2140 Mentone Blvd #113 · Mentone, CA 92354

$184,900

3 bd · 2.0 ba · 1,157 sqft · Manufactured public records · 15 Days on market

Built 1999 Est $177k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +5.5/15.0
• Schools +4.7/10.0
• Rent growth +3.2/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

~~BEAUTIFUL 3 BEDROOM MANUFACTURED HOME BUILT IN 1999~~BRIGHT LIVING ROOM WITH CATHEDRAL CEILINGS AND SKYLIGHT~~SPACIOUS KITCHEN WITH CABINETS AND COUNTER SPACE GALORE PLUS BAR, CEILING FAN!!~~HUGE DINING ROOM WITH CEILING FAN~~MASTER BEDROOM IS KING SIZE WITH WALK IN CLOSET~~MASTER BATH FEATURES SHOWER OVER TUB AND LINEN CABINET FOR PLENTY OF STORAGE~~BEDROOM'S 2 & 3 ARE FULL SIZE~~GUEST BATH HAS SHOWER OVER TUB~~SEPARATE INDOOR LAUNDRY AREA~~SHED~~PERFECT SIZE YARD WITH CHAIN LINK FENCE AND BLOCK WALL~~ * * * CALL FOR A TOUR * * *

Key facts

• 2 garage spots
• Community pool
• Built 1999

Property features AI

Finance

• HOA & community: Land lease of $800; Community includes street lighting and sidewalks

Exterior

• Parking: 2 garage spaces (2 total parking spaces); Located in Friendly Hills park
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home (48' x 24'); Mobile home remains
• Construction: Year built per builder
• Exterior features: Association pool; Back yard

Interior

• Bathrooms: 2 full bathrooms
• Interior features: First-floor entry
• Laundry & utility: Laundry in an individual room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $789 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 3.7% in Mentone — 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 51/100 on livability (#1,085 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: schools D, health & safety D, crime F.
• Redlands Unified (urban): math 44% / reading 57% proficiency, ranked #390 of 1,400 in CA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.7%/yr); 53 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 34% of the median local income ($84k/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.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $52k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask is 312% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $45k; list at $185k implies a 312% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,126 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.28% ✓
• Cap rate: 11.42%
• Cash-on-cash: 18.30%
• DSCR: 1.81
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $177,021
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2140 Mentone #3	0.00mi	3/2.0	1,176 (+2%)	4mo	$189,900	$161	94
2140 Mentone Blvd #60	0.00mi	3/2.0	1,224 (+6%)	12mo	$185,000	$151	80
2140 Mentone Blvd #27	0.00mi	3/2.0	1,197 (+4%)	18mo	$190,000	$159	79
2140 Mentone Blvd #73	0.00mi	3/2.0	1,176 (+2%)	22mo	$180,000	$153	79
2140 Mentone Blvd #21	0.00mi	3/2.0	1,248 (+8%)	12mo	$187,000	$150	77
2140 Mentone Blvd #63	0.00mi	3/2.0	1,056 (-9%)	17mo	$189,000	$179	71
2140 Mentone Blvd #81	0.00mi	3/2.0	1,248 (+8%)	20mo	$171,000	$137	70
2140 Mentone Blvd #159	0.00mi	3/2.0	1,260 (+9%)	23mo	$194,000	$154	66
1255 Amethyst Ave #29	0.73mi	2/2.0 (-1)	1,276 (+10%)	7mo	$110,000	$86	38
1255 Amethyst #73	0.73mi	2/2.0 (-1)	1,056 (-9%)	14mo	$85,000	$80	34

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 · 2.74% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.38×
• Total profit: $19,614
• Equity at exit: $27,569

10-year hold

• IRR: 18.6%
• Equity multiple: 2.52×
• Total profit: $78,952
• Equity at exit: $15,987

Cash invested: $51,772 (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 92354

• Rents YoY: 2.7%
• Active inventory: 53
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,366 high
• Mortgage (P&I): −$970
• Tax from tax record: −$33 /mo · $393/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $789

