1456 E Philadelphia #143 · Ontario, CA 91761

$175,000

3 bd · 2.0 ba · 1,652 sqft · Manufactured public records · 5 Days on market

Built 2004 1,056 sqft lot Est $159k · 10% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• ARV discount +2.8/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Rancho Ontario home. 55+ park has many amenities for your enjoyment. The modern mobile home has an open floor plan. Spacious kitchen with granite countertops and stainless steel appliances. Large open family room. Dining room. Spacious study/ bedroom. Inviting master bathroom. Large covered car port with shed. This park is close to shopping and transportation.

Key facts

• 1,056 sq ft lot
• Community pool
• Built 2004

Property features AI

Finance

• Other: No landscaping; Paved road access; Directions: Enter the complex from Philadelphia, go to Rancho Rd; unit located on left
• Financial info: Land lease (monthly) — tenant pays a monthly space/land lease; Rent includes trash and water
• HOA & community: Senior community; Community amenities: gym/exercise room, tennis courts, pool, dog park, clubhouse, spa, billiard room; Park requires manager approval for tenancy; Pets allowed—contact manager

Exterior

• Parking: Attached carport; Community park: Rancho Ontario MHP
• Security: Smoke detector; Carbon monoxide detector
• Utilities: Public sewer; District/public water; Water available; Sewer available; Natural gas available; Electricity available; Cable available
• Home design: Mobile home (double-wide); Single story; Entry level 1; Turnkey condition
• Construction: Composition roof; Mobile dimensions approximately 13' x 60'; Mobile home remains on site; Year built per assessor
• Exterior features: Awning; Front porch; Porch; In-ground community pool

Interior

• Kitchen: Kitchen island; Granite counters; Garbage disposal; Microwave; Dishwasher
• Bedrooms: All bedrooms on ground level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Shower(s)
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: Ceiling fan; Granite counters; One-level living; Gated community; Community spa
• Laundry & utility: Inside laundry room; Washer hookup; Gas dryer hookup; Individual laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Cap rate 17.7% vs local median 2.7% in Ontario — 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 63/100 on livability (#435 in CA) — a middle-class / working-renter tenant base. Strengths: commute A-, housing B+; Watch: schools F, cost of living F, health & safety F.
• Ontario-Montclair (urban): math 35% / reading 44% proficiency, ranked #731 of 1,400 in CA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.4%/yr); 314 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 41% of the median local income ($101k/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 $5k 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 + 2.4% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.95% ✓
• Cap rate: 17.66%
• Cash-on-cash: 40.58%
• DSCR: 2.81
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $158,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1456 E Philadelphia #372	0.00mi	3/2.0	1,600 (-3%)	2mo	$96,000	$60	93
1456 E Philadelphia St Spc 344	0.00mi	3/2.0	1,670 (+1%)	12mo	$140,000	$84	88
1456 E Philadelphia St Spc 424	0.00mi	3/2.0	1,536 (-7%)	2mo	$80,000	$52	86
1456 E PHILADELPHIA St #431	0.00mi	3/2.0	1,617 (-2%)	16mo	$148,000	$92	83
1456 E Philadelphia St #101	0.00mi	3/2.0	1,602 (-3%)	15mo	$186,000	$116	83
1456 E Philadelphia St Spc 444	0.00mi	3/2.0	1,560 (-6%)	11mo	$150,000	$96	82
1456 E Philadelphia St Spc 390	0.00mi	3/2.0	1,469 (-11%)	1mo	$180,000	$123	80
1456 E Philadelphia St Spc 320	0.00mi	3/2.0	1,740 (+5%)	14mo	$195,000	$112	80
1456 E Philadelphia #24	0.00mi	2/2.0 (-1)	1,536 (-7%)	5mo	$130,000	$85	79
1456 E Philadelphia #2	0.00mi	3/2.0	1,425 (-14%)	3mo	$187,000	$131	74
1456 E Philadelphia St #230	0.00mi	3/2.0	1,495 (-10%)	15mo	$120,000	$80	72
1456 E Philadelphia St #300	0.00mi	3/2.0	1,440 (-13%)	15mo	$164,900	$115	66

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 · 2.39% rent growth · sell at horizon

5-year hold

• IRR: 36.4%
• Equity multiple: 2.53×
• Total profit: $75,048
• Equity at exit: $26,093

10-year hold

• IRR: 42.7%
• Equity multiple: 4.93×
• Total profit: $192,594
• Equity at exit: $15,131

Cash invested: $49,000 (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 91761

• Rents YoY: 2.4%
• Active inventory: 314
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $3,420 high
• Mortgage (P&I): −$918
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$718
• Net cashflow: $1,657

Break-even live

Break-even rent $1,323

Max offer price $175,000

Occupancy floor 47%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 E Philadelphia St Ontario, CA	1.0–2.0	1.0–2.0	904	$3,207	$3.55	1d	12	0.47mi
2632 S Augusta Ave Ontario, CA	4.0	2.5	1983	$4,500	$2.27	43d	1	0.58mi
2432 S Garfield Pl Ontario, CA	3.0	2.0	1118	$3,150	$2.82	1d	1	0.66mi
2631 S Cucamonga Ave Ontario, CA	3.0	2.5	1726	$3,400	$1.97	43d	1	0.71mi
2815 S Augusta Ave Ontario, CA	4.0	2.0	1524	$3,600	$2.36	1d	1	0.77mi
2042 S Bon View Ave Unit C Ontario, CA	2.0	2.5	1364	$2,700	$1.98	1d	1	0.85mi
629 E Madeleine Privado Ontario, CA	3.0	2.5	1465	$3,250	$2.22	21d	1	1.29mi
629 E Madeleine Privado Ontario, CA	3.0	2.5	1465	$3,350	$2.29	43d	1	1.29mi
2057 S Cherry Ave Ontario, CA	4.0	2.0	1236	$3,500	$2.83	1d	1	1.36mi

