1721 E Colton Ave #69 · Redlands, CA 92374

$275,000

3 bd · 2.0 ba · 1,708 sqft · Manufactured public records · 61 Days on market

Built 1989 1,176 sqft lot $161/sqft · 40% above area Est $197k · 40% over

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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 +24.3/30.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is the "CREME de la CREME' of Manufactured Housing. No detail has been spared, JAW DROPPING Upgrades throughout, from a completely NEW Kitchen, Custom cabinetry with self-closing doors/drawers, Farm sink, top of the line appliances, Energy Efficient NEW Windows, structured more as a "stick built residential house" but soooo much better! Vaulted ceilings, soft colors, open floor plan yet a Generous Elegant Dining Room and Kitchen Nook for enjoying morning coffee, lots of storage PLUS a Huge WALK-IN CLOSET! Corner fireplace allows views and warmth from from electric controls, a joy when the cooler temperatures come around. Laundry room has an enormous utility Farm Sink set in granite & storage galore. Enjoy the spaciousness of 1721 sq. ft boasting of THREE Bedrooms, ONE Full bath with a tub/shower and the Primary Bathroom with oversized walk-in shower. THE LIST GOES ON. . but let's make an appointment to see this AWESOME UPGRADED, "Better than New" Home! (Ser# HSCASNA/B90350237) Verify NEW space rent with Park Manager.

Key facts

• Custom cabinetry
• Huge walk-in closet
• New kitchen

Tags

• NEW KITCHEN
• CUSTOM CABINETRY
• ENERGY EFFICIENT NEW WINDOWS
• HUGE WALK-IN CLOSET
• CORNER FIREPLACE
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $275k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $258k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 22 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).
• This rent runs 36% of the median local income ($103k/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 $2k of loan paydown is wiped out by about $8k 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 61 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $275k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,499 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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. 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?
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: 1.13% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.59%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $197,042
• List price: $275,000
• Delta: 39.56%
• Verdict: OVERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
626 N Dearborn #150	0.21mi	3/2.0	1,700 (-0%)	2mo	$225,000	$132	87
1721 E Colton Ave #110	0.00mi	3/2.0	1,708 (0%)	24mo	$149,000	$87	80
1721 E Colton Ave #106	0.00mi	4/2.0 (+1)	1,548 (-9%)	3mo	$220,000	$142	77
626 Dearborn N #55	0.38mi	2/2.0 (-1)	1,700 (-0%)	2mo	$200,000	$118	75
626 N Dearborn #192	0.26mi	2/2.0 (-1)	1,776 (+4%)	4mo	$195,000	$110	73
1721 E Colton Ave #85	0.00mi	3/2.0	1,554 (-9%)	14mo	$305,000	$196	73
626 N Dearborn Street #56	0.38mi	2/2.0 (-1)	1,595 (-7%)	2mo	$173,000	$108	65
626 N DEARBORN St	0.27mi	3/2.0	1,560 (-9%)	20mo	$216,000	$138	56
626 N Dearborn St #44	0.21mi	2/2.0 (-1)	1,488 (-13%)	18mo	$205,000	$138	49
626 N Dearborn St #11	0.21mi	2/2.0 (-1)	1,474 (-14%)	20mo	$198,900	$135	46

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-7,114
• Equity at exit: $41,003

10-year hold

• IRR: 8.1%
• Equity multiple: 1.63×
• Total profit: $48,760
• Equity at exit: $23,777

Cash invested: $77,000 (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 92374

• Rents YoY: 3.7%
• Active inventory: 106
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,103 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $551

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 77%

Sensitivity live

Price	-10% $741	-5% $646	+0% $551	+5% $456	+10% $361
Rent	-10% $306	-5% $429	+0% $551	+5% $674	+10% $796
Rate	-1.0pp $690	-0.5pp $621	base $551	+0.5pp $480	+1.0pp $407

