1155 S Riverside Ave S #10 · Rialto, CA 92376

$200,000

3 bd · 3.0 ba · 1,344 sqft · Manufactured · 116 Days on market

Manufactured home Built 1972 Good condition $149/sqft · 38% above area Est $144k · 38% over

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Why this score? — see what drove the D+ 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 +22.8/30.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Condition / age +3.8/5.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mobile Home in Santiago Parkside Estates, Roof type Standard Metal, Siding type LAP , Size 24x56 1344 Sq Ft, 3 Bedrooms 2 Bathrooms, Community rating Good/Excellent per Appraiser, Club House/pool room, small play ground, and community swimming pool. The Mobile home has been upgraded, Walls were re insulated and drywalled in kitchen Livingroom Master Bedroom and hallway, ceiling also was insulated. Entire New Kitchen , cabinets, countertops stove range and stove top ceiling vent and New laminate flooring. NEW Recess lighting in Kitchen Livingroom also new lighting in 2 bedrooms. 2 New ceiling fans. 1 in living room 1 in bedroom. New light fixtures in dining area and Master bedroom. Full Surround sound and speakers in ceiling in living room/dining room area. Master bedroom has Newer Carpet and lighting. New flooring in bedroom. Master Bathroom has been up graded brand new shower and sink and fixtures new flooring. New bathroom cabinets and sink . Newer A/C system and Furnace. Security cameras in back of Mobile home and Drive port. Close to shopping and Freeway access.

Key facts

• Full surround sound
• Recess lighting
• Ceiling fans

Tags

• UPGRADED KITCHEN
• NEW LAMINATE FLOORING
• RECESS LIGHTING
• CEILING FANS
• FULL SURROUND SOUND
• NEWER A/C SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.5% in Rialto — 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 60/100 on livability (#598 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A-; Watch: crime F, amenities D-, cost of living F.
• Rialto Unified (suburban): math 25% / reading 46% proficiency, ranked #268 of 517 in CA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Georgia F. Morris Elementary (617 students, 81% FRL); William G. Jehue Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 1,404 students, 82% FRL); Rialto High (math 21% / reading 41%, grade F, #702 of 1,170 statewide, top 61%, 2,886 students, 82% FRL).
• Market conditions: Rents rising (+1.6%/yr); 144 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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).
• This rent runs 33% of the median local income ($80k/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.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 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 1972 — 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 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?
6. Crime grade is F 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.09% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.44%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $144,500
• List price: $200,000
• Delta: 38.41%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1155 S RIVERSIDE Dr #7	0.00mi	2/2.0 (-1)	1,300 (-3%)	2mo	$170,000	$131	84
1025 S Riverside Ave #66	0.08mi	3/2.0	1,248 (-7%)	2mo	$165,000	$132	78
1155 S Riverside Ave #112	0.00mi	4/2.0 (+1)	1,380 (+3%)	16mo	$212,000	$154	73
200 W San Bernardino Ave #100	0.28mi	3/2.0	1,375 (+2%)	7mo	$210,000	$153	73
1155 S Riverside #22	0.00mi	3/2.0	1,152 (-14%)	3mo	$190,000	$165	70
200 W San Bernardino Ave #46	0.27mi	2/2.0 (-1)	1,440 (+7%)	4mo	$65,000	$45	63
1025 S Riverside Ave #20	0.14mi	3/2.0	1,440 (+7%)	19mo	$185,000	$128	62
200 San Bernardino #47	0.28mi	2/2.0 (-1)	1,440 (+7%)	8mo	$140,000	$97	59
1155 S Riverside Ave #113	0.00mi	3/2.0	1,493 (+11%)	22mo	$190,000	$127	59
200 W San Bernardino Ave #132	0.28mi	3/2.0	1,152 (-14%)	3mo	$139,000	$121	57
200 W San Bernardino Ave #35	0.31mi	2/2.0 (-1)	1,442 (+7%)	13mo	$162,000	$112	54
200 San Bern #105	0.31mi	2/2.0 (-1)	1,152 (-14%)	14mo	$155,000	$135	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 · 1.59% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-13,319
• Equity at exit: $29,821

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $4,802
• Equity at exit: $17,292

Cash invested: $56,000 (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 92376

• Rents YoY: 1.6%
• Active inventory: 144
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,189 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $347

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 79%

Sensitivity live

Price	-10% $486	-5% $416	+0% $347	+5% $278	+10% $209
Rent	-10% $174	-5% $261	+0% $347	+5% $434	+10% $520
Rate	-1.0pp $448	-0.5pp $398	base $347	+0.5pp $295	+1.0pp $243

