15050 Monte Vista Ave #126 · Chino Hills, CA 91709

$125,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 132 Days on market

Built 1973 $87/sqft · 43% below area Est $217k · 43% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is an amazing opportunity in all-age community park! this manufactured home offers an open floor plan with 4 bedrooms, 2 bathrooms, and spacious yard, 2 cars or 3 small cars carport. The park offers Off-Street Parking, playground, Swimming Pool, basketball court, clubhouse, recreational facilities, for your convenience the manufactured home is across from the pool and the park office.

Key facts

• Spacious yard
• Open floor plan
• Clubhouse

Tags

• OPEN FLOOR PLAN
• SPACIOUS YARD
• OFF-STREET PARKING
• SWIMMING POOL
• BASKETBALL COURT
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.0% vs local median 2.1% in Chino Hills — 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 68/100 on livability (#299 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, schools A, crime A; Watch: health & safety D, commute F, cost of living F.
• Chino Valley Unified (suburban): math 46% / reading 58% proficiency, ranked #334 of 1,400 in CA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 187 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 ($126k/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 $864 of loan paydown is wiped out by about $4k 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 + 0.2% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y ago; this cycle's ask has dropped $35k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $125k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.84% ✓
• Cap rate: 24.96%
• Cash-on-cash: 66.66%
• DSCR: 3.97
• GRM: 2.9

CMA / ARV

• ARV (median comp): $217,485
• List price: $125,000
• Delta: -42.52%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15050 Monte Vista Ave #144	0.06mi	3/2.0	1,440 (0%)	10mo	$221,500	$154	89
15050 Monte Vista Ave #101	0.00mi	4/2.0 (+1)	1,392 (-3%)	6mo	$173,500	$125	84
15050 Monte Vista Ave #125	0.12mi	3/2.0	1,440 (0%)	16mo	$139,900	$97	81
15050 Monte Vista Ave #26	0.06mi	4/2.0 (+1)	1,482 (+3%)	9mo	$245,000	$165	80
15050 Monte Vista Ave #32	0.06mi	3/2.0	1,344 (-7%)	13mo	$191,500	$142	75
15050 Monte Vista Ave #44	0.06mi	3/2.0	1,260 (-12%)	6mo	$199,000	$158	71
15050 Monte Vista Ave #188	0.06mi	4/2.0 (+1)	1,344 (-7%)	14mo	$242,000	$180	69
15050 Monte Vista Ave #224	0.06mi	4/2.0 (+1)	1,320 (-8%)	12mo	$153,000	$116	68
15050 Monte Vista Ave #197	0.06mi	3/2.0	1,272 (-12%)	13mo	$180,000	$142	67
15050 Monte Vista Ave #21	0.06mi	3/2.0	1,248 (-13%)	12mo	$210,000	$168	65
15050 Monte Vista Ave #185	0.06mi	3/2.0	1,232 (-14%)	16mo	$173,500	$141	59
15111 Pipeline Ave #24	0.69mi	2/2.0 (-1)	1,440 (0%)	9mo	$110,000	$76	55

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 · 0.2% rent growth · sell at horizon

5-year hold

• IRR: 62.7%
• Equity multiple: 3.68×
• Total profit: $93,881
• Equity at exit: $18,638

10-year hold

• IRR: 66.3%
• Equity multiple: 6.82×
• Total profit: $203,615
• Equity at exit: $10,808

Cash invested: $35,000 (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 91709

• Home prices YoY: -28.5%
• Rents YoY: 0.2%
• Active inventory: 187
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $3,554 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$746
• Net cashflow: $1,944

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 40%

Sensitivity live

Price	-10% $2,031	-5% $1,987	+0% $1,944	+5% $1,901	+10% $1,858
Rent	-10% $1,663	-5% $1,804	+0% $1,944	+5% $2,085	+10% $2,225
Rate	-1.0pp $2,007	-0.5pp $1,976	base $1,944	+0.5pp $1,912	+1.0pp $1,879