Break-even live

Break-even rent $1,366

Max offer price $184,900

Occupancy floor 62%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1365 Crafton Ave Mentone, CA	3.0	2.0	944	$2,248	$2.38	16d	2	0.34mi
1365 Crafton Ave Mentone, CA	1.0–3.0	1.0–2.0	830	$2,295	$2.77	11d	3	0.34mi
1365 Crafton Ave #2017 Mentone, CA	3.0	2.0	944	$2,295	$2.43	16d	1	0.46mi
1342 Agate Ave Unit 1A Mentone, CA	2.0	1.0	700	$1,495	$2.14	3d	1	0.50mi
1318 Malachite Ave Unit C Mentone, CA	2.0	1.5	800	$1,995	$2.49	16d	1	0.54mi
1344 Opal Ave Mentone, CA	2.0	1.0	850	$2,150	$2.53	21d	1	0.93mi
1804 Capri Ave Mentone, CA	2.0	1.0	800	$2,100	$2.62	24d	1	1.02mi
1360 1/2 Jasper Ave Unit 1359 Mentone, CA	3.0	2.0	1100	$2,995	$2.72	20d	1	1.08mi
1362 Garnet Ave Mentone, CA	4.0	2.0	1350	$2,750	$2.04	43d	1	1.11mi
1396 Garnet Ave Mentone, CA	3.0	2.0	1200	$2,275	$1.90	24d	1	1.14mi
30598 Independence Ave Redlands, CA	1.0–2.0	1.0–2.0	850	$2,420	$2.85	1d	6	1.19mi

Listing history 23 events

1. 2026-06-18
   days on market $184,900 Active 15 DOM
2. 2026-06-17
   days on market $184,900 Active 14 DOM
3. 2026-06-16
   days on market $184,900 Active 13 DOM
4. 2026-06-15
   days on market $184,900 Active 12 DOM
5. 2026-06-13
   days on market $184,900 Active 10 DOM
6. 2026-06-13
   days on market $184,900 Active 9 DOM
7. 2026-06-09
   days on market $184,900 Active 6 DOM
8. 2026-06-08
   days on market $184,900 Active 5 DOM
9. 2026-06-07
   days on market $184,900 Active 4 DOM
10. 2026-06-04
    statusdays on market $184,900 Active 1 DOM
11. 2026-06-03
    days on market $184,900 Coming Soon 7 DOM
12. 2026-06-02
    days on market $184,900 Coming Soon 6 DOM
13. 2026-06-01
    days on market $184,900 Coming Soon 5 DOM
14. 2026-05-31
    days on market $184,900 Coming Soon 4 DOM
15. 2026-05-28
    historical $184,900
16. 2015-03-09
    soldstatus $44,900 Closed Sale 549-char remark

    Show marketing remark (549 chars)

    ~~BEAUTIFUL 3 BEDROOM MANUFACTURED HOME BUILT IN 1999~~BRIGHT LIVING ROOM WITH CATHEDRAL CEILINGS AND SKYLIGHT~~SPACIOUS KITCHEN WITH CABINETS AND COUNTER SPACE GALORE PLUS BAR, CEILING FAN!!~~HUGE DINING ROOM WITH CEILING FAN~~MASTER BEDROOM IS KING SIZE WITH WALK IN CLOSET~~MASTER BATH FEATURES SHOWER OVER TUB AND LINEN CABINET FOR PLENTY OF STORAGE~~BEDROOM'S 2 & 3 ARE FULL SIZE~~GUEST BATH HAS SHOWER OVER TUB~~SEPARATE INDOOR LAUNDRY AREA~~SHED~~PERFECT SIZE YARD WITH CHAIN LINK FENCE AND BLOCK WALL~~ * * * CALL FOR A TOUR * * *

17. 2015-02-06
    status Pending Sale 549-char remark

    Show marketing remark (549 chars)

