929 E Foothill Blvd #190 · Upland, CA 91786

$195,000

2 bd · 2.0 ba · 1,788 sqft · Manufactured public records · 18 Days on market

Built 1980 2,100 sqft lot Est $216k · 10% under $1700/mo HOA · 53% of rent

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Why this score? — see what drove the D 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).

• ARV discount +11.9/15.0
• 1% rule +10.0/10.0
• Cash flow +6.6/30.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 3-bedroom, 2-bathroom home with over 1,500 square feet of comfortable living space. A rare front yard with mature shade trees adds inviting curb appeal and year-round outdoor enjoyment. An impressive staircase leads to a spacious covered patio, perfect for entertaining, relaxing, or enjoying the weather. Inside, the bright open floor plan features a generous living room that flows into the kitchen and dining areas, ideal for everyday living and gatherings. Recent upgrades include updated flooring, an upgraded kitchen, and a new roof installed in 2022. With thoughtful finishes, ample living space, and a functional layout, this home offers comfort, charm, and p

Key facts

• Open floor plan
• Upgraded kitchen
• Covered patio

Tags

• FRONT YARD
• MATURE SHADE TREES
• COVERED PATIO
• OPEN FLOOR PLAN
• UPDATED FLOORING
• UPGRADED KITCHEN

Property features AI

Finance

• Other: Community features: curbs, sidewalks, park; Manager approval required for residency; Pets allowed: dogs and cats
• Financial info: Land lease (park) $1,700 monthly
• HOA & community: Part of Upland Meadows association; Association fee $1,700 monthly; Association amenities include spa, pool, meeting room, sport court, multipurpose recreational room, onsite storage area, utilities, trash service, common RV parking, and water

Exterior

• Parking: Covered parking; Carport (2 spaces); Driveway and combination driveway access; Total of 2 parking spaces; Park name: Upland Meadows
• Security: Onsite property management; Community security
• Utilities: Public sewer; District/public water
• Home design: Single-story property; Mobile home remains on site; Has a view
• Construction: One shed on the property; Mobile home dimensions approximately 12' x 62'; Year built reported by builder
• Exterior features: Covered patio/porch; Porch; Patio; Deck; Community pool

Interior

• Kitchen: Convection oven; Free-standing range; Gas oven; Gas & electric range; Dishwasher; Kitchen open to family room; Granite counters
• Flooring: Tile; Carpet; Wood; Laminate
• Bathrooms: Two full bathrooms; Bathrooms include bathtubs and closets
• Heating & cooling: Central heating (furnace); Central cooling (Energy Star)
• Interior features: Community spa; Spa available
• Laundry & utility: Indoor laundry in a dedicated room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $-319 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (28.9% below list).
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $139k (28.9% below list) — sets the bar for cash-flow.
• Cap rate 4.3% vs local median 2.7% in Upland — 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 72/100 on livability (#184 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A; Watch: crime C-, health & safety C-, cost of living F.
• Upland Unified (suburban): math 39% / reading 53% proficiency, ranked #493 of 1,400 in CA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sierra Vista Elementary (429 students, 76% FRL); Upland Junior High (667 students, 88% FRL); Upland High (3,070 students, 69% FRL) — zoned schools average 78% FRL vs 44% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.3%/yr); 84 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 ($92k/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 $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

• It's been on market 18 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 53% of rent.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,638 (28.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.64% ✓
• Cap rate: 4.33%
• Cash-on-cash: -7.01%
• DSCR: 0.69
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $216,348
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
929 E Foothill Blvd Spc 74	0.00mi	3/2.0 (+1)	1,800 (+1%)	2mo	$249,000	$138	92
929 E Foothill Blvd #15	0.00mi	2/2.0	1,680 (-6%)	2mo	$170	—	88
929 E Foothill Blvd #160	0.00mi	3/2.0 (+1)	1,800 (+1%)	9mo	$231,000	$128	86
929 E Foothill Blvd #72	0.00mi	2/2.0	1,856 (+4%)	14mo	$210,000	$113	82
929 E Foothill Blvd #30	0.00mi	3/2.0 (+1)	1,736 (-3%)	18mo	$250,000	$144	75
929 E FOOTHILL Blvd #215	0.00mi	3/2.0 (+1)	1,775 (-1%)	23mo	$215,000	$121	75
929 E Foothill Blvd #172	0.00mi	2/2.0	1,896 (+6%)	23mo	$195,000	$103	71
929 E Foothill Blvd #28	0.00mi	3/2.0 (+1)	1,536 (-14%)	11mo	$170,000	$111	62
1320 San Bernardino #34	0.70mi	2/2.0	1,760 (-2%)	5mo	$215,000	$122	60
929 E Foothill Blvd #44	0.00mi	3/2.0 (+1)	1,536 (-14%)	21mo	$182,500	$119	54
929 E Foothill Blvd #201	0.00mi	3/2.0 (+1)	2,040 (+14%)	23mo	$200,000	$98	53
1320 San Bernardino Rd #66	0.70mi	3/2.0 (+1)	1,568 (-12%)	20mo	$262,000	$167	25

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: -36.4%
• Equity multiple: -0.10×
• Total profit: $-60,301
• Equity at exit: $29,075

10-year hold

• IRR: —
• Equity multiple: -1.03×
• Total profit: $-110,877
• Equity at exit: $16,860

Cash invested: $54,600 (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 91786

• Rents YoY: -0.3%
• Active inventory: 84
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $3,189 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$81
• HOA: −$1,700
• Vacancy / Maint / Mgmt: −$670
• Net cashflow: $-319

