10622 BRYANT #140 · Yucaipa, CA 92399

$189,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 7 Days on market

Built 1978 Est $137k · 39% 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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• Schools +3.8/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

~BEAUTIFUL 3 BEDROOM HOME SITUATED ALONG THE PERIMETER WITH AN INVITING CONCRETE FRONT PORCH WITH SPECTACULAR MOUNTAIN VIEWS!~LOCATED IN EXECUTIVE MOBILE ESTATES YUCAIPAS HIGHLY REQUESTED ALL-AGE COMMUNITY . .. LOW SPACE RENT ONLY $460~UPGRADES INCLUDE NEW COMP SHINGLE ROOF IN 2021 AND NEW HEATING & AIR IN 2018~HUGE BRIGHT LIVING ROOM WITH NEW FLOORING IN 2023.. .BRAND NEW TV WITH SWIVEL MOUNT INCLUDED~FULL SIZE DINING ROOM WITH BUILT-IN HUTCH~SPACIOUS HORSESHOE KITCHEN WITH NEW DISHWASHER & DISPOSAL IN APRIL 2026, NEW FRIDGE IN 2024, CABINETS AND COUNTER SPACE GALORE PLUS BREAKFAST BAR~EAT-IN KITCHEN AREA OR PERFECT SPACE UP FOR A COFFEE BAR~PRIMARY BEDROOM IS KING SIZE WITH SE

Key facts

• Concrete front porch
• New flooring
• Built-in hutch

Tags

• CONCRETE FRONT PORCH
• MOUNTAIN VIEWS
• NEW COMP SHINGLE ROOF
• NEW HEATING AND AIR
• NEW FLOORING
• BUILT-IN HUTCH

Property features AI

Finance

• Other: Manager approval required; Pets allowed
• Financial info: Monthly land lease of $439 (seller-provided)
• HOA & community: Land lease community (Executive park); Suburban community

Exterior

• Parking: Detached carport (2 spaces)
• Utilities: Public sewer; District/public water
• Home design: Single-story property; Entry level: 1
• Construction: Year built per assessor; Mobile home (24 ft x 60 ft)
• Exterior features: Front porch with concrete surface; Community pool; Park nearby; Has view; One shed on property; Mobile home remains (24' x 60')

Interior

• Kitchen: Garbage disposal; Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Beamed ceilings; Front door entry; One-level home; Community spa
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 9.3% 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; 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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y ago 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: 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 $189,900

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.75%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $136,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35218 Fir #120	0.31mi	3/2.0	1,448 (+1%)	0mo	$80,000	$55	84
10622 Bryant St #44	0.07mi	2/2.0 (-1)	1,344 (-7%)	1mo	$210,000	$156	80
10622 BRYANT St #54	0.00mi	2/2.0 (-1)	1,344 (-7%)	6mo	$183,900	$137	79
35218 Fir Ave #183	0.31mi	2/2.0 (-1)	1,440 (0%)	3mo	$169,900	$118	78
35218 Fir Ave #182	0.35mi	2/2.0 (-1)	1,440 (0%)	1mo	$110,000	$76	78
10675 BRYANT St #112	0.30mi	2/2.0 (-1)	1,440 (0%)	5mo	$110,000	$76	77
35218 Fir Ave #110	0.39mi	2/2.0 (-1)	1,440 (0%)	0mo	$137,500	$95	76
35218 Fir Ave #30	0.39mi	2/2.0 (-1)	1,440 (0%)	6mo	$130,000	$90	72
35218 Fir Ave #179	0.35mi	2/2.0 (-1)	1,344 (-7%)	1mo	$115,000	$86	66
35218 FIR Ave #15	0.39mi	2/2.0 (-1)	1,344 (-7%)	7mo	$120,000	$89	60
11050 Bryant St #128	0.64mi	2/1.5 (-1)	1,344 (-7%)	3mo	$133,500	$99	50
11050 Bryant #271	0.64mi	2/2.0 (-1)	1,296 (-10%)	2mo	$143,000	$110	47

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: -3.6%
• Equity multiple: 0.87×
• Total profit: $-7,028
• Equity at exit: $28,315

10-year hold

• IRR: 2.3%
• Equity multiple: 1.14×
• Total profit: $7,449
• Equity at exit: $16,419

Cash invested: $53,172 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,264 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $476

Break-even live

Break-even rent $1,661

Max offer price $189,900

Occupancy floor 74%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $189,900 Active 7 DOM
2. 2026-06-17
   days on market $189,900 Active 6 DOM
3. 2026-06-16
   days on market $189,900 Active 5 DOM
4. 2026-06-15
   days on market $189,900 Active 4 DOM
5. 2026-06-13
   days on market $189,900 Active 2 DOM
6. 2026-06-13
   remarks 691-char remark
7. 2026-06-13
   listed $189,900 Active 1 DOM

ⓘ 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 ≥98°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 37 unhealthy d/yr today · 43 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,172
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − Depreciation: −$5,524
• Taxable income: $2,865
• Est. tax owed @ 24.0%: −$688
• After-tax cash flow: $5,030/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: 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

+217.0% since first listed

5 events — show timeline

• 2026-06-11 Listed $189,900 CRMLS
• 2010-10-17 Listing Removed — CRMLS
• 2010-06-18 Listed $52,000 CRMLS
• 2010-05-11 Listing Removed — CRMLS
• 2009-12-14 Listed $59,900 CRMLS

Property tax history

+0.2%/yr

Latest (2025): $205 · +1.2% YoY. Source: county tax records.