; Telephone on property
• Home design: Single-story home; Mobile home remains on site; Double body type; Entry at ground level
• Construction: Quake bracing; Pillar/post/pier foundation; Raised foundation; Year built per public records
• Exterior features: Shingle roof; Screened porch and front porch; Porch and Arizona room; In-ground community heated spa; Community heated pool; Patio; Property on a cul-de-sac; Paved surroundings; One shed on property; East-facing; Has a view

Interior

• Kitchen: Kitchen open to family room; Granite counters; Refrigerator; Range/stove hood; Dishwasher
• Bedrooms: All bedrooms on the ground floor; Main floor primary bedroom
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Master bath with double sinks, shower, and bathtub; Granite counters in bathrooms
• Heating & cooling: Central heating (central furnace); Central air conditioning
• Interior features: Built-in shelving/cabinetry; Ceiling fan; Pantry; Open floor plan; Storage space; Granite counters; One-level living; Front entry
• Laundry & utility: Dedicated laundry room; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 2.7% in Rancho Cucamonga — 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 70/100 on livability (#237 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A, housing A-; Watch: amenities D+, health & safety D, cost of living F.
• Alta Loma Elementary (suburban): math 58% / reading 68% proficiency, ranked #162 of 1,400 in CA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.7%/yr); 63 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 36% of the median local income ($114k/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 + 4.7% rent growth), your $49k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.94% ✓
• Cap rate: 16.43%
• Cash-on-cash: 36.19%
• DSCR: 2.61
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $271,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10210 Base Line Rd #287	0.12mi	3/2.0	1,690 (-5%)	8mo	$245,000	$145	79
10210 Baseline Rd #122	0.04mi	2/2.0 (-1)	1,750 (-2%)	22mo	$208,000	$119	73
10210 Base Line Rd #171	0.12mi	3/2.0	1,920 (+8%)	23mo	$303,000	$158	62
10210 Baseline Rd #30	0.04mi	2/2.0 (-1)	1,512 (-15%)	8mo	$172,000	$114	62
10210 Baseline Rd #108	0.12mi	3/2.0	1,568 (-12%)	16mo	$289,900	$185	62
9800 Base Line Rd #68	0.43mi	3/2.0	1,592 (-10%)	2mo	$160,000	$101	60
10210 Base Line Rd #95	0.12mi	3/2.0	1,607 (-10%)	22mo	$292,250	$182	60
10350 Base Line Rd #144	0.21mi	3/2.0	1,534 (-14%)	13mo	$235,000	$153	57
10350 Baseline #133	0.21mi	4/2.0 (+1)	1,526 (-14%)	12mo	$260,000	$170	52
10210 Base Line Rd #44	0.12mi	2/2.0 (-1)	1,554 (-12%)	21mo	$240,000	$154	51
9800 Base Line Rd #5	0.43mi	2/2.0 (-1)	1,676 (-6%)	20mo	$180,000	$107	49
9800 Baseline #113	0.51mi	2/2.0 (-1)	1,607 (-10%)	17mo	$169,000	$105	41

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 · 4.67% rent growth · sell at horizon

5-year hold

• IRR: 33.8%
• Equity multiple: 2.46×
• Total profit: $71,622
• Equity at exit: $26,093

10-year hold

• IRR: 41.6%
• Equity multiple: 5.25×
• Total profit: $208,438
• Equity at exit: $15,131

Cash invested: $49,000 (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 91701

• Rents YoY: 4.7%
• Active inventory: 63
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $3,401 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $1,478

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,599	-5% $1,538	+0% $1,478	+5% $1,417	+10% $1,357
Rent	-10% $1,209	-5% $1,343	+0% $1,478	+5% $1,612	+10% $1,746
Rate	-1.0pp $1,566	-0.5pp $1,522	base $1,478	+0.5pp $1,432	+1.0pp $1,386

