12874-#48 California · Yucaipa, CA 92399

$78,000

2 bd · 1.0 ba · 660 sqft · Manufactured · 81 Days on market

Built 1962 Fair condition $118/sqft · at area comps Est $75k · at est. ↓ 8% 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 +5.7/15.0
• Schools +3.8/10.0
• Livability +3.3/5.0
• Rent growth +2.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2 bedroom 1 bath mobile home located in a 55+ senior park. This home is located in Carriage Trade Manor, a rent controlled park. The space rent is currently $420.00. It only increases by 4% annually or whatever the CPI is for that year. This park is managed well with a lot of amentities. This coach is located in a cul de sac with little traffic. It has a spacious kitchen with plenty of cupboards for storage. All appliances are there and stay with the coach. There is an add on covered patio which could be used as a third bedroom. Must see to appreciate.

Key facts

• New plumbing
• Vinyl flooring
• California room

Tags

• NEW PLUMBING
• FRESHLY PAINTED EXTERIOR
• NEWER EVAPORATIVE COOLER
• CALIFORNIA ROOM
• VINYL FLOORING
• SPACIOUS LIVING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $78k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $772 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $73k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.2% 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); 209 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $539 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $73,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.13% ✓
• Cap rate: 18.16%
• Cash-on-cash: 42.39%
• DSCR: 2.89
• GRM: 3.9

CMA / ARV

• ARV (median comp): $75,000
• List price: $78,000
• Delta: 4.00%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12874-#48 California	0.00mi	2/1.0	660 (0%)	1mo	$75,000	$114	99
12874 California St #5	0.06mi	1/1.0 (-1)	636 (-4%)	6mo	$35,000	$55	81
12874 California St #73	0.00mi	1/1.0 (-1)	650 (-2%)	17mo	$59,000	$91	78
13060 2nd St #1	0.38mi	2/1.0	643 (-3%)	12mo	$140,000	$218	68
12650 CALIFORNIA St #61	0.26mi	1/1.0 (-1)	720 (+9%)	10mo	$62,000	$86	60
12656 2ND St #43	0.32mi	1/1.0 (-1)	720 (+9%)	15mo	$76,900	$107	52

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: 35.7%
• Equity multiple: 2.45×
• Total profit: $31,666
• Equity at exit: $11,630

10-year hold

• IRR: 40.8%
• Equity multiple: 4.30×
• Total profit: $72,165
• Equity at exit: $6,744

Cash invested: $21,840 (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: 209
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,659 high
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$98 /mo · $1,170/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $772

Break-even live

Break-even rent $682

Max offer price $78,000

Occupancy floor 48%

Sensitivity live

Price	-10% $825	-5% $799	+0% $772	+5% $745	+10% $718
Rent	-10% $641	-5% $706	+0% $772	+5% $837	+10% $903
Rate	-1.0pp $811	-0.5pp $791	base $772	+0.5pp $751	+1.0pp $731

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12710 3rd St Unit 81 Yucaipa, CA	2.0	1.0	560	$1,495	$2.67	6d	1	0.48mi
12710 3rd St Unit 97 Yucaipa, CA	1.0	1.0	672	$1,350	$2.01	45d	1	0.48mi
12710 3rd St #57 Yucaipa, CA	2.0	1.0	720	$1,495	$2.08	45d	1	0.53mi
12710 3rd St Spc 2 Yucaipa, CA	2.0	1.5	660	$1,650	$2.50	45d	1	0.53mi
12710 3rd St Spc 3 Yucaipa, CA	2.0	1.0	640	$1,595	$2.49	25d	1	0.53mi
12710 3rd St Spc 22 Yucaipa, CA	1.0	1.0	444	$1,375	$3.10	25d	1	0.53mi
13383 3rd St Unit 3 Yucaipa, CA	2.0	1.0	750	$1,800	$2.40	25d	1	0.77mi
12225 2nd St Yucaipa, CA	1.0	1.0	720	$2,295	$3.19	3d	1	0.80mi
35070 Avenue B Unit 1 Yucaipa, CA	2.0	1.0	590	$1,795	$3.04	45d	1	0.84mi
34759 Avenue B Ct Unit 3 Yucaipa, CA	2.0	1.0	700	$1,795	$2.56	45d	1	0.88mi
35391 Yucaipa Blvd Yucaipa, CA	1.0	1.0	492	$1,700	$3.46	45d	1	1.04mi
35455 Yucaipa Blvd Unit 7 Yucaipa, CA	1.0	1.0	572	$1,400	$2.45	45d	1	1.07mi
13564 4th St Unit 13564 Yucaipa, CA	1.0	1.0	500	$1,450	$2.90	21d	1	1.12mi
13564 4th St Unit 2 Yucaipa, CA	1.0	1.0	500	$1,450	$2.90	25d	1	1.12mi
34447 Yucaipa Blvd Yucaipa, CA	1.0	1.0	500	$1,350	$2.70	45d	1	1.14mi
11930 Bryant St Unit D Yucaipa, CA	1.0	1.0	644	$1,495	$2.32	45d	1	1.20mi
13512 5th Pl Unit 2 Yucaipa, CA	1.0	1.0	500	$1,595	$3.19	45d	1	1.33mi
1032 California St Unit A Calimesa, CA	2.0	1.0	748	$2,125	$2.84	45d	1	1.38mi
11760 Adams St Unit 18 Yucaipa, CA	1.0	1.0	730	$1,650	$2.26	19d	1	1.40mi

