12650 California St #15 · Yucaipa, CA 92399

$59,999

1 bd · 1.0 ba · 800 sqft · Manufactured · 141 Days on market

Built 1960 Average condition $75/sqft · 30% below area Est $86k · 30% under

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Why this score? — see what drove the B+ 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 +3.8/10.0
• Livability +3.3/5.0
• Condition / age +2.8/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming home nestled in a quiet 55+ community at Skyline Village Park, where pride of ownership and peaceful living shine. Enjoy the benefit of low space rent at just $360 per month and lower utility costs along with beautifully maintained grounds and professional park management. This 1 bedroom, 1 bathroom home features an open living space seamlessly connected to the kitchen, complemented by nice flooring throughout. A huge laundry and storage room adds extra convenience, while lovely greenery and mature plants surround the home. Located in the scenic Yucaipa hills, you’ll love the amazing mountain views and the close proximity to shopping, dining, and the snowy mountain resorts. Home sweet home!

Key facts

• Low space rent
• Open living space
• Mountain views

Tags

• LOW SPACE RENT
• BEAUTIFULLY MAINTAINED GROUNDS
• PROFESSIONAL PARK MANAGEMENT
• OPEN LIVING SPACE
• HUGE LAUNDRY AND STORAGE ROOM
• MOUNTAIN VIEWS

🏷️ Possibly a rental listed for sale. The $59,999 price doesn't fit this home's estimated sale value (~$85,500) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $60k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $947 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.2% vs local median 2.7% in Yucaipa — 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 66/100 on livability (#334 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+; Watch: schools D, health & safety D, amenities F.
• Yucaipa-Calimesa Joint Unified (suburban): math 32% / reading 55% proficiency, ranked #195 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.3%/yr); 205 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $415 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 + 0.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $13k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.87% ✓
• Cap rate: 25.24%
• Cash-on-cash: 67.65%
• DSCR: 4.01
• GRM: 2.9

CMA / ARV

• ARV (median comp): $85,500
• List price: $59,999
• Delta: -29.83%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12655 2nd #49	0.22mi	2/1.0 (+1)	770 (-4%)	2mo	$75,000	$97	77
12650 CALIFORNIA St #61	0.00mi	1/1.0	720 (-10%)	10mo	$62,000	$86	75
12656 2nd St Spc 39	0.22mi	1/1.0	830 (+4%)	14mo	$53,500	$64	71
13060 2nd St #62	0.60mi	1/1.0	800 (0%)	11mo	$124,900	$156	63
12656 2ND St #43	0.23mi	1/1.0	720 (-10%)	15mo	$76,900	$107	61
13060 2nd #95	0.60mi	2/2.0 (+1)	860 (+8%)	1mo	$100,000	$116	50

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 63.6%
• Equity multiple: 3.71×
• Total profit: $45,573
• Equity at exit: $8,946

10-year hold

• IRR: 67.0%
• Equity multiple: 6.83×
• Total profit: $97,940
• Equity at exit: $5,188

Cash invested: $16,800 (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 92399

• Rents YoY: -1.3%
• Active inventory: 205
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,724 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $947

