17971 Jonathan St #20 · Adelanto, CA 92301

$34,999

2 bd · 1.0 ba · 720 sqft · Manufactured · 39 Days on market

Built 1965 Good condition Est $59k · 41% under

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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
• Appreciation +10.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +2.4/5.0
• Schools +2.2/10.0

Listing remarks

This beautifully upgraded home is move-in ready and offers exceptional value! Step inside to find a fresh, modern interior featuring brand new in 2026 luxury vinyl wide plank flooring throughout and fresh new paint. The bright, open layout includes 2 bedrooms plus additional living space. The kitchen has been nicely updated with a new stainless steel refrigerator, a 5-burner stove, a matching range hood, and countertops. Additional recent upgrades include brand new windows and blinds . This beautiful home is located in an all-age park, located directly next to Adelanto Elementary School. The community is also near local parks, shopping, and dining.

Key facts

• Matching range hood
• 5-burner stove
• New windows

Tags

• LUXURY VINYL FLOORING
• STAINLESS STEEL REFRIGERATOR
• 5-BURNER STOVE
• MATCHING RANGE HOOD
• NEW WINDOWS

Property features AI

Finance

• Other: Manager approval required
• HOA & community: Land lease of $550 per month (park-managed); Park: Adelanto homes; Community park on site

Exterior

• Parking: On-site parking; Unpaved driveway; Uncovered parking
• Utilities: Public/district water; Septic tank sewer
• Home design: Single-story mobile home (12' x 60'); Mobile home remains on property; Total of 1 story
• Construction: Mobile construction
• Exterior features: No pool; Irregular lot shape

Interior

• Kitchen: Gas range
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating
• Interior features: Corian counters; One level; Entry on main level
• Laundry & utility: Indoor laundry with washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $35k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $906 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 37.4% vs local median 4.2% in Adelanto — 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 47/100 on livability (#1,250 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime D, schools F, amenities F.
• Victor Valley Union High (urban): math 25% / reading 25% proficiency, ranked #407 of 517 in CA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.7%/yr); 631 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($242 loan paydown + $4k appreciation (10.0% local appreciation)).
• San Bernardino County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 4.7% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 4→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,949 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 4.15% ✓
• Cap rate: 37.35%
• Cash-on-cash: 110.93%
• DSCR: 5.94
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $59,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11423 Chamberlaine Way #61	0.72mi	2/1.0	760 (+6%)	17mo	$62,500	$82	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.68% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.09×
• Total profit: $79,276
• Equity at exit: $31,530

10-year hold

• IRR: —
• Equity multiple: 20.75×
• Total profit: $193,552
• Equity at exit: $67,995

Cash invested: $9,800 (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 92301

• Home prices YoY: 10.0%
• Rents YoY: 4.7%
• Active inventory: 631
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,453 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $906

Break-even live

Break-even rent $306

Max offer price $34,999

Occupancy floor 33%

Sensitivity live

Price	-10% $930	-5% $918	+0% $906	+5% $894	+10% $882
Rent	-10% $791	-5% $848	+0% $906	+5% $963	+10% $1,021
Rate	-1.0pp $924	-0.5pp $915	base $906	+0.5pp $897	+1.0pp $888

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18335 Montezuma St Unit 13 Adelanto, CA	1.0	1.0	550	$1,345	$2.45	0d	1	0.52mi
18335 Montezuma St Unit 55-18 Adelanto, CA	2.0	1.0	650	$1,645	$2.53	0d	1	0.53mi
18335 Montezuma St Unit 55-4 Adelanto, CA	1.0	1.0	550	$1,345	$2.45	25d	1	0.53mi
11800 White Ave Unit 8 Adelanto, CA	1.0	1.0	535	$1,100	$2.06	0d	1	0.57mi
18488 Montezuma St Unit 19 Adelanto, CA	1.0	1.0	590	$1,195	$2.03	16d	1	0.66mi
11951 Chamberlaine Way Adelanto, CA	1.0	1.0	560	$1,295	$2.31	0d	1	0.67mi
11951 Chamberlaine Way Unit 12 Adelanto, CA	1.0	1.0	560	$1,395	$2.49	20d	1	0.67mi
11210 Chamberlaine Way Unit B7 Adelanto, CA	1.0	1.0	625	$1,269	$2.03	25d	1	0.94mi
11210 Chamberlaine Way Unit B1 Adelanto, CA	1.0	1.0	650	$1,399	$2.15	11d	1	0.94mi
11200 Vintage Rd Adelanto, CA	1.0	1.0	700	$1,249	$1.78	5d	1	1.16mi
11200 Vintage Rd Unit 02 Adelanto, CA	1.0	1.0	700	$1,349	$1.93	0d	1	1.16mi

Listing history 16 events

1. 2026-06-21
   days on market $34,999 Active 39 DOM
2. 2026-06-18
   days on market $34,999 Active 36 DOM
3. 2026-06-17
   days on market $34,999 Active 35 DOM
4. 2026-06-16
   days on market $34,999 Active 34 DOM
5. 2026-06-15
   days on market $34,999 Active 33 DOM
6. 2026-06-13
   remarks 656-char remark
7. 2026-06-13
   days on market $34,999 Active 31 DOM
8. 2026-06-09
   days on market $34,999 Active 27 DOM
9. 2026-06-08
   days on market $34,999 Active 26 DOM
10. 2026-06-07
    days on market $34,999 Active 25 DOM
11. 2026-06-04
    days on market $34,999 Active 22 DOM
12. 2026-06-03
    days on market $34,999 Active 21 DOM
13. 2026-06-02
    days on market $34,999 Active 20 DOM
14. 2026-06-01
    days on market $34,999 Active 19 DOM
15. 2026-05-31
    days on market $34,999 Active 18 DOM
16. 2026-05-13
    listed $34,999 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 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 4 d/yr ≥99°F today · 10 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,434
• − Mortgage interest: −$1,960
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$1,018
• Taxable income: $10,966
• Est. tax owed @ 24.0%: −$2,632
• After-tax cash flow: $8,239/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 · 8 photos

Good 80/100 Cosmetic rehab

This move-in ready manufactured home is in good condition with recent upgrades, offering exceptional value for both resale and rental.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and protects siding
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Add a small front porch — Improves curb appeal and adds functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and protects siding ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Add a small front porch — Improves curb appeal and adds functionality ↑

ⓘ 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: Victor Valley Union High
• NCES district ID: 0636972
• Math proficiency: 25% ▲ 6.00%
• Reading proficiency: 25% ▼ -12.00%
• Median HH income: $45,112
• Composite: 21.6/100
• National rank: #8296
• State rank: #407 of 517 in CA

Livability — Adelanto

• Score: 47/100
• State rank: #1250
• US rank: #26338

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Adelanto, CA
• County: San Bernardino County · 2,030,291 people
• City population: 38,577
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 38,577
• Household income: $68,676
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1345.0

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 (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 34% Black 15% White 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 58%
• Foreign-born: 18% · Canada
• Languages at home: 52% English-only · Spanish 46%

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: ▲ 41.09%
• Current HPI: 453.6071
• Rent YoY: ▲ 4.68%
• 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

1 event — show timeline

• 2026-05-13 Listed $34,999 CRMLS