1251 E Lugonia #88 · Redlands, CA 92374

$220,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 4 Days on market

Built 1984 1,248 sqft lot Est $220k · at est.

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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 +22.1/30.0
• ARV discount +7.4/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OPEN, SPACIOUS, AIREY, REMODELED "Beautiful Home" featuring Plantations Shutters, for privacy & convenience, H-U-G-E Breakfast Bar that opens to living area and dining room, lovely laminate flooring throughout this home, four (4) ceiling fans save on utility expenses, Newer countertops in efficient yet spacious kitchen. Each bedroom could accommodate a King-Size bed plus more and TWO FULL BATHROOMS, laundry room with storage and a desk. Step outside down the brick encased circular steps off the Front Door to a full length covered patio, perfect for relaxing, BBQ-ing and enjoying the mountain views. Partially fenced back yard is perfect for your small pet too! Extra attention has been given to the Carport where "extensions" have been added for ease of parking at least 3 vehicles. Located in Redland's ONLY Senior Park and offers extremely low space rent under $465.00 monthly. Newly remodeled Club House hosts monthly events and private parties, the pool is secluded and the remodeled kitchen is a joy to work in with granite counters and Fully Stocked! Retiring? Downsizing? This home & park is Perfect for you!

Key facts

• Ceiling fan
• Remodeled kitchen
• Plantation shutters

Tags

• OPEN-CONCEPT FLOOR PLAN
• REMODELED KITCHEN
• PLANTATION SHUTTERS
• CEILING FAN
• DETACHED STORAGE SHED

Property features AI

Finance

• Other: Road frontage: private road; Road surface: paved alley
• Financial info: Land lease applies
• HOA & community: Senior community; Park name: Lugonia Fountains Mobile Estates; Close to clubhouse; Biking in community; Manager approval required for residency; Approximately 180 pads in park; Pets: contact manager

Exterior

• Parking: Two covered carport spaces; Two garage spaces (total 4 parking spaces)
• Security: Security lights; Resident manager
• Utilities: 220V electrical throughout; Electricity available and connected; Natural gas available; Public/district water; Public sewer (connected); Cable available and connected; Telephone available in street
• Home design: Single-story mobile home; One total story; Mobile dimensions approximately 24' x 56'; Model: 2CK-WDF-8210; Entry from carport or patio; Mobile home remains on site
• Construction: Alcan construction material; Built year per assessor; Shingle roof; Shed structure
• Exterior features: Shingle roof; Private barbecue; Community pool; One shed on property; Alcan construction/skirt; Close to clubhouse; Has view; 0–1 unit/acre lot characteristic

Interior

• Kitchen: Remodeled kitchen; Gas range; Dishwasher; Refrigerator; Garbage disposal; Water purifier; Water line to refrigerator; Energy Star appliances; Energy Star water heater
• Bedrooms: Entry level: 1
• Flooring: Laminated flooring
• Bathrooms: 2 full bathrooms with bathtub and shower
• Heating & cooling: Central heating (natural gas furnace); Central cooling (Energy Star)
• Interior features: High ceilings (9 feet+); Ceiling fan; Copper plumbing throughout; Granite counters; Plantation shutters; Turnkey condition; Formal entry and living/family room
• Laundry & utility: Inside laundry room; Gas dryer hookup; Dryer included; Individual laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 8.2% vs local median 2.8% in Redlands — 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 75/100 on livability (#118 in CA, #4,193 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime C-, health & safety D, cost of living F.
• Redlands Unified (urban): math 44% / reading 57% proficiency, ranked #390 of 1,400 in CA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.7%/yr); 106 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y ago; this cycle's ask is 159% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $85k; list at $220k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.08% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $219,648
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1251 E Lugonia Ave #75	0.11mi	2/2.0	1,248 (0%)	1mo	$128,000	$103	94
1251 E Lugonia Ave #48	0.00mi	2/2.0	1,344 (+8%)	4mo	$210,000	$156	84
1251 E Lugonia	0.00mi	2/2.0	1,344 (+8%)	5mo	$179,000	$133	83
1251 E Lugonia Ave #98	0.00mi	2/2.0	1,344 (+8%)	8mo	$149,900	$112	80
1424 Medallion St	0.19mi	2/2.0	1,248 (0%)	17mo	$220,000	$176	77
1331 Century St	0.16mi	2/2.0	1,368 (+10%)	0mo	$269,500	$197	76
1325 Medallion St	0.20mi	2/2.0	1,344 (+8%)	10mo	$315,000	$234	69
1251 E Lugonia Ave #165	0.11mi	2/2.0	1,344 (+8%)	23mo	$167,500	$125	63
1159 Tanforan Way	0.20mi	2/2.0	1,152 (-8%)	21mo	$325,000	$282	60
1404 Medallion	0.18mi	2/2.0	1,344 (+8%)	24mo	$325,000	$242	59