Break-even live

Break-even rent $525

Max offer price $59,999

Occupancy floor 40%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12710 3rd St Unit 31 Yucaipa, CA	2.0	1.0	800	$1,650	$2.06	24d	1	0.45mi
12710 3rd St Unit 81 Yucaipa, CA	2.0	1.0	560	$1,495	$2.67	5d	1	0.46mi
12710 3rd St Unit 97 Yucaipa, CA	1.0	1.0	672	$1,350	$2.01	43d	1	0.46mi
12710 3rd St #32 Yucaipa, CA	2.0	1.0	800	$1,650	$2.06	43d	1	0.50mi
12710 3rd St Spc 2 Yucaipa, CA	2.0	1.5	660	$1,650	$2.50	43d	1	0.50mi
12710 3rd St Spc 3 Yucaipa, CA	2.0	1.0	640	$1,595	$2.49	24d	1	0.50mi
12710 3rd St #57 Yucaipa, CA	2.0	1.0	720	$1,495	$2.08	43d	1	0.50mi
12710 3rd St #21 Yucaipa, CA	2.0	2.0	760	$1,650	$2.17	24d	1	0.53mi
12225 2nd St Yucaipa, CA	1.0	1.0	720	$2,295	$3.19	1d	1	0.54mi
35070 Avenue B Unit 1 Yucaipa, CA	2.0	1.0	590	$1,795	$3.04	43d	1	0.57mi
35371 Schad Ln Yucaipa, CA	2.0	1.0	1000	$2,200	$2.20	24d	1	0.58mi
12710 3rd St Spc 54 Yucaipa, CA	2.0	1.0	800	$1,595	$1.99	43d	1	0.58mi
12301 3rd St Yucaipa, CA	1.0	1.0	992	$2,150	$2.17	1d	1	0.58mi
34947 Avenue A Unit A Yucaipa, CA	2.0	1.0	800	$1,900	$2.38	43d	1	0.60mi
34976 Avenue A Unit A Yucaipa, CA	2.0	1.0	755	$1,925	$2.55	3d	1	0.62mi
34976 Avenue A Unit A Yucaipa, CA	2.0	1.0	755	$1,895	$2.51	43d	1	0.62mi
34759 Avenue B Ct Unit 3 Yucaipa, CA	2.0	1.0	700	$1,795	$2.56	43d	1	0.64mi
35455 Yucaipa Blvd Unit 7 Yucaipa, CA	1.0	1.0	572	$1,400	$2.45	43d	1	0.84mi
12257 Fremont St Unit 1 Yucaipa, CA	2.0	2.0	880	$2,700	$3.07	10d	1	0.89mi
11930 Bryant St Unit D Yucaipa, CA	1.0	1.0	644	$1,495	$2.32	43d	1	0.94mi
35294 Adams Ln Unit C Yucaipa, CA	2.0	1.0	794	$1,795	$2.26	21d	1	0.96mi
34449 Yucaipa Blvd Unit 10 Yucaipa, CA	2.0	1.0	802	$1,595	$1.99	43d	1	1.00mi
13383 3rd St Unit 3 Yucaipa, CA	2.0	1.0	750	$1,800	$2.40	24d	1	1.01mi
12350 5th St Unit 12382 Yucaipa, CA	2.0	1.0	825	$1,850	$2.24	24d	1	1.02mi
34384 Yucaipa Blvd Unit 102 Yucaipa, CA	1.0	1.0	920	$1,900	$2.07	43d	1	1.08mi
34384 Yucaipa Blvd Yucaipa, CA	1.0	1.0	920	$2,100	$2.28	43d	2	1.12mi
11760 Adams St Unit 15 Yucaipa, CA	2.0	1.0	850	$1,750	$2.06	24d	1	1.13mi
11760 Adams St Unit 18 Yucaipa, CA	1.0	1.0	730	$1,650	$2.26	18d	1	1.13mi
213 W County Line Rd #5 Calimesa, CA	2.0	2.0	950	$1,750	$1.84	11d	1	1.38mi

Listing history 27 events

1. 2026-06-18
   days on market $59,999 Active 141 DOM
2. 2026-06-17
   days on market $59,999 Active 140 DOM
3. 2026-06-16
   days on market $59,999 Active 139 DOM
4. 2026-06-15
   days on market $59,999 Active 138 DOM
5. 2026-06-13
   days on market $59,999 Active 136 DOM
6. 2026-06-13
   days on market $59,999 Active 135 DOM
7. 2026-06-09
   days on market $59,999 Active 132 DOM
8. 2026-06-08
   days on market $59,999 Active 131 DOM
9. 2026-06-07
   days on market $59,999 Active 130 DOM
10. 2026-06-04
    days on market $59,999 Active 127 DOM
11. 2026-06-03
    days on market $59,999 Active 126 DOM
12. 2026-06-02
    days on market $59,999 Active 125 DOM
13. 2026-06-01
    days on market $59,999 Active 124 DOM
14. 2026-05-31
    days on market $59,999 Active 123 DOM
15. 2026-04-09
    price $59,999 730-char remark

    Show marketing remark (730 chars)

    Welcome to this charming home nestled in a quiet 55+ community at Skyline Village Park, where pride of ownership and peaceful living shine. Enjoy the benefit of low space rent at just $360 per month and lower utility costs along with beautifully maintained grounds and professional park management. This 1 bedroom, 1 bathroom home features an open living space seamlessly connected to the kitchen, complemented by nice flooring throughout. A huge laundry and storage room adds extra convenience, while lovely greenery and mature plants surround the home. Located in the scenic Yucaipa hills, you’ll love the amazing mountain views and the close proximity to shopping, dining, and the snowy mountain resorts. Home sweet home!

16. 2026-02-17
    price $65,000 730-char remark

    Show marketing remark (730 chars)

    Welcome to this charming home nestled in a quiet 55+ community at Skyline Village Park, where pride of ownership and peaceful living shine. Enjoy the benefit of low space rent at just $360 per month and lower utility costs along with beautifully maintained grounds and professional park management. This 1 bedroom, 1 bathroom home features an open living space seamlessly connected to the kitchen, complemented by nice flooring throughout. A huge laundry and storage room adds extra convenience, while lovely greenery and mature plants surround the home. Located in the scenic Yucaipa hills, you’ll love the amazing mountain views and the close proximity to shopping, dining, and the snowy mountain resorts. Home sweet home!

