9800 Base line #79 · Rancho Cucamonga, CA 91701

$179,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 134 Days on market

Built 1973 Est $189k · at est. ↓ 16% since listing

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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
• ARV discount +9.6/15.0
• Schools +5.8/10.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * Price Improvement * * This home is priced to sell, Welcome to this charming 2-bedroom, 2-bathroom home located in the premier 55+ pet friendly community of Ramona Villa Estates. Perfectly situated on a desirable corner lot, this home offers 1,440 sq. ft. of thoughtfully designed living space. Step inside to find tasteful color schemes, built-in features, a wine bar, and a versatile family room complete with a dedicated office space—ideal for today’s lifestyle. The expansive covered patio provides the perfect spot to relax, while the generous covered carport adds convenience and protection for your vehicles. You’ll enjoy proximity to premier shopping, dining, as well

Key facts

• Wine bar
• Proximity to dining
• Covered carport

Tags

• CORNER LOT
• WINE BAR
• COVERED PATIO
• COVERED CARPORT
• PROXIMITY TO SHOPPING
• PROXIMITY TO DINING

Property features AI

Finance

• Other: Rent includes association dues, trash and pool
• Financial info: Land lease (park) monthly fee applies
• HOA & community: Part of Ramona Estates association; Monthly association fees; Senior community; Association amenities include clubhouse, pool, card room, meeting room, banquet facilities and billiard room; Pets permitted (dogs and cats); Manager approval required for park residency; Community features: foothills, military land nearby, street lighting

Exterior

• Parking: Located in Ramona Villa Estates park
• Utilities: Public sewer; District / public water; Natural gas available; Electricity available
• Home design: Manufactured home (Balboa model); Single-story; Mobile home remains on site; Mobile dimensions approx. 24' x 60'; Has view; Front entry
• Construction: Built by International Mobile Homes (Balboa); Double-wide body type
• Exterior features: Association pool

Interior

• Kitchen: Gas cooktop; Gas range
• Bedrooms: All bedrooms located on the main level
• Flooring: Tile flooring; Carpet flooring
• Bathrooms: 2 full bathrooms; Bathtub and shower-in-tub combination
• Heating & cooling: Forced air heating; Central cooling
• Interior features: One-level home; Front entry; All bedrooms on the main floor; Living room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 2.7% in Rancho Cucamonga — 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 70/100 on livability (#237 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A, housing A-; Watch: amenities D+, health & safety D, cost of living F.
• Alta Loma Elementary (suburban): math 58% / reading 68% proficiency, ranked #162 of 1,400 in CA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.7%/yr); 61 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 30% of the median local income ($114k/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 + 4.7% rent growth), your $50k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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 1973 — 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 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?
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: 1.59% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.31%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $188,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9800 Baseline Rd #76	0.00mi	2/2.0	1,440 (0%)	2mo	$125,000	$87	99
9800 Baseline Rd #82	0.10mi	2/2.0	1,440 (0%)	3mo	$148,500	$103	93
10210 Baseline #274	0.54mi	2/2.0	1,440 (0%)	3mo	$189,000	$131	72
9800 Baseline Rd #62	0.20mi	2/2.0	1,296 (-10%)	3mo	$150,000	$116	72
9800 Base Line Rd #68	0.09mi	3/2.0 (+1)	1,592 (+11%)	2mo	$160,000	$101	71
10210 Base Line Rd #235	0.62mi	2/2.0	1,440 (0%)	2mo	$212,000	$147	69
10210 Baseline #291	0.62mi	2/2.0	1,440 (0%)	3mo	$215,000	$149	69
10210 Baseline Rd #51	0.62mi	2/2.0	1,440 (0%)	4mo	$160,000	$111	68
10210 Baseline Rd #115	0.54mi	3/2.0 (+1)	1,440 (0%)	3mo	$200,000	$139	67
10210 Base Line #289	0.62mi	3/2.0 (+1)	1,440 (0%)	1mo	$210,000	$146	65
10210 Baseline #263	0.54mi	2/2.0	1,320 (-8%)	2mo	$155,500	$118	60
10350 Base Line #108	0.72mi	3/2.0 (+1)	1,400 (-3%)	4mo	$230,000	$164	53

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 · 4.67% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 1.81×
• Total profit: $40,783
• Equity at exit: $26,824

10-year hold

• IRR: 28.9%
• Equity multiple: 3.78×
• Total profit: $140,166
• Equity at exit: $15,554

Cash invested: $50,372 (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 91701

• Rents YoY: 4.7%
• Active inventory: 61
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,866 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $1,021