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 · 3.73% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-11,170
• Equity at exit: $32,803

10-year hold

• IRR: 5.7%
• Equity multiple: 1.44×
• Total profit: $26,950
• Equity at exit: $19,022

Cash invested: $61,600 (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 92374

• Rents YoY: 3.7%
• Active inventory: 106
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,375 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $356

Break-even live

Break-even rent $1,925

Max offer price $220,000

Occupancy floor 80%

Sensitivity live

Price	-10% $508	-5% $432	+0% $356	+5% $280	+10% $204
Rent	-10% $169	-5% $262	+0% $356	+5% $450	+10% $544
Rate	-1.0pp $467	-0.5pp $412	base $356	+0.5pp $299	+1.0pp $241

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1230 E Lugonia Ave Redlands, CA	2.0	2.0	859	$2,339	$2.72	3d	2	0.15mi
1186 E Lugonia Ave Redlands, CA	2.0	1.0	750	$1,900	$2.53	0d	1	0.21mi
1219 Edwards St Unit 33 Redlands, CA	2.0	1.0	865	$2,150	$2.49	25d	1	0.26mi
1229 Edwards St #38 Redlands, CA	2.0	2.0	1040	$2,250	$2.16	45d	1	0.27mi
1250 N University St Redlands, CA	2.0	2.0	1140	$2,649	$2.32	0d	1	0.33mi
1255 N University St Redlands, CA	2.0	1.5	935	$2,340	$2.50	45d	1	0.41mi
1335 Campus Ave Redlands, CA	3.0	2.0	1200	$2,750	$2.29	45d	1	0.53mi
948 Barbra Ln Redlands, CA	3.0	2.0	1367	$2,695	$1.97	0d	1	0.56mi
1017 Campus Ave Redlands, CA	3.0	1.0	1016	$2,495	$2.46	45d	1	0.59mi
1018 College Ave Unit 2 Redlands, CA	2.0	2.0	710	$2,250	$3.17	45d	1	0.68mi
1320 1/2 E Colton Ave Redlands, CA	1.0	1.0	720	$1,700	$2.36	25d	1	0.69mi
1365 Stillman Ave Redlands, CA	2.0	1.0	770	$2,000	$2.60	45d	1	0.74mi
1365 Stillman Ave Redlands, CA	2.0	1.0	770	$2,000	$2.60	0d	1	0.75mi
755 Judson St Redlands, CA	2.0	2.0	1004	$2,350	$2.34	0d	1	0.76mi
1218 Oxford Dr Unit C Redlands, CA	2.0	2.0	900	$1,850	$2.06	45d	1	0.81mi
521 Courier Ave Unit C Redlands, CA	2.0	2.0	1000	$2,000	$2.00	45d	1	0.84mi
930 Stillman Ave Unit G Redlands, CA	2.0	1.0	850	$2,195	$2.58	6d	1	0.85mi
901 E High Ave Unit 903 Redlands, CA	2.0	1.0	790	$1,795	$2.27	25d	1	0.91mi
10 Cortez St Unit 2 Redlands, CA	3.0	2.0	1200	$2,900	$2.42	16d	1	0.94mi
10 Cortez St Unit 2 Redlands, CA	3.0	2.0	1200	$2,900	$2.42	25d	1	0.94mi
1203 E Central Ave Redlands, CA	1.0–2.0	1.0–2.0	780	$2,135	$2.74	4d	1	0.94mi
801 Belinda Ln Redlands, CA	3.0	2.0	1040	$2,895	$2.78	0d	1	0.97mi
333 N University St Redlands, CA	2.0	2.0	1050	$2,275	$2.17	25d	1	0.99mi
1209 E Central Ave Redlands, CA	3.0	1.5	1100	$2,200	$2.00	14d	1	1.00mi
1304 E Central Ave Redlands, CA	2.0	1.0	850	$1,775	$2.09	14d	1	1.04mi
1302 E Central Ave Redlands, CA	2.0	1.0	850	$1,775	$2.09	12d	1	1.04mi
135 Cook St Unit 3 Redlands, CA	2.0	1.5	1056	$2,300	$2.18	45d	1	1.06mi
1255 E Citrus Ave Redlands, CA	2.0	1.0–2.0	1125	$2,615	$2.32	0d	10	1.08mi
1209 Sixth St Redlands, CA	3.0	3.0	1500	$3,200	$2.13	23d	1	1.10mi
508 The Terrace Redlands, CA	2.0	1.0	1100	$1,695	$1.54	0d	1	1.10mi
416 The Terrace Redlands, CA	1.0–2.0	1.5	860	$2,195	$2.55	45d	2	1.12mi
1018 Sixth St Redlands, CA	3.0	2.0	1500	$3,200	$2.13	3d	1	1.12mi
501 S University St Unit 3 Redlands, CA	2.0	1.0	800	$2,200	$2.75	16d	1	1.19mi
1555 Orange St Unit 1007 Redlands, CA	3.0	2.5	1314	$2,850	$2.17	6d	1	1.22mi
529 E Central Ave Redlands, CA	3.0	2.0	925	$2,750	$2.97	45d	1	1.29mi
214 E High Ave Unit 216 Redlands, CA	2.0	1.0	700	$1,995	$2.85	4d	1	1.30mi
263 Greenbriar Ct Redlands, CA	3.0	2.0	1256	$3,395	$2.70	0d	1	1.40mi
22 S Dearborn St Redlands, CA	3.0	2.5	1437	$2,900	$2.02	45d	1	1.43mi
1312 Live Oak Ct Unit 1 Redlands, CA	3.0	2.0	1120	$2,895	$2.58	45d	1	1.46mi
1359 Jasper Ave Mentone, CA	3.0	2.0	1100	$2,995	$2.72	0d	1	1.46mi