17. 2026-01-28
    listed $73,000 Active 730-char remark

    Show marketing remark (730 chars)

    Welcome to this charming home nestled in a quiet 55+ community at Skyline Village Park, where pride of ownership and peaceful living shine. Enjoy the benefit of low space rent at just $360 per month and lower utility costs along with beautifully maintained grounds and professional park management. This 1 bedroom, 1 bathroom home features an open living space seamlessly connected to the kitchen, complemented by nice flooring throughout. A huge laundry and storage room adds extra convenience, while lovely greenery and mature plants surround the home. Located in the scenic Yucaipa hills, you’ll love the amazing mountain views and the close proximity to shopping, dining, and the snowy mountain resorts. Home sweet home!

18. 2024-02-01
    historical
19. 2024-01-31
    status Active
20. 2024-01-24
    status Active
21. 2023-09-22
    price $55,000
22. 2023-08-24
    price $60,000
23. 2023-08-04
    price $65,000
24. 2023-08-02
    listed $55,000 Active
25. 2022-01-14
    soldstatus $42,000 Closed Sale
26. 2021-12-21
    status Pending Sale
27. 2021-10-25
    listed $49,900 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 10/10 Extreme
• 🌡 Heat 6/10 Major 8 d/yr ≥100°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,685
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$1,745
• Taxable income: $11,069
• Est. tax owed @ 24.0%: −$2,656
• After-tax cash flow: $8,709/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 · 10 photos

Average 55/100 Cosmetic rehab

This 1-bedroom, 1-bathroom home in a quiet 55+ community is in average condition with some minor repairs needed. It has good curb appeal and is move-in ready with some cosmetic updates that could significantly increase its value.

Repairs flagged

• Minor Kitchen counters — Cluttered with items
• Minor Bathroom counters — Cluttered with items

Value-add opportunities

• Both Declutter kitchen and bathroom counters — Decluttering will make the home appear more inviting and organized
• Both Paint interior walls — Painting interior walls can improve the home's appearance and increase its value
• Resale Replace countertops — Replacing countertops can significantly improve the home's resale value
• Resale Replace flooring — Replacing flooring can significantly improve the home's resale value
• Resale Replace kitchen appliances — Upgrading kitchen appliances can significantly improve the home's resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen counters · Cluttered with items	Minor	$500–3,000
Bathroom counters · Cluttered with items	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Declutter kitchen and bathroom counters — Decluttering will make the home appear more inviting and organized ↑
• Both Paint interior walls — Painting interior walls can improve the home's appearance and increase its value ↑
• Resale Replace countertops — Replacing countertops can significantly improve the home's resale value ↑
• Resale Replace flooring — Replacing flooring can significantly improve the home's resale value ↑
• Resale Replace kitchen appliances — Upgrading kitchen appliances can significantly improve the home's resale value ↑

ⓘ 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: Yucaipa-Calimesa Joint Unified
• NCES district ID: 0643560
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 55% ▲ 6.00%
• Median HH income: $58,243
• Composite: 38.09/100
• National rank: #4277
• State rank: #195 of 517 in CA

Livability — Yucaipa

• Score: 66/100
• State rank: #334
• US rank: #11542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yucaipa, CA
• County: San Bernardino County · 2,030,291 people
• City population: 55,366
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 55,366
• Household income: $92,440
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1110.0

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 0.57)
• Race & ethnicity: White 55% Hispanic / Latino 36% Two or more races 15% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 77% English-only · Spanish 19% Other Indo-European 1% Other Asian/Pacific 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: ▼ -632.71%
• Current HPI: 353.4762
• Rent YoY: ▼ -1.27%
• 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

13 events — show timeline

• 2026-04-09 Price Changed $59,999 CRMLS
• 2026-02-17 Price Changed $65,000 CRMLS
• 2026-01-28 Listed $73,000 CRMLS
• 2024-02-01 Listing Removed — CRMLS
• 2024-01-31 Relisted — CRMLS
• 2024-01-24 Relisted — CRMLS
• 2023-09-22 Price Changed $55,000 CRMLS
• 2023-08-24 Price Changed $60,000 CRMLS
• 2023-08-04 Price Changed $65,000 CRMLS
• 2023-08-02 Listed $55,000 CRMLS
• 2022-01-14 Sold (MLS) $42,000 CRMLS
• 2021-12-21 Pending — CRMLS
• 2021-10-25 Listed $49,900 CRMLS