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 S Riverside Ave Rialto, CA	2.0	2.0	900	$1,900	$2.11	46d	1	0.21mi
1004 S Riverside Ave Rialto, CA	3.0	3.0	1155	$2,750	$2.38	46d	1	0.27mi
1004 S Riverside Ave Unit A-3 Rialto, CA	3.0	2.5	1155	$2,750	$2.38	46d	1	0.27mi
2047 Greenbriar St Colton, CA	2.0	2.0	1032	$2,595	$2.51	46d	1	0.32mi
1084 Jacaranda Rd Colton, CA	2.0	2.0	1032	$2,400	$2.33	46d	1	0.42mi
1351 Christobal Ln Colton, CA	4.0	2.5	1726	$3,300	$1.91	4d	1	0.46mi
1351 Christobal Ln Colton, CA	4.0	2.5	1726	$3,300	$1.91	0d	1	0.46mi
606 S Riverside Ave Rialto, CA	2.0–3.0	1.0–2.0	1034	$2,995	$2.90	0d	3	0.69mi
1163 Bent Rail Cir Colton, CA	3.0	2.0	1248	$2,795	$2.24	46d	1	0.81mi
554 S Willow Ave Unit 1 Rialto, CA	3.0	1.0	993	$2,600	$2.62	46d	1	0.84mi
1031 S Cactus Ave Rialto, CA	1.0–3.0	1.0–2.0	1030	$2,715	$2.63	7d	1	0.86mi
142 E Merrill Ave Rialto, CA	3.0	1.5	1120	$2,495	$2.23	46d	1	0.88mi
210 West South St Unit a Rialto, CA	3.0	2.0	1275	$2,600	$2.04	46d	1	1.02mi
202 Bonita Ln Rialto, CA	3.0	2.5	1549	$3,050	$1.97	1d	1	1.11mi
443 S Tamarisk Ave Rialto, CA	4.0	2.0	1574	$3,700	$2.35	46d	1	1.13mi
10026 Portola Ave Bloomington, CA	2.0	1.0	900	$1,850	$2.06	46d	1	1.45mi
535 Jackson St Colton, CA	4.0	3.0	1500	$3,300	$2.20	22d	1	1.49mi

Listing history 21 events

1. 2026-06-22
   days on market $200,000 Active 116 DOM
2. 2026-06-21
   days on market $200,000 Active 115 DOM
3. 2026-06-18
   days on market $200,000 Active 112 DOM
4. 2026-06-17
   days on market $200,000 Active 111 DOM
5. 2026-06-16
   days on market $200,000 Active 110 DOM
6. 2026-06-15
   days on market $200,000 Active 109 DOM
7. 2026-06-13
   days on market $200,000 Active 107 DOM
8. 2026-06-13
   days on market $200,000 Active 106 DOM
9. 2026-06-09
   days on market $200,000 Active 103 DOM
10. 2026-06-08
    days on market $200,000 Active 102 DOM
11. 2026-06-07
    days on market $200,000 Active 101 DOM
12. 2026-06-04
    days on market $200,000 Active 98 DOM
13. 2026-06-03
    days on market $200,000 Active 97 DOM
14. 2026-06-02
    days on market $200,000 Active 96 DOM
15. 2026-06-01
    days on market $200,000 Active 95 DOM
16. 2026-05-31
    days on market $200,000 Active 94 DOM
17. 2026-04-13
    status Active 1083-char remark

    Show marketing remark (1083 chars)

    Mobile Home in Santiago Parkside Estates, Roof type Standard Metal, Siding type LAP , Size 24x56 1344 Sq Ft, 3 Bedrooms 2 Bathrooms, Community rating Good/Excellent per Appraiser, Club House/pool room, small play ground, and community swimming pool. The Mobile home has been upgraded, Walls were re insulated and drywalled in kitchen Livingroom Master Bedroom and hallway, ceiling also was insulated. Entire New Kitchen , cabinets, countertops stove range and stove top ceiling vent and New laminate flooring. NEW Recess lighting in Kitchen Livingroom also new lighting in 2 bedrooms. 2 New ceiling fans. 1 in living room 1 in bedroom. New light fixtures in dining area and Master bedroom. Full Surround sound and speakers in ceiling in living room/dining room area. Master bedroom has Newer Carpet and lighting. New flooring in bedroom. Master Bathroom has been up graded brand new shower and sink and fixtures new flooring. New bathroom cabinets and sink . Newer A/C system and Furnace. Security cameras in back of Mobile home and Drive port. Close to shopping and Freeway access.

18. 2026-04-01
    status Pending Sale 1083-char remark

    Show marketing remark (1083 chars)

    Mobile Home in Santiago Parkside Estates, Roof type Standard Metal, Siding type LAP , Size 24x56 1344 Sq Ft, 3 Bedrooms 2 Bathrooms, Community rating Good/Excellent per Appraiser, Club House/pool room, small play ground, and community swimming pool. The Mobile home has been upgraded, Walls were re insulated and drywalled in kitchen Livingroom Master Bedroom and hallway, ceiling also was insulated. Entire New Kitchen , cabinets, countertops stove range and stove top ceiling vent and New laminate flooring. NEW Recess lighting in Kitchen Livingroom also new lighting in 2 bedrooms. 2 New ceiling fans. 1 in living room 1 in bedroom. New light fixtures in dining area and Master bedroom. Full Surround sound and speakers in ceiling in living room/dining room area. Master bedroom has Newer Carpet and lighting. New flooring in bedroom. Master Bathroom has been up graded brand new shower and sink and fixtures new flooring. New bathroom cabinets and sink . Newer A/C system and Furnace. Security cameras in back of Mobile home and Drive port. Close to shopping and Freeway access.