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9934 La Vine St Rancho Cucamonga, CA	4.0	3.0	2012	$3,600	$1.79	0d	1	0.39mi
10596 Evergreen Dr Rancho Cucamonga, CA	3.0	2.0	1420	$3,300	$2.32	0d	1	0.55mi
10223 19th St Rancho Cucamonga, CA	4.0	2.0	1785	$3,500	$1.96	22d	1	0.63mi
7296 Parkside Pl Rancho Cucamonga, CA	3.0	2.0	1272	$3,390	$2.67	13d	1	0.63mi
7689 Cornel Ct Rancho Cucamonga, CA	3.0	2.0	1454	$3,600	$2.48	0d	1	0.63mi
10375 Church St Rancho Cucamonga, CA	2.0	2.0	1264	$2,800	$2.22	11d	1	0.69mi
7619 Haven Ave Unit B Rancho Cucamonga, CA	3.0	3.0	1403	$2,700	$1.92	24d	1	0.69mi
6653 Canary Pine Ave Rancho Cucamonga, CA	2.0–3.0	2.0–3.0	1169	$3,687	$3.15	0d	12	0.78mi
10554 Cannon Dr Rancho Cucamonga, CA	3.0	2.5	1794	$3,895	$2.17	15d	1	0.81mi
6933 Stanislaus Pl Rancho Cucamonga, CA	4.0	3.0	1975	$4,000	$2.03	0d	1	0.94mi
7325 Layton St Rancho Cucamonga, CA	3.0	2.0	1471	$3,450	$2.35	2d	1	0.94mi
9860 Galena Ct Rancho Cucamonga, CA	3.0	2.5	1288	$3,000	$2.33	24d	1	1.02mi
9920 Highland Ave Unit A Rancho Cucamonga, CA	3.0	2.5	1244	$3,200	$2.57	24d	1	1.05mi
9920 Highland Ave Unit A Rancho Cucamonga, CA	3.0	2.5	1244	$3,200	$2.57	17d	1	1.05mi
11111 Berwick Dr Rancho Cucamonga, CA	3.0	2.0	1393	$3,200	$2.30	0d	1	1.17mi
6220 Filkins Ave Rancho Cucamonga, CA	3.0	2.0	1350	$3,000	$2.22	2d	1	1.25mi
10855 Church St Rancho Cucamonga, CA	1.0–3.0	1.5–3.5	1306	$3,926	$3.01	0d	6	1.26mi
10850 Church St Rancho Cucamonga, CA	1.0–3.0	1.0–2.0	1091	$3,485	$3.19	0d	9	1.26mi
9882 Hampshire St Rancho Cucamonga, CA	4.0	2.0	1440	$3,700	$2.57	3d	1	1.27mi
9356 19th St Unit A Rancho Cucamonga, CA	3.0	2.5	1235	$2,990	$2.42	0d	1	1.27mi
7055 Avenida Leon Rancho Cucamonga, CA	3.0	2.0	1627	$3,995	$2.46	15d	1	1.34mi
8200 Haven Ave Rancho Cucamonga, CA	1.0–3.0	1.0–2.5	1055	$3,139	$2.98	0d	33	1.34mi
10950 Church St Rancho Cucamonga, CA	2.0–3.0	2.0–2.5	1355	$3,463	$2.55	0d	21	1.40mi

Listing history 24 events

1. 2026-06-21
   days on market $175,000 Active 97 DOM
2. 2026-06-18
   days on market $175,000 Active 94 DOM
3. 2026-06-17
   days on market $175,000 Active 93 DOM
4. 2026-06-16
   days on market $175,000 Active 92 DOM
5. 2026-06-15
   days on market $175,000 Active 91 DOM
6. 2026-06-13
   days on market $175,000 Active 89 DOM
7. 2026-06-13
   days on market $175,000 Active 88 DOM
8. 2026-06-09
   days on market $175,000 Active 85 DOM
9. 2026-06-08
   days on market $175,000 Active 84 DOM
10. 2026-06-07
    days on market $175,000 Active 83 DOM
11. 2026-06-04
    days on market $175,000 Active 80 DOM
12. 2026-06-03
    days on market $175,000 Active 79 DOM
13. 2026-06-02
    days on market $175,000 Active 78 DOM
14. 2026-06-01
    days on market $175,000 Active 77 DOM
15. 2026-05-31
    days on market $175,000 Active 76 DOM
16. 2026-05-18
    price $175,000
17. 2026-03-16
    listed $195,000 Active
18. 2023-05-04
    historical
19. 2023-04-14
    listed $199,000 Active
20. 2022-10-31
    historical
21. 2022-10-13
    price $174,999
22. 2022-08-17
    price $199,000
23. 2022-08-10
    price $220,000
24. 2022-07-22
    listed $235,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 23 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,817
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$3,265
• − Management: −$3,265
• − Depreciation: −$5,091
• Taxable income: $15,893
• Est. tax owed @ 24.0%: −$3,814
• After-tax cash flow: $13,919/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: Alta Loma Elementary
• NCES district ID: 0602160
• Math proficiency: 58% ▲ 4.00%
• Reading proficiency: 68% ▬ 0.00%
• Median HH income: $84,463
• Composite: 58.32/100
• National rank: #2088
• State rank: #162 of 1400 in CA

Livability — Rancho Cucamonga

• Score: 70/100
• State rank: #237
• US rank: #7808

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Cucamonga, CA
• County: San Bernardino County · 2,030,291 people
• City population: 175,531
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 39,287
• Household income: $114,244
• Rent vs Own: 22.5% rent · 77.5% own
• Severe rent burden: 899.0

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 0.68)
• Race & ethnicity: White 40% Hispanic / Latino 38% Two or more races 20% Asian 13% Black 5%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 1%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 71% English-only · Spanish 16% Chinese 5% Other Indo-European 2%

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: ▼ -596.97%
• Current HPI: 389.6264
• Rent YoY: ▲ 4.67%
• 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

-25.5% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $175,000 CRMLS
• 2026-03-16 Listed $195,000 CRMLS
• 2023-05-04 Listing Removed — CRMLS
• 2023-04-14 Listed $199,000 CRMLS
• 2022-10-31 Listing Removed — CRMLS
• 2022-10-13 Price Changed $174,999 CRMLS
• 2022-08-17 Price Changed $199,000 CRMLS
• 2022-08-10 Price Changed $220,000 CRMLS
• 2022-07-22 Listed $235,000 CRMLS

Property tax history

-0.4%/yr

Latest (2025): $115 · +0.6% YoY. Source: county tax records.