Break-even live

Break-even rent $3,593

Max offer price $138,638

Occupancy floor —

Sensitivity live

Price	-10% $-209	-5% $-264	+0% $-319	+5% $-374	+10% $-663
Rent	-10% $-571	-5% $-445	+0% $-319	+5% $-193	+10% $-67
Rate	-1.0pp $-221	-0.5pp $-269	base $-319	+0.5pp $-370	+1.0pp $-421

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
863 N 9th Ave Upland, CA	3.0	2.0	1507	$3,600	$2.39	0d	1	0.31mi
890 N Campus Ave Apt B Upland, CA	3.0	1.5	1380	$2,900	$2.10	22d	1	0.33mi
1420 Felicita Ct Upland, CA	3.0	2.0	1339	$3,095	$2.31	6d	1	0.50mi
1054 N Euclid Ave Upland, CA	3.0	2.0	1544	$3,600	$2.33	45d	1	0.73mi
1405 E 15th St Upland, CA	3.0	2.0	2212	$3,900	$1.76	0d	1	0.75mi
517 D St Upland, CA	3.0	2.0	1464	$2,950	$2.02	45d	1	0.78mi
306 N 10th Ave Apt -3 Upland, CA	3.0	2.0	1450	$3,000	$2.07	45d	1	0.79mi
329 N Campus Ave Upland, CA	3.0	3.0	1982	$3,750	$1.89	13d	1	0.81mi
690 N 1st Ave Upland, CA	2.0	2.0	2000	$3,500	$1.75	0d	1	0.82mi
1425 Cottonwood St Upland, CA	3.0	2.5	1893	$3,099	$1.64	0d	1	0.84mi
595 N Euclid Ave Upland, CA	3.0	2.0	1298	$3,300	$2.54	0d	1	0.96mi
744 Pebble Beach Dr Upland, CA	3.0	2.0	1800	$4,495	$2.50	45d	1	1.00mi
8491 Gabrielino Ct Unit 69 Rancho Cucamonga, CA	3.0	2.5	1417	$3,850	$2.72	0d	1	1.01mi
158 Macintosh Way Upland, CA	3.0	2.5	1325	$3,300	$2.49	25d	1	1.14mi
111 N 1st Ave Upland, CA	3.0	3.0	1480	$3,750	$2.53	0d	1	1.19mi
1501 Golf Club Dr Upland, CA	2.0–3.0	1.5–2.5	1343	$2,940	$2.19	0d	3	1.20mi
8567 Cava Dr Rancho Cucamonga, CA	3.0	2.5	1763	$3,600	$2.04	0d	1	1.27mi
702 Mitchell Way Upland, CA	3.0	2.5	2047	$3,480	$1.70	26d	1	1.35mi
855 Madison Ct Upland, CA	3.0	2.5	1826	$3,500	$1.92	45d	1	1.36mi
8650 Cava Dr Rancho Cucamonga, CA	3.0	2.5	1763	$3,200	$1.82	16d	1	1.37mi
8555 Sandalwood Ct Rancho Cucamonga, CA	3.0	2.0	1400	$3,375	$2.41	0d	1	1.41mi
896 Altura Way Unit A Upland, CA	3.0	2.0	1317	$3,000	$2.28	6d	1	1.42mi

HOA detail

• Monthly dues: $1,700 · $20,400/yr

Listing history 12 events

1. 2026-06-21
   days on market $195,000 Active 18 DOM
2. 2026-06-18
   days on market $195,000 Active 15 DOM
3. 2026-06-17
   days on market $195,000 Active 14 DOM
4. 2026-06-16
   days on market $195,000 Active 13 DOM
5. 2026-06-15
   days on market $195,000 Active 12 DOM
6. 2026-06-13
   days on market $195,000 Active 10 DOM
7. 2026-06-13
   days on market $195,000 Active 9 DOM
8. 2026-06-09
   days on market $195,000 Active 6 DOM
9. 2026-06-08
   days on market $195,000 Active 5 DOM
10. 2026-06-07
    days on market $195,000 Active 4 DOM
11. 2026-06-04
    remarks 699-char remark
12. 2026-06-04
    listed $195,000 Active 1 DOM

ⓘ 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: $416 · $35/mo
• Projected year-2 tax: $1,482 · $124/mo
• Expected delta: +$1,066/yr (+$89/mo · 256.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 23 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,270
• − Mortgage interest: −$10,923
• − Property taxes: −$416
• − Insurance: −$975
• − Repairs & maintenance: −$3,062
• − Management: −$3,062
• − HOA: −$20,400
• − Depreciation: −$5,673
• Taxable loss: −$6,240
• Est. tax savings @ 24.0%: +$1,498
• After-tax cash flow: $-2,331/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: Upland Unified
• NCES district ID: 0600016
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $66,267
• Composite: 43.17/100
• National rank: #6593
• State rank: #493 of 1400 in CA

Livability — Upland

• Score: 72/100
• State rank: #184
• US rank: #6041

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Upland, CA
• County: San Bernardino County · 2,030,291 people
• City population: 82,715
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 55,829
• Household income: $92,458
• Rent vs Own: 54.1% rent · 45.9% own
• Severe rent burden: 2409.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 50% White 30% Two or more races 20% Asian 8% Black 7% Native American 1%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 66% English-only · Spanish 24% Chinese 2% 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: ▼ -771.58%
• Current HPI: 379.2283
• Rent YoY: ▼ -0.27%
• 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

1 event — show timeline

• 2026-06-04 Listed $195,000 CRMLS

Property tax history

+0.1%/yr

Latest (2025): $416 · +1.3% YoY. Source: county tax records.