    ~~BEAUTIFUL 3 BEDROOM MANUFACTURED HOME BUILT IN 1999~~BRIGHT LIVING ROOM WITH CATHEDRAL CEILINGS AND SKYLIGHT~~SPACIOUS KITCHEN WITH CABINETS AND COUNTER SPACE GALORE PLUS BAR, CEILING FAN!!~~HUGE DINING ROOM WITH CEILING FAN~~MASTER BEDROOM IS KING SIZE WITH WALK IN CLOSET~~MASTER BATH FEATURES SHOWER OVER TUB AND LINEN CABINET FOR PLENTY OF STORAGE~~BEDROOM'S 2 & 3 ARE FULL SIZE~~GUEST BATH HAS SHOWER OVER TUB~~SEPARATE INDOOR LAUNDRY AREA~~SHED~~PERFECT SIZE YARD WITH CHAIN LINK FENCE AND BLOCK WALL~~ * * * CALL FOR A TOUR * * *

18. 2015-02-02
    listed $44,900 Active 549-char remark

    Show marketing remark (549 chars)

    ~~BEAUTIFUL 3 BEDROOM MANUFACTURED HOME BUILT IN 1999~~BRIGHT LIVING ROOM WITH CATHEDRAL CEILINGS AND SKYLIGHT~~SPACIOUS KITCHEN WITH CABINETS AND COUNTER SPACE GALORE PLUS BAR, CEILING FAN!!~~HUGE DINING ROOM WITH CEILING FAN~~MASTER BEDROOM IS KING SIZE WITH WALK IN CLOSET~~MASTER BATH FEATURES SHOWER OVER TUB AND LINEN CABINET FOR PLENTY OF STORAGE~~BEDROOM'S 2 & 3 ARE FULL SIZE~~GUEST BATH HAS SHOWER OVER TUB~~SEPARATE INDOOR LAUNDRY AREA~~SHED~~PERFECT SIZE YARD WITH CHAIN LINK FENCE AND BLOCK WALL~~ * * * CALL FOR A TOUR * * *

19. 2011-08-15
    historical
20. 2011-05-29
    listed $49,900 Active
21. 2009-08-04
    historical
22. 2009-02-06
    price $59,900
23. 2008-12-27
    listed $65,000

ⓘ 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: $393 · $33/mo
• Projected year-2 tax: $1,405 · $117/mo
• Expected delta: +$1,012/yr (+$84/mo · 257.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 36 unhealthy d/yr today · 43 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,388
• − Mortgage interest: −$10,357
• − Property taxes: −$393
• − Insurance: −$924
• − Repairs & maintenance: −$2,271
• − Management: −$2,271
• − Depreciation: −$5,379
• Taxable income: $6,792
• Est. tax owed @ 24.0%: −$1,630
• After-tax cash flow: $7,843/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: Redlands Unified
• NCES district ID: 0632070
• Math proficiency: 44% ▼ -1.00%
• Reading proficiency: 57% ▼ -2.00%
• Median HH income: $67,959
• Composite: 46.88/100
• National rank: #5185
• State rank: #390 of 1400 in CA

Livability — Mentone

• Score: 51/100
• State rank: #1085
• US rank: #25373

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mentone, CA
• County: San Bernardino County · 2,030,291 people
• City population: 9,284
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 22,051
• Household income: $83,847
• Rent vs Own: 59.9% rent · 40.1% own
• Severe rent burden: 1375.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 31% Hispanic / Latino 28% Asian 27% Two or more races 12% Black 10% Native American 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 2% Iranian 1% Italian 1%
• Foreign-born: 28% · Canada, South Korea, China
• Languages at home: 55% English-only · Spanish 18% Other Asian/Pacific 8% Tagalog/Filipino 5%

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: ▼ -395.36%
• Current HPI: 362.4305
• Rent YoY: ▲ 2.74%
• 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

+184.5% since first listed

9 events — show timeline

• 2026-05-28 Coming Soon $184,900 CRMLS
• 2015-03-09 Sold (MLS) $44,900 CRMLS
• 2015-02-06 Pending — CRMLS
• 2015-02-02 Listed $44,900 CRMLS
• 2011-08-15 Listing Removed — CRMLS
• 2011-05-29 Listed $49,900 CRMLS
• 2009-08-04 Listing Removed — CRMLS
• 2009-02-06 Price Changed $59,900 CRMLS
• 2008-12-27 Listed $65,000 CRMLS

Property tax history

+1.5%/yr

Latest (2025): $393 · +8.5% YoY. Source: county tax records.