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1247 Via Florence Redlands, CA	4.0	2.5	1832	$2,900	$1.58	44d	1	0.28mi
1242 Via Palermo Redlands, CA	4.0	3.0	2041	$3,250	$1.59	3d	1	0.30mi
1546 Clock Ave Redlands, CA	4.0	2.0	1248	$3,195	$2.56	6d	1	0.40mi
1204 Darlene Ct Redlands, CA	4.0	3.0	1661	$3,700	$2.23	0d	1	0.49mi
263 Greenbriar Ct Redlands, CA	3.0	2.0	1256	$3,395	$2.70	0d	1	0.51mi
10718 Independence Ct Redlands, CA	4.0	2.5	2074	$3,500	$1.69	44d	1	0.53mi
10696 Opal Ave Redlands, CA	3.0	2.5	1772	$3,000	$1.69	0d	1	0.56mi
1359 Jasper Ave Mentone, CA	3.0	2.0	1100	$2,995	$2.72	0d	1	0.64mi
1360 1/2 Jasper Ave Unit 1359 Mentone, CA	3.0	2.0	1100	$2,995	$2.72	21d	1	0.70mi
22 S Dearborn St Redlands, CA	3.0	2.5	1437	$2,900	$2.02	44d	1	0.78mi
1335 Campus Ave Redlands, CA	3.0	2.0	1200	$2,750	$2.29	44d	1	0.84mi
755 Judson St Redlands, CA	2.0	2.0	1004	$2,350	$2.34	0d	1	0.90mi
1756 Parkview Redlands, CA	3.0	2.0	1606	$3,000	$1.87	19d	1	0.95mi
25 Naomi St Redlands, CA	4.0	2.5	1780	$3,550	$1.99	0d	1	0.96mi
329 Jesse Way Redlands, CA	4.0	2.5	2072	$4,200	$2.03	44d	1	1.13mi
31255 Slate St Mentone, CA	4.0	3.0	2073	$3,200	$1.54	44d	1	1.13mi
10 Cortez St Unit 2 Redlands, CA	3.0	2.0	1200	$2,900	$2.42	16d	1	1.17mi
10 Cortez St Unit 2 Redlands, CA	3.0	2.0	1200	$2,900	$2.42	25d	1	1.17mi
1209 E Central Ave Redlands, CA	3.0	1.5	1100	$2,200	$2.00	13d	1	1.25mi
1255 E Citrus Ave Redlands, CA	2.0	1.0–2.0	1125	$2,615	$2.32	0d	10	1.28mi
135 Cook St Unit 3 Redlands, CA	2.0	1.5	1056	$2,300	$2.18	44d	1	1.34mi
1250 N University St Redlands, CA	2.0	2.0	1140	$2,649	$2.32	0d	1	1.46mi

Listing history 23 events

1. 2026-06-21
   days on market $275,000 Active 61 DOM
2. 2026-06-18
   days on market $275,000 Active 58 DOM
3. 2026-06-17
   days on market $275,000 Active 57 DOM
4. 2026-06-16
   days on market $275,000 Active 56 DOM
5. 2026-06-15
   days on market $275,000 Active 55 DOM
6. 2026-06-13
   days on market $275,000 Active 53 DOM
7. 2026-06-13
   days on market $275,000 Active 52 DOM
8. 2026-06-09
   days on market $275,000 Active 49 DOM
9. 2026-06-08
   days on market $275,000 Active 48 DOM
10. 2026-06-07
    days on market $275,000 Active 47 DOM
11. 2026-06-04
    days on market $275,000 Active 44 DOM
12. 2026-06-03
    days on market $275,000 Active 43 DOM
13. 2026-06-02
    days on market $275,000 Active 42 DOM
14. 2026-06-01
    days on market $275,000 Active 41 DOM
15. 2026-05-31
    days on market $275,000 Active 40 DOM
16. 2026-05-10
    price $285,899 1068-char remark

    Show marketing remark (1068 chars)

    This is the "CREME de la CREME' of Manufactured Housing. No detail has been spared, JAW DROPPING Upgrades throughout, from a completely NEW Kitchen, Custom cabinetry with self-closing doors/drawers, Farm sink, top of the line appliances, Energy Efficient NEW Windows, structured more as a "stick built residential house" but soooo much better! Vaulted ceilings, soft colors, open floor plan yet a Generous Elegant Dining Room and Kitchen Nook for enjoying morning coffee, lots of storage PLUS a Huge WALK-IN CLOSET! Corner fireplace allows views and warmth from from electric controls, a joy when the cooler temperatures come around. Laundry room has an enormous utility Farm Sink set in granite & storage galore. Enjoy the spaciousness of 1721 sq. ft boasting of THREE Bedrooms, ONE Full bath with a tub/shower and the Primary Bathroom with oversized walk-in shower. THE LIST GOES ON. . but let's make an appointment to see this AWESOME UPGRADED, "Better than New" Home! (Ser# HSCASNA/B90350237) Verify NEW space rent with Park Manager.

17. 2026-04-29
    price $285,900 1068-char remark

    Show marketing remark (1068 chars)

    This is the "CREME de la CREME' of Manufactured Housing. No detail has been spared, JAW DROPPING Upgrades throughout, from a completely NEW Kitchen, Custom cabinetry with self-closing doors/drawers, Farm sink, top of the line appliances, Energy Efficient NEW Windows, structured more as a "stick built residential house" but soooo much better! Vaulted ceilings, soft colors, open floor plan yet a Generous Elegant Dining Room and Kitchen Nook for enjoying morning coffee, lots of storage PLUS a Huge WALK-IN CLOSET! Corner fireplace allows views and warmth from from electric controls, a joy when the cooler temperatures come around. Laundry room has an enormous utility Farm Sink set in granite & storage galore. Enjoy the spaciousness of 1721 sq. ft boasting of THREE Bedrooms, ONE Full bath with a tub/shower and the Primary Bathroom with oversized walk-in shower. THE LIST GOES ON. . but let's make an appointment to see this AWESOME UPGRADED, "Better than New" Home! (Ser# HSCASNA/B90350237) Verify NEW space rent with Park Manager.

