850 W Mission Blvd Unit B21 · Ontario, CA 91762

$89,900

2 bd · 2.0 ba · 672 sqft · Manufactured public records · 108 Days on market

Built 1986

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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 +7.5/15.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained manufactured home located in Ontario featuring 2 bedrooms and 2 bathrooms. The kitchen has been updated with newer cabinetry, countertops and appliances. The home offers comfortable living space and a functional layout within an all-ages community. Conveniently located near shopping, dining, and easy freeway access.

Key facts

• Newer countertops
• Newer appliances
• Upgraded kitchen

Tags

• UPGRADED KITCHEN
• NEWER CABINETRY
• NEWER COUNTERTOPS
• NEWER APPLIANCES
• FUNCTIONAL LAYOUT
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Manager approval required; Pets: contact manager
• HOA & community: Land lease community (Manor Grove MHP); Monthly land lease approximately $1,200 (park)

Exterior

• Parking: Assigned parking; Guest parking available
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home (model BSP435); Estimated year built; Mobile home remains in place; 14 ft by 48 ft unit
• Construction: Composition/shingle roof; Estimated living area
• Exterior features: Community pool; Close to clubhouse; Park community

Interior

• Bedrooms: All bedrooms on main level
• Bathrooms: 2 full bathrooms
• Interior features: Open floor plan; Single-level home; Front door entry
• Laundry & utility: Laundry inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $943 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.9% 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 (+3.0%/yr); 213 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($82k) 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: extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 2.20% ✓
• Cap rate: 18.88%
• Cash-on-cash: 44.96%
• DSCR: 3.00
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.97% rent growth · sell at horizon

5-year hold

• IRR: 42.0%
• Equity multiple: 2.81×
• Total profit: $45,467
• Equity at exit: $13,404

10-year hold

• IRR: 48.2%
• Equity multiple: 5.64×
• Total profit: $116,810
• Equity at exit: $7,773

Cash invested: $25,172 (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 91762

• Rents YoY: 3.0%
• Active inventory: 213
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,980 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $943

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 47%

Sensitivity live

Price	-10% $1,005	-5% $974	+0% $943	+5% $912	+10% $881
Rent	-10% $787	-5% $865	+0% $943	+5% $1,021	+10% $1,099
Rate	-1.0pp $988	-0.5pp $966	base $943	+0.5pp $920	+1.0pp $896

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 W Mission Blvd Ontario, CA	1.0	1.0	717	$2,088	$2.91	0d	3	0.26mi
1198 S San Antonio Ave Unit 22 Ontario, CA	2.0	1.0	749	$1,895	$2.53	18d	1	0.43mi
625 W Vesta St Ontario, CA	1.0–2.0	1.0–2.0	722	$2,295	$3.18	0d	1	0.61mi
1210 W Stoneridge Ct Unit 19 Ontario, CA	1.0	1.0	576	$1,600	$2.78	11d	1	0.74mi
1254 W Stoneridge Ct Unit 1 Ontario, CA	1.0	1.0	462	$1,595	$3.45	11d	1	0.80mi
1254 W Stoneridge Ct Unit 3 Ontario, CA	1.0	1.0	464	$1,625	$3.50	11d	1	0.80mi
1260 W Stoneridge Ct Unit 2 Ontario, CA	1.0	1.0	600	$1,595	$2.66	0d	1	0.81mi
1333 W Stoneridge Ct Unit 2 Ontario, CA	1.0	1.0	500	$1,675	$3.35	0d	1	0.84mi
1339 W Stoneridge Ct Apt 4 Ontario, CA	1.0	1.0	500	$1,595	$3.19	0d	1	0.85mi
1356 W Stoneridge Ct Unit 5 Ontario, CA	1.0	1.0	635	$1,795	$2.83	0d	1	0.90mi
210 W D St Unit 216 Ontario, CA	2.0	1.0	600	$1,695	$2.83	0d	1	0.95mi
216 W D St Ontario, CA	2.0	1.0	600	$1,695	$2.83	0d	1	0.96mi
200 E Phillips St Unit 202 Ontario, CA	2.0	1.0	720	$2,000	$2.78	0d	1	0.96mi

Listing history 18 events

1. 2026-06-21
   days on market $89,900 Active 108 DOM
2. 2026-06-18
   days on market $89,900 Active 105 DOM
3. 2026-06-17
   days on market $89,900 Active 104 DOM
4. 2026-06-16
   days on market $89,900 Active 103 DOM
5. 2026-06-15
   days on market $89,900 Active 102 DOM
6. 2026-06-13
   days on market $89,900 Active 100 DOM
7. 2026-06-13
   days on market $89,900 Active 99 DOM
8. 2026-06-09
   days on market $89,900 Active 96 DOM
9. 2026-06-08
   days on market $89,900 Active 95 DOM
10. 2026-06-07
    days on market $89,900 Active 94 DOM
11. 2026-06-04
    days on market $89,900 Active 91 DOM
12. 2026-06-03
    days on market $89,900 Active 90 DOM
13. 2026-06-02
    days on market $89,900 Active 89 DOM
14. 2026-06-01
    days on market $89,900 Active 88 DOM
15. 2026-05-31
    days on market $89,900 Active 87 DOM
16. 2026-05-23
    status Active
17. 2026-05-07
    historical Active Under Contract
18. 2026-03-05
    listed $89,900 Active

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,762
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$2,615
• Taxable income: $10,511
• Est. tax owed @ 24.0%: −$2,523
• After-tax cash flow: $8,794/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): 64,235
• Household income: $83,850
• Rent vs Own: 41.9% rent · 58.1% own
• Severe rent burden: 2644.0

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 (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 26% White 14% Asian 10% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Iranian 1%
• Foreign-born: 30% · Canada, China, Vietnam
• Languages at home: 43% English-only · Spanish 49% Chinese 3% Tagalog/Filipino 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: ▼ -654.08%
• Current HPI: 479.3773
• Rent YoY: ▲ 2.97%
• 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

3 events — show timeline

• 2026-05-23 Relisted — CRMLS
• 2026-05-07 Contingent — CRMLS
• 2026-03-05 Listed $89,900 CRMLS

Property tax history

-3.6%/yr

Latest (2025): $85 · +0.3% YoY. Source: county tax records.