11420 Lee Ave #36 · Adelanto, CA 92301

$80,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 79 Days on market

Built 1986 1,248 sqft lot

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Schools +2.2/10.0

Listing remarks

Opportunity awaits in Adelanto! This 3-bedroom, 2-bath manufactured home located in a mobile home park offers a functional layout with an indoor laundry room and great potential for customization. Perfect for buyers looking to add their personal touch and create a space that fits their style. Don’t miss this value-packed opportunity!

Key facts

• 1,248 sq ft lot
• Built 1986
• Listed 79 days

Property features AI

Finance

• Other: Lot size and living area sourced from assessor data
• HOA & community: Land lease with park management; Monthly land lease of $721; Rent includes trash, water, and sewer; Manager approval required

Exterior

• Parking: Attached carport
• Utilities: Public sewer; District/public water
• Home design: Mobile home remains on site; Single-story property; Located in a mobile home park (Capri Mobile Home Park)
• Construction: Year built per assessor
• Exterior features: No pool; 0–1 unit per acre lot density; Street lighting in the community

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall/window cooling; Fireplace heating
• Interior features: One-level entry; Back door entry; Single-story layout
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.8% vs local median 4.2% in Adelanto — 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 47/100 on livability (#1,250 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime D, schools F, amenities F.
• Victor Valley Union High (urban): math 25% / reading 25% proficiency, ranked #407 of 517 in CA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.7%/yr); 615 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 33% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($553 loan paydown + $8k appreciation (10.0% local appreciation)).
• San Bernardino County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 4.7% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 2→6/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% 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. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 2.39% ✓
• Cap rate: 21.79%
• Cash-on-cash: 55.36%
• DSCR: 3.46
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $294,528
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
—	0.32mi	3/2.0	1,248 (0%)	12mo	$295,000	$236	75

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.68% rent growth · sell at horizon

5-year hold

• IRR: 69.4%
• Equity multiple: 6.03×
• Total profit: $112,656
• Equity at exit: $72,070

10-year hold

• IRR: 63.8%
• Equity multiple: 13.82×
• Total profit: $287,111
• Equity at exit: $155,422

Cash invested: $22,400 (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 92301

• Home prices YoY: 10.0%
• Rents YoY: 4.7%
• Active inventory: 615
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,914 high
• Mortgage (P&I): −$420
• Tax from tax record: −$26 /mo · $310/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $1,033

Break-even live

Break-even rent $606

Max offer price $80,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,079	-5% $1,056	+0% $1,033	+5% $1,011	+10% $988
Rent	-10% $882	-5% $958	+0% $1,033	+5% $1,109	+10% $1,185
Rate	-1.0pp $1,074	-0.5pp $1,054	base $1,033	+0.5pp $1,013	+1.0pp $992

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18254 Madrone St Adelanto, CA	3.0	1.0	1200	$1,950	$1.62	3d	1	0.06mi
11388 Lee Ave Adelanto, CA	3.0	2.0	1058	$1,540	$1.46	0d	1	0.10mi
18488 Montezuma St Unit 40 Adelanto, CA	2.0	1.0	790	$1,295	$1.64	0d	1	0.25mi
11695 White Ave Unit 03 Adelanto, CA	2.0	1.0	800	$1,495	$1.87	0d	1	0.30mi
11159 Chaparral Ave Unit A Adelanto, CA	2.0	1.0	884	$1,395	$1.58	0d	1	0.54mi
18142 Poinciana Rd Adelanto, CA	2.0	1.0	834	$1,550	$1.86	0d	1	0.61mi
12048 Sand Ave Unit B Adelanto, CA	2.0	1.0	900	$1,725	$1.92	0d	1	0.76mi
12077 Sand Ave Adelanto, CA	4.0	1.0	962	$1,925	$2.00	5d	1	0.79mi
10415 Buckboard Cir Adelanto, CA	3.0	2.0	1126	$2,200	$1.95	0d	1	1.38mi

Listing history 14 events

1. 2026-06-18
   days on market $80,000 Active 79 DOM
2. 2026-06-17
   days on market $80,000 Active 78 DOM
3. 2026-06-16
   days on market $80,000 Active 77 DOM
4. 2026-06-15
   days on market $80,000 Active 76 DOM
5. 2026-06-13
   days on market $80,000 Active 74 DOM
6. 2026-06-09
   days on market $80,000 Active 70 DOM
7. 2026-06-08
   days on market $80,000 Active 69 DOM
8. 2026-06-07
   days on market $80,000 Active 68 DOM
9. 2026-06-04
   days on market $80,000 Active 65 DOM
10. 2026-06-03
    days on market $80,000 Active 64 DOM
11. 2026-06-02
    days on market $80,000 Active 63 DOM
12. 2026-06-01
    days on market $80,000 Active 62 DOM
13. 2026-05-31
    days on market $80,000 Active 61 DOM
14. 2026-03-31
    listed $80,000 Active

ⓘ 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: $310 · $26/mo
• Projected year-2 tax: $608 · $51/mo
• Expected delta: +$298/yr (+$25/mo · 96.4%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 2 d/yr ≥99°F today · 6 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,967
• − Mortgage interest: −$4,481
• − Property taxes: −$310
• − Insurance: −$400
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − Depreciation: −$2,327
• Taxable income: $11,774
• Est. tax owed @ 24.0%: −$2,826
• After-tax cash flow: $9,574/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: Victor Valley Union High
• NCES district ID: 0636972
• Math proficiency: 25% ▲ 6.00%
• Reading proficiency: 25% ▼ -12.00%
• Median HH income: $45,112
• Composite: 21.6/100
• National rank: #8296
• State rank: #407 of 517 in CA

Livability — Adelanto

• Score: 47/100
• State rank: #1250
• US rank: #26338

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Adelanto, CA
• County: San Bernardino County · 2,030,291 people
• City population: 38,577
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 38,577
• Household income: $68,676
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1345.0

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 34% Black 15% White 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 58%
• Foreign-born: 18% · Canada
• Languages at home: 52% English-only · Spanish 46%

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: ▲ 41.09%
• Current HPI: 453.6071
• Rent YoY: ▲ 4.68%
• 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

• 2026-03-31 Listed $80,000 CRMLS

Property tax history

+0.4%/yr

Latest (2025): $310 · +5.3% YoY. Source: county tax records.