Listing history 19 events

1. 2026-06-18
   days on market $175,000 Active 5 DOM
2. 2026-06-17
   days on market $175,000 Active 4 DOM
3. 2026-06-16
   days on market $175,000 Active 3 DOM
4. 2026-06-15
   days on market $175,000 Active 2 DOM
5. 2026-06-13
   statusdays on market $175,000 Active 1 DOM
6. 2026-06-13
   days on market $175,000 Coming Soon 17 DOM
7. 2026-06-09
   days on market $175,000 Coming Soon 14 DOM
8. 2026-06-08
   days on market $175,000 Coming Soon 13 DOM
9. 2026-06-07
   days on market $175,000 Coming Soon 12 DOM
10. 2026-06-04
    days on market $175,000 Coming Soon 9 DOM
11. 2026-06-03
    days on market $175,000 Coming Soon 8 DOM
12. 2026-06-02
    days on market $175,000 Coming Soon 7 DOM
13. 2026-06-01
    days on market $175,000 Coming Soon 6 DOM
14. 2026-05-31
    days on market $175,000 Coming Soon 5 DOM
15. 2026-05-27
    historical $175,000
16. 2021-06-03
    soldstatus $165,000 Closed Sale 372-char remark

    Show marketing remark (372 chars)

    Beautiful Rancho Ontario home. 55+ park has many amenities for your enjoyment. The modern mobile home has an open floor plan. Spacious kitchen with granite countertops and stainless steel appliances. Large open family room. Dining room. Spacious study/ bedroom. Inviting master bathroom. Large covered car port with shed. This park is close to shopping and transportation.

17. 2021-05-21
    historical Active Under Contract 372-char remark

    Show marketing remark (372 chars)

    Beautiful Rancho Ontario home. 55+ park has many amenities for your enjoyment. The modern mobile home has an open floor plan. Spacious kitchen with granite countertops and stainless steel appliances. Large open family room. Dining room. Spacious study/ bedroom. Inviting master bathroom. Large covered car port with shed. This park is close to shopping and transportation.

18. 2021-05-07
    price $164,900 372-char remark

    Show marketing remark (372 chars)

    Beautiful Rancho Ontario home. 55+ park has many amenities for your enjoyment. The modern mobile home has an open floor plan. Spacious kitchen with granite countertops and stainless steel appliances. Large open family room. Dining room. Spacious study/ bedroom. Inviting master bathroom. Large covered car port with shed. This park is close to shopping and transportation.

19. 2021-03-27
    listed $172,500 Active 372-char remark

    Show marketing remark (372 chars)

    Beautiful Rancho Ontario home. 55+ park has many amenities for your enjoyment. The modern mobile home has an open floor plan. Spacious kitchen with granite countertops and stainless steel appliances. Large open family room. Dining room. Spacious study/ bedroom. Inviting master bathroom. Large covered car port with shed. This park is close to shopping and transportation.

ⓘ 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: $653 · $54/mo
• Projected year-2 tax: $1,330 · $111/mo
• Expected delta: +$677/yr (+$56/mo · 103.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 23 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,045
• − Mortgage interest: −$9,803
• − Property taxes: −$653
• − Insurance: −$875
• − Repairs & maintenance: −$3,284
• − Management: −$3,284
• − Depreciation: −$5,091
• Taxable income: $18,057
• Est. tax owed @ 24.0%: −$4,334
• After-tax cash flow: $15,552/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: Ontario-Montclair
• NCES district ID: 0628470
• Math proficiency: 35% ▲ 4.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $50,668
• Composite: 36.57/100
• National rank: #9282
• State rank: #731 of 1400 in CA

Livability — Ontario

• Score: 63/100
• State rank: #435
• US rank: #14949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ontario, CA
• County: San Bernardino County · 2,030,291 people
• City population: 183,440
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 62,935
• Household income: $100,578
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 1853.0

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 23% White 15% Asian 9% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Iranian 1% Lithuanian 1% Italian 1%
• Foreign-born: 24% · Canada, China, Vietnam
• Languages at home: 51% English-only · Spanish 41% Chinese 3% 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: ▼ -374.91%
• Current HPI: 400.5674
• Rent YoY: ▲ 2.39%
• 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

+1.4% since first listed

5 events — show timeline

• 2026-05-27 Coming Soon $175,000 CRMLS
• 2021-06-03 Sold (MLS) $165,000 CRMLS
• 2021-05-21 Contingent — CRMLS
• 2021-05-07 Price Changed $164,900 CRMLS
• 2021-03-27 Listed $172,500 CRMLS

Property tax history

-2.8%/yr

Latest (2025): $653 · +0.3% YoY. Source: county tax records.