26297 Baseline #13 · Highland, CA 92346

$215,000

4 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 90 Days on market

Built 2021 $142/sqft · 32% above area Est $162k · 32% over

---

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
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sales Price, Just Reduced, in Family Park! Welcome to this beautiful newer home built in 2021, offering 1,512 sq ft of comfortable and modern living space in the desirable Fairview Mobile Home Park. Designed with an open and airy floor plan, this home features a spacious living room that flows seamlessly into the dining area and kitchen—perfect for both everyday living and entertaining. 4 generously sized bedrooms and 2 bathrooms, there is plenty of space for family, guests, or a home office. The indoor laundry room adds everyday convenience. Step outside and enjoy the inviting back yard deck, a grassy yard, white vinyl fencing, and a storage shed for extra space. The property also features a covered carport for 2 vehicles, providing convenient and protected parking. Modern construction, spacious layout, and great outdoor features make this home a fantastic opportunity you won’t want to miss.

Key facts

• Open floor plan
• White vinyl fencing
• Storage shed

Tags

• OPEN FLOOR PLAN
• INDOOR LAUNDRY ROOM
• BACK PORCH
• GRASSY YARD
• WHITE VINYL FENCING
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $855 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $202k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 3.0% 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 (+2.9%/yr); 147 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 39% of the median local income ($85k/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 $6k 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 + 2.9% rent growth), your $60k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $183k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.05%
• DSCR: 1.76
• GRM: 6.5

CMA / ARV

• ARV (median comp): $162,461
• List price: $215,000
• Delta: 32.34%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2727 Pacific #10	0.50mi	3/2.0 (-1)	1,344 (-11%)	5mo	$230,000	$171	49
2727 Pacific St #43	0.50mi	3/2.0 (-1)	1,344 (-11%)	17mo	$205,000	$153	39

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 · 2.91% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.32×
• Total profit: $19,316
• Equity at exit: $32,057

10-year hold

• IRR: 17.3%
• Equity multiple: 2.42×
• Total profit: $85,672
• Equity at exit: $18,589

Cash invested: $60,200 (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 92346

• Rents YoY: 2.9%
• Active inventory: 147
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,741 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$93 /mo · $1,115/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $855

Break-even live

Break-even rent $1,658

Max offer price $215,000

Occupancy floor 64%

Sensitivity live

Price	-10% $977	-5% $916	+0% $855	+5% $794	+10% $734
Rent	-10% $639	-5% $747	+0% $855	+5% $963	+10% $1,072
Rate	-1.0pp $963	-0.5pp $910	base $855	+0.5pp $800	+1.0pp $743

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7257 Wakefield Ct Highland, CA	3.0	2.0	1183	$2,395	$2.02	0d	1	0.73mi
7257 Wakefield Ct Highland, CA	3.0	2.0	1183	$2,395	$2.02	25d	1	0.73mi
7767 Colwyn Ave Highland, CA	3.0	1.5	1107	$2,500	$2.26	25d	1	0.77mi
2282 E 17th St San Bernardino, CA	3.0	2.0	1304	$2,900	$2.22	44d	1	0.86mi
26814 Mansfield St Highland, CA	3.0	1.0	1275	$2,850	$2.24	44d	1	0.90mi
7650 Elm St San Bernardino, CA	3.0	1.0	1620	$2,395	$1.48	0d	1	0.92mi
7925 Midhurst Dr Highland, CA	3.0	1.5	1326	$2,450	$1.85	0d	1	0.95mi
6697 Robinson Rd Highland, CA	4.0	2.0	1272	$3,500	$2.75	44d	1	1.00mi
7205 Osbun Rd San Bernardino, CA	3.0	1.0	1100	$2,450	$2.23	0d	1	1.04mi
7205 Osbun Rd San Bernardino, CA	3.0	1.0	1100	$2,450	$2.23	5d	1	1.04mi
3166 Atlantic Ave Highland, CA	4.0	2.0	1364	$3,100	$2.27	44d	1	1.10mi
3317 Highland Ave Highland, CA	3.0	2.0	1250	$2,000	$1.60	25d	1	1.47mi

Listing history 24 events

1. 2026-06-18
   days on market $215,000 Active 90 DOM
2. 2026-06-17
   days on market $215,000 Active 89 DOM
3. 2026-06-16
   days on market $215,000 Active 88 DOM
4. 2026-06-15
   days on market $215,000 Active 87 DOM
5. 2026-06-13
   days on market $215,000 Active 85 DOM
6. 2026-06-09
   days on market $215,000 Active 81 DOM
7. 2026-06-08
   days on market $215,000 Active 80 DOM
8. 2026-06-07
   days on market $215,000 Active 79 DOM
9. 2026-06-04
   days on market $215,000 Active 76 DOM
10. 2026-06-03
    days on market $215,000 Active 75 DOM
11. 2026-06-02
    days on market $215,000 Active 74 DOM
12. 2026-06-01
    days on market $215,000 Active 73 DOM
13. 2026-05-31
    days on market $215,000 Active 72 DOM
14. 2026-05-15
    status Pending Sale 917-char remark