19. 2026-03-24
    status Pending Sale 1083-char remark

    Show marketing remark (1083 chars)

    Mobile Home in Santiago Parkside Estates, Roof type Standard Metal, Siding type LAP , Size 24x56 1344 Sq Ft, 3 Bedrooms 2 Bathrooms, Community rating Good/Excellent per Appraiser, Club House/pool room, small play ground, and community swimming pool. The Mobile home has been upgraded, Walls were re insulated and drywalled in kitchen Livingroom Master Bedroom and hallway, ceiling also was insulated. Entire New Kitchen , cabinets, countertops stove range and stove top ceiling vent and New laminate flooring. NEW Recess lighting in Kitchen Livingroom also new lighting in 2 bedrooms. 2 New ceiling fans. 1 in living room 1 in bedroom. New light fixtures in dining area and Master bedroom. Full Surround sound and speakers in ceiling in living room/dining room area. Master bedroom has Newer Carpet and lighting. New flooring in bedroom. Master Bathroom has been up graded brand new shower and sink and fixtures new flooring. New bathroom cabinets and sink . Newer A/C system and Furnace. Security cameras in back of Mobile home and Drive port. Close to shopping and Freeway access.

20. 2026-03-23
    soldstatus Closed Sale 1083-char remark

    Show marketing remark (1083 chars)

    Mobile Home in Santiago Parkside Estates, Roof type Standard Metal, Siding type LAP , Size 24x56 1344 Sq Ft, 3 Bedrooms 2 Bathrooms, Community rating Good/Excellent per Appraiser, Club House/pool room, small play ground, and community swimming pool. The Mobile home has been upgraded, Walls were re insulated and drywalled in kitchen Livingroom Master Bedroom and hallway, ceiling also was insulated. Entire New Kitchen , cabinets, countertops stove range and stove top ceiling vent and New laminate flooring. NEW Recess lighting in Kitchen Livingroom also new lighting in 2 bedrooms. 2 New ceiling fans. 1 in living room 1 in bedroom. New light fixtures in dining area and Master bedroom. Full Surround sound and speakers in ceiling in living room/dining room area. Master bedroom has Newer Carpet and lighting. New flooring in bedroom. Master Bathroom has been up graded brand new shower and sink and fixtures new flooring. New bathroom cabinets and sink . Newer A/C system and Furnace. Security cameras in back of Mobile home and Drive port. Close to shopping and Freeway access.

21. 2026-02-06
    listed $200,000 Active 1083-char remark

    Show marketing remark (1083 chars)

    Mobile Home in Santiago Parkside Estates, Roof type Standard Metal, Siding type LAP , Size 24x56 1344 Sq Ft, 3 Bedrooms 2 Bathrooms, Community rating Good/Excellent per Appraiser, Club House/pool room, small play ground, and community swimming pool. The Mobile home has been upgraded, Walls were re insulated and drywalled in kitchen Livingroom Master Bedroom and hallway, ceiling also was insulated. Entire New Kitchen , cabinets, countertops stove range and stove top ceiling vent and New laminate flooring. NEW Recess lighting in Kitchen Livingroom also new lighting in 2 bedrooms. 2 New ceiling fans. 1 in living room 1 in bedroom. New light fixtures in dining area and Master bedroom. Full Surround sound and speakers in ceiling in living room/dining room area. Master bedroom has Newer Carpet and lighting. New flooring in bedroom. Master Bathroom has been up graded brand new shower and sink and fixtures new flooring. New bathroom cabinets and sink . Newer A/C system and Furnace. Security cameras in back of Mobile home and Drive port. Close to shopping and Freeway access.

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,270
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − Depreciation: −$5,818
• Taxable income: $1,046
• Est. tax owed @ 24.0%: −$251
• After-tax cash flow: $3,917/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 · 6 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with recent upgrades and improvements, making it a solid investment opportunity.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value for both resale and rental.
• Both Painting exterior — Fresh paint can improve the home's appearance and value.
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting exterior — Fresh paint can improve the home's appearance and value. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑

ⓘ 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: Rialto Unified
• NCES district ID: 0632370
• Math proficiency: 25% ▲ 3.00%
• Reading proficiency: 46% ▲ 10.00%
• Median HH income: $50,916
• Composite: 30.77/100
• National rank: #6154
• State rank: #268 of 517 in CA

Livability — Rialto

• Score: 60/100
• State rank: #598
• US rank: #19283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rialto, CA
• County: San Bernardino County · 2,030,291 people
• City population: 105,208
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 84,394
• Household income: $79,675
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 2574.0

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 (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 22% Black 11% White 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 68%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 36% English-only · Spanish 61% Arabic 1% Tagalog/Filipino 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: ▼ -323.82%
• Current HPI: 505.95
• Rent YoY: ▲ 1.59%
• 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

5 events — show timeline

• 2026-04-13 Relisted — CRMLS
• 2026-04-01 Pending — CRMLS
• 2026-03-24 Pending — CRMLS
• 2026-03-23 Sold (MLS) — CRMLS
• 2026-02-06 Listed $200,000 CRMLS