18. 2026-04-21
    listed $300,000 Active 1068-char remark

    Show marketing remark (1068 chars)

    This is the "CREME de la CREME' of Manufactured Housing. No detail has been spared, JAW DROPPING Upgrades throughout, from a completely NEW Kitchen, Custom cabinetry with self-closing doors/drawers, Farm sink, top of the line appliances, Energy Efficient NEW Windows, structured more as a "stick built residential house" but soooo much better! Vaulted ceilings, soft colors, open floor plan yet a Generous Elegant Dining Room and Kitchen Nook for enjoying morning coffee, lots of storage PLUS a Huge WALK-IN CLOSET! Corner fireplace allows views and warmth from from electric controls, a joy when the cooler temperatures come around. Laundry room has an enormous utility Farm Sink set in granite & storage galore. Enjoy the spaciousness of 1721 sq. ft boasting of THREE Bedrooms, ONE Full bath with a tub/shower and the Primary Bathroom with oversized walk-in shower. THE LIST GOES ON. . but let's make an appointment to see this AWESOME UPGRADED, "Better than New" Home! (Ser# HSCASNA/B90350237) Verify NEW space rent with Park Manager.

19. 2019-01-18
    soldstatus $80,000 Closed Sale 851-char remark

    Show marketing remark (851 chars)

    Location!! Location!! This Home Located In One Of The Best Areas, And Parks In Redlands, Just 1 Mile From The University Of Redlands. Backs To Greenbelt. This Is The 3rd Largest Home In The Park, Well Maintained, Shows Pride Of Ownership, Many Upgrades, From the Custom Flooring, Two Tone Paint Throughout, Ceiling Fans, And Upgraded Baseboards. Features 3 Bedrooms, 2 Bath, 1721 Sq. Ft. , Formal Living With Cozy Fireplace & Dining Room, Family Kitchen, Custom Cabinets, Skylights, With Well Appointed Amenities. Spacious Master Bedroom & Bath With Designer Amenities, Double Sinks, Separate Oval Tub & Shower. Inside Laundry Room, Custom Cabinets, Sink With Granite Counter. Close To Clubhouse, Pool & Spa. Just Blocks From Schools, Shopping & Major Transportation. Must See To Appreciate!! All This Home Has To Offer.

20. 2019-01-11
    status Pending Sale 851-char remark

    Show marketing remark (851 chars)

    Location!! Location!! This Home Located In One Of The Best Areas, And Parks In Redlands, Just 1 Mile From The University Of Redlands. Backs To Greenbelt. This Is The 3rd Largest Home In The Park, Well Maintained, Shows Pride Of Ownership, Many Upgrades, From the Custom Flooring, Two Tone Paint Throughout, Ceiling Fans, And Upgraded Baseboards. Features 3 Bedrooms, 2 Bath, 1721 Sq. Ft. , Formal Living With Cozy Fireplace & Dining Room, Family Kitchen, Custom Cabinets, Skylights, With Well Appointed Amenities. Spacious Master Bedroom & Bath With Designer Amenities, Double Sinks, Separate Oval Tub & Shower. Inside Laundry Room, Custom Cabinets, Sink With Granite Counter. Close To Clubhouse, Pool & Spa. Just Blocks From Schools, Shopping & Major Transportation. Must See To Appreciate!! All This Home Has To Offer.

21. 2018-07-25
    listed $85,000 Active 851-char remark

    Show marketing remark (851 chars)

    Location!! Location!! This Home Located In One Of The Best Areas, And Parks In Redlands, Just 1 Mile From The University Of Redlands. Backs To Greenbelt. This Is The 3rd Largest Home In The Park, Well Maintained, Shows Pride Of Ownership, Many Upgrades, From the Custom Flooring, Two Tone Paint Throughout, Ceiling Fans, And Upgraded Baseboards. Features 3 Bedrooms, 2 Bath, 1721 Sq. Ft. , Formal Living With Cozy Fireplace & Dining Room, Family Kitchen, Custom Cabinets, Skylights, With Well Appointed Amenities. Spacious Master Bedroom & Bath With Designer Amenities, Double Sinks, Separate Oval Tub & Shower. Inside Laundry Room, Custom Cabinets, Sink With Granite Counter. Close To Clubhouse, Pool & Spa. Just Blocks From Schools, Shopping & Major Transportation. Must See To Appreciate!! All This Home Has To Offer.

22. 2009-02-20
    historical
23. 2008-11-05
    listed $77,500

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥100°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 36 unhealthy d/yr today · 43 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,240
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,979
• − Management: −$2,979
• − Depreciation: −$8,000
• Taxable income: $2,377
• Est. tax owed @ 24.0%: −$571
• After-tax cash flow: $6,044/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

+268.9% since first listed

8 events — show timeline

• 2026-05-10 Price Changed $285,899 CRMLS
• 2026-04-29 Price Changed $285,900 CRMLS
• 2026-04-21 Listed $300,000 CRMLS
• 2019-01-18 Sold (MLS) $80,000 CRMLS
• 2019-01-11 Pending — CRMLS
• 2018-07-25 Listed $85,000 CRMLS
• 2009-02-20 Listing Removed — CRMLS
• 2008-11-05 Listed $77,500 CRMLS

Property tax history

-1.6%/yr

Latest (2025): $253 · +5.6% YoY. Source: county tax records.