    Show marketing remark (917 chars)

    Sales Price, Just Reduced, in Family Park! Welcome to this beautiful newer home built in 2021, offering 1,512 sq ft of comfortable and modern living space in the desirable Fairview Mobile Home Park. Designed with an open and airy floor plan, this home features a spacious living room that flows seamlessly into the dining area and kitchen—perfect for both everyday living and entertaining. 4 generously sized bedrooms and 2 bathrooms, there is plenty of space for family, guests, or a home office. The indoor laundry room adds everyday convenience. Step outside and enjoy the inviting back yard deck, a grassy yard, white vinyl fencing, and a storage shed for extra space. The property also features a covered carport for 2 vehicles, providing convenient and protected parking. Modern construction, spacious layout, and great outdoor features make this home a fantastic opportunity you won’t want to miss.

15. 2026-04-22
    price $220,000 917-char remark

    Show marketing remark (917 chars)

    Sales Price, Just Reduced, in Family Park! Welcome to this beautiful newer home built in 2021, offering 1,512 sq ft of comfortable and modern living space in the desirable Fairview Mobile Home Park. Designed with an open and airy floor plan, this home features a spacious living room that flows seamlessly into the dining area and kitchen—perfect for both everyday living and entertaining. 4 generously sized bedrooms and 2 bathrooms, there is plenty of space for family, guests, or a home office. The indoor laundry room adds everyday convenience. Step outside and enjoy the inviting back yard deck, a grassy yard, white vinyl fencing, and a storage shed for extra space. The property also features a covered carport for 2 vehicles, providing convenient and protected parking. Modern construction, spacious layout, and great outdoor features make this home a fantastic opportunity you won’t want to miss.

16. 2026-03-08
    listed $245,000 Active 917-char remark

    Show marketing remark (917 chars)

    Sales Price, Just Reduced, in Family Park! Welcome to this beautiful newer home built in 2021, offering 1,512 sq ft of comfortable and modern living space in the desirable Fairview Mobile Home Park. Designed with an open and airy floor plan, this home features a spacious living room that flows seamlessly into the dining area and kitchen—perfect for both everyday living and entertaining. 4 generously sized bedrooms and 2 bathrooms, there is plenty of space for family, guests, or a home office. The indoor laundry room adds everyday convenience. Step outside and enjoy the inviting back yard deck, a grassy yard, white vinyl fencing, and a storage shed for extra space. The property also features a covered carport for 2 vehicles, providing convenient and protected parking. Modern construction, spacious layout, and great outdoor features make this home a fantastic opportunity you won’t want to miss.

17. 2023-04-19
    historical
18. 2022-08-04
    listed $225,000 Active
19. 2021-10-28
    soldstatus $183,000 Closed Sale
20. 2021-09-24
    status Pending Sale
21. 2021-08-27
    status Active
22. 2021-08-15
    status Active
23. 2021-07-17
    status Pending Sale
24. 2021-07-13
    listed $182,999 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,115 · $93/mo
• Projected year-2 tax: $1,634 · $136/mo
• Expected delta: +$519/yr (+$43/mo · 46.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥101°F today · 17 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: $32,889
• − Mortgage interest: −$12,043
• − Property taxes: −$1,115
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,631
• − Management: −$2,631
• − Depreciation: −$6,255
• Taxable income: $7,139
• Est. tax owed @ 24.0%: −$1,713
• After-tax cash flow: $8,549/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: 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): 56,179
• Household income: $85,163
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 1816.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 53% White 26% Two or more races 14% Black 8% Asian 8% Native American 1%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Italian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 19% · Canada, Vietnam, South Korea
• Languages at home: 60% English-only · Spanish 32% Vietnamese 2% Tagalog/Filipino 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: ▼ -328.00%
• Current HPI: 367.2829
• Rent YoY: ▲ 2.91%
• 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

+20.2% since first listed

11 events — show timeline

• 2026-05-15 Pending — CRMLS
• 2026-04-22 Price Changed $220,000 CRMLS
• 2026-03-08 Listed $245,000 CRMLS
• 2023-04-19 Listing Removed — CRMLS
• 2022-08-04 Listed $225,000 CRMLS
• 2021-10-28 Sold (MLS) $183,000 CRMLS
• 2021-09-24 Pending — CRMLS
• 2021-08-27 Relisted — CRMLS
• 2021-08-15 Relisted — CRMLS
• 2021-07-17 Pending — CRMLS
• 2021-07-13 Listed $182,999 CRMLS

Property tax history

+14.8%/yr

Latest (2025): $1,115 · +0.1% YoY. Source: county tax records.