Listing history 3 events

1. 2026-06-21
   days on market $220,000 Coming Soon 4 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $220,000 Coming Soon 1 DOM

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 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: $28,505
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,280
• − Management: −$2,280
• − Depreciation: −$6,400
• Taxable income: $821
• Est. tax owed @ 24.0%: −$197
• After-tax cash flow: $4,077/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: Redlands Unified
• NCES district ID: 0632070
• Math proficiency: 44% ▼ -1.00%
• Reading proficiency: 57% ▼ -2.00%
• Median HH income: $67,959
• Composite: 46.88/100
• National rank: #5185
• State rank: #390 of 1400 in CA

Livability — Redlands

• Score: 75/100
• State rank: #118
• US rank: #4193

Category grades

Amenities A+ 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: Redlands, CA
• County: San Bernardino County · 2,030,291 people
• City population: 80,519
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 45,262
• Household income: $102,813
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 1176.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 43% White 37% Two or more races 19% Asian 8% Black 6% Pacific Islander 1%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 67% English-only · Spanish 24% Other Indo-European 2% Other Asian/Pacific 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: ▼ -425.72%
• Current HPI: 367.6123
• Rent YoY: ▲ 3.73%
• 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

+300.0% since first listed

9 events — show timeline

• 2026-06-17 Coming Soon $220,000 CRMLS
• 2017-09-12 Sold (MLS) $85,000 CRMLS
• 2017-08-07 Pending — CRMLS
• 2017-07-26 Price Changed $80,000 CRMLS
• 2017-07-05 Listed $85,000 CRMLS
• 2013-09-13 Sold (MLS) $49,500 CRMLS
• 2013-08-15 Pending — CRMLS
• 2013-08-07 Price Changed $51,900 CRMLS
• 2013-06-28 Listed $55,000 CRMLS

Property tax history

+3.8%/yr

Latest (2025): $157 · +5.6% YoY. Source: county tax records.