Listing history 14 events

1. 2026-06-01
   days on market $78,000 Active 81 DOM
2. 2026-05-31
   days on market $78,000 Active 80 DOM
3. 2026-03-17
   price $78,000 568-char remark

   Show marketing remark (568 chars)

   Beautiful 2 bedroom 1 bath mobile home located in a 55+ senior park. This home is located in Carriage Trade Manor, a rent controlled park. The space rent is currently $420.00. It only increases by 4% annually or whatever the CPI is for that year. This park is managed well with a lot of amentities. This coach is located in a cul de sac with little traffic. It has a spacious kitchen with plenty of cupboards for storage. All appliances are there and stay with the coach. There is an add on covered patio which could be used as a third bedroom. Must see to appreciate.

4. 2026-03-12
   listed $71,000 Active 568-char remark

   Show marketing remark (568 chars)

   Beautiful 2 bedroom 1 bath mobile home located in a 55+ senior park. This home is located in Carriage Trade Manor, a rent controlled park. The space rent is currently $420.00. It only increases by 4% annually or whatever the CPI is for that year. This park is managed well with a lot of amentities. This coach is located in a cul de sac with little traffic. It has a spacious kitchen with plenty of cupboards for storage. All appliances are there and stay with the coach. There is an add on covered patio which could be used as a third bedroom. Must see to appreciate.

5. 2025-12-15
   price $78,000
6. 2025-09-28
   price $80,000
7. 2025-08-09
   price $85,000
8. 2025-06-23
   listed $89,900 Active
9. 2023-03-02
   soldstatus $70,000 Closed Sale
10. 2023-01-30
    status Pending Sale
11. 2022-12-29
    price $75,000
12. 2022-12-29
    status Active
13. 2022-09-01
    status Pending Sale
14. 2022-06-29
    listed $85,000 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 10/10 Extreme
• 🌡 Heat 6/10 Major 8 d/yr ≥100°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,908
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$390
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$2,269
• Taxable income: $8,525
• Est. tax owed @ 24.0%: −$2,046
• After-tax cash flow: $7,213/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and updates to improve its condition and value. Painting, updating cabinets, and landscaping would significantly enhance its appeal.

Repairs flagged

• Moderate Kitchen cabinets — Worn condition
• Minor Paint touch-ups — Faded paint

Value-add opportunities

• Both Painting and updating kitchen cabinets — Enhances curb appeal and interior aesthetics
• Both Landscaping refresh — Improves curb appeal and enhances property value
• Both Window cleaning — Enhances natural light and property appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn condition	Moderate	$3,000–15,000
Paint touch-ups · Faded paint	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping refresh — Improves curb appeal and enhances property value ↑
• Both Window cleaning — Enhances natural light and property appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-8.2% since first listed

12 events — show timeline

• 2026-03-17 Price Changed $78,000 CRMLS
• 2026-03-12 Listed $71,000 CRMLS
• 2025-12-15 Price Changed $78,000 CRMLS
• 2025-09-28 Price Changed $80,000 CRMLS
• 2025-08-09 Price Changed $85,000 CRMLS
• 2025-06-23 Listed $89,900 CRMLS
• 2023-03-02 Sold (MLS) $70,000 CRMLS
• 2023-01-30 Pending — CRMLS
• 2022-12-29 Price Changed $75,000 CRMLS
• 2022-12-29 Relisted — CRMLS
• 2022-09-01 Pending — CRMLS
• 2022-06-29 Listed $85,000 CRMLS