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 59%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9600 Lomita Ct Rancho Cucamonga, CA	2.0	1.0–2.0	886	$2,345	$2.65	2d	4	0.27mi
7325 Layton St Rancho Cucamonga, CA	3.0	2.0	1471	$3,450	$2.35	2d	1	0.42mi
9247 Spur Dr Rancho Cucamonga, CA	2.0	2.0	1000	$2,350	$2.35	15d	1	0.67mi
7360 Lariat Pl Rancho Cucamonga, CA	2.0	2.0	1000	$2,350	$2.35	2d	1	0.69mi
7374 Lariat Pl Rancho Cucamonga, CA	2.0	2.0	1000	$2,300	$2.30	2d	1	0.70mi
9775 El Paseo Dr Rancho Cucamonga, CA	2.0	2.5	1166	$2,650	$2.27	2d	1	0.71mi
9600 19th St Rancho Cucamonga, CA	1.0–2.0	1.0–2.0	763	$2,265	$2.97	1d	1	0.85mi
7055 Avenida Leon Rancho Cucamonga, CA	3.0	2.0	1627	$3,995	$2.46	15d	1	0.85mi
9860 Galena Ct Rancho Cucamonga, CA	3.0	2.5	1288	$3,000	$2.33	24d	1	0.88mi
7689 Cornel Ct Rancho Cucamonga, CA	3.0	2.0	1454	$3,600	$2.48	2d	1	0.89mi
6653 Canary Pine Ave Rancho Cucamonga, CA	2.0–3.0	2.0–3.0	1141	$2,858	$2.50	2d	13	0.91mi
9356 19th St Unit A Rancho Cucamonga, CA	3.0	2.5	1235	$2,990	$2.42	2d	1	0.95mi
10375 Church St Rancho Cucamonga, CA	2.0	2.0	1264	$2,800	$2.22	10d	1	0.96mi
9920 Highland Ave Unit A Rancho Cucamonga, CA	3.0	2.5	1244	$3,200	$2.57	24d	1	1.06mi
9920 Highland Ave Unit A Rancho Cucamonga, CA	3.0	2.5	1244	$3,200	$2.57	17d	1	1.06mi
10596 Evergreen Dr Rancho Cucamonga, CA	3.0	2.0	1420	$3,300	$2.32	2d	1	1.07mi
7619 Haven Ave Unit B Rancho Cucamonga, CA	3.0	3.0	1403	$2,700	$1.92	24d	1	1.09mi
7296 Parkside Pl Rancho Cucamonga, CA	3.0	2.0	1272	$3,390	$2.67	12d	1	1.14mi
10554 Cannon Dr Rancho Cucamonga, CA	3.0	2.5	1794	$3,895	$2.17	15d	1	1.16mi
8990 19th St Alta Loma, CA	1.0–2.0	1.0–2.0	820	$2,600	$3.17	2d	3	1.23mi
8990 19th St #419 Rancho Cucamonga, CA	2.0	2.0	925	$2,350	$2.54	24d	1	1.26mi
8760 Church St Rancho Cucamonga, CA	3.0	1.5	1151	$3,395	$2.95	10d	1	1.36mi
10730 Church St Rancho Cucamonga, CA	1.0–3.0	1.0–2.5	893	$2,708	$3.03	2d	8	1.37mi
6220 Filkins Ave Rancho Cucamonga, CA	3.0	2.0	1350	$3,000	$2.22	2d	1	1.38mi
10446 Alta Loma Dr Rancho Cucamonga, CA	3.0	2.0	1200	$3,495	$2.91	2d	1	1.41mi
8840 19th St Rancho Cucamonga, CA	2.0	2.0	935	$2,696	$2.88	1d	1	1.44mi
9882 Arrow Rte Rancho Cucamonga, CA	3.0	2.0	1208	$2,995	$2.48	2d	1	1.46mi
8200 Haven Ave Rancho Cucamonga, CA	1.0–3.0	1.0–2.5	1055	$2,619	$2.48	2d	33	1.46mi
8645 Calle Del Prado Rancho Cucamonga, CA	2.0	2.0	875	$2,000	$2.29	10d	1	1.47mi
10935 Terra Vista Pkwy Rancho Cucamonga, CA	2.0	1.0–2.5	747	$2,679	$3.59	2d	13	1.48mi

Listing history 7 events

1. 2026-06-01
   days on market $179,900 Active 134 DOM
2. 2026-05-31
   days on market $179,900 Active 133 DOM
3. 2026-04-18
   price $179,900
4. 2026-01-18
   listed $198,900 Active
5. 2025-12-23
   historical
6. 2025-09-27
   listed $215,000 Active
7. 2025-09-26
   historical

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

Taxation est. · year 1

• Rental income: $34,386
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$2,751
• − Management: −$2,751
• − Depreciation: −$5,233
• Taxable income: $9,976
• Est. tax owed @ 24.0%: −$2,394
• After-tax cash flow: $9,852/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: Alta Loma Elementary
• NCES district ID: 0602160
• Math proficiency: 58% ▲ 4.00%
• Reading proficiency: 68% ▬ 0.00%
• Median HH income: $84,463
• Composite: 58.32/100
• National rank: #2088
• State rank: #162 of 1400 in CA

Livability — Rancho Cucamonga

• Score: 70/100
• State rank: #237
• US rank: #7808

Category grades

Amenities D+ 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: Rancho Cucamonga, CA
• County: San Bernardino County · 2,030,291 people
• City population: 175,531
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 39,287
• Household income: $114,244
• Rent vs Own: 22.5% rent · 77.5% own
• Severe rent burden: 899.0

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 0.68)
• Race & ethnicity: White 40% Hispanic / Latino 38% Two or more races 20% Asian 13% Black 5%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 1%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 71% English-only · Spanish 16% Chinese 5% Other Indo-European 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: ▼ -596.97%
• Current HPI: 389.6264
• Rent YoY: ▲ 4.67%
• 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

-16.3% since first listed

5 events — show timeline

• 2026-04-18 Price Changed $179,900 CRMLS
• 2026-01-18 Listed $198,900 CRMLS
• 2025-12-23 Listing Removed — CRMLS
• 2025-09-27 Listed $215,000 CRMLS
• 2025-09-26 Coming Soon — CRMLS