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15101 Fairfield Ranch Rd Chino Hills, CA	1.0–3.0	1.0–2.0	1053	$3,600	$3.42	2d	19	0.22mi
4628 Bird Farm Rd Chino Hills, CA	3.0	2.0	1152	$3,250	$2.82	44d	1	0.30mi
15345 Murray Ave Chino Hills, CA	3.0	2.0	1527	$3,395	$2.22	3d	1	0.32mi
15447 Pomona Rincon Rd Chino Hills, CA	3.0	2.5	1397	$3,350	$2.40	15d	2	0.42mi
4432 Lilac Cir Chino Hills, CA	3.0	3.5	1695	$3,200	$1.89	5d	1	0.55mi
4361 Los Serranos Blvd Chino Hills, CA	3.0	2.0	1256	$3,200	$2.55	17d	1	0.70mi
15040 Beechwood Ln Chino Hills, CA	4.0	2.0	1640	$3,600	$2.20	44d	1	0.97mi
4186 Val Verde Ave Chino Hills, CA	2.0	2.0	1000	$8,000	$8.00	44d	1	1.03mi
15886 Ellington Way Chino Hills, CA	4.0	3.0	1848	$3,300	$1.79	17d	1	1.05mi
15031 Ashwood Ln Chino Hills, CA	4.0	2.0	1800	$3,500	$1.94	44d	1	1.09mi
15996 Mihaylo Ct Chino Hills, CA	3.0	2.5	1541	$3,850	$2.50	44d	1	1.18mi
15920 Pomona Rincon Rd Chino Hills, CA	1.0–3.0	1.5–3.5	1376	$3,999	$2.91	1d	10	1.23mi
16143 Talbot Ct Chino Hills, CA	3.0	2.5	1548	$3,495	$2.26	15d	1	1.31mi
15924 Windswept Rd Chino Hills, CA	4.0	2.5	1848	$3,300	$1.79	2d	1	1.37mi
3724 Alder Pl Chino Hills, CA	3.0	2.0	1240	$3,600	$2.90	22d	1	1.42mi
5560 Barclay Ct Chino Hills, CA	3.0	3.0	1597	$3,500	$2.19	44d	1	1.47mi

Listing history 38 events

1. 2026-06-18
   days on market $125,000 Active 132 DOM
2. 2026-06-17
   days on market $125,000 Active 131 DOM
3. 2026-06-16
   days on market $125,000 Active 130 DOM
4. 2026-06-15
   days on market $125,000 Active 129 DOM
5. 2026-06-13
   days on market $125,000 Active 127 DOM
6. 2026-06-09
   days on market $125,000 Active 123 DOM
7. 2026-06-08
   days on market $125,000 Active 122 DOM
8. 2026-06-07
   days on market $125,000 Active 121 DOM
9. 2026-06-04
   days on market $125,000 Active 118 DOM
10. 2026-06-03
    days on market $125,000 Active 117 DOM
11. 2026-06-02
    days on market $125,000 Active 116 DOM
12. 2026-06-01
    days on market $125,000 Active 115 DOM
13. 2026-05-31
    days on market $125,000 Active 114 DOM
14. 2026-02-06
    listed $159,999 Active 392-char remark

    Show marketing remark (392 chars)

    Here is an amazing opportunity in all-age community park! this manufactured home offers an open floor plan with 4 bedrooms, 2 bathrooms, and spacious yard, 2 cars or 3 small cars carport. The park offers Off-Street Parking, playground, Swimming Pool, basketball court, clubhouse, recreational facilities, for your convenience the manufactured home is across from the pool and the park office.

15. 2026-01-01
    historical
16. 2025-08-14
    price $164,000
17. 2025-07-25
    price $164,900
18. 2025-06-22
    price $164,990
19. 2025-06-13
    price $164,999
20. 2025-05-25
    price $174,000
21. 2025-05-19
    price $174,900
22. 2025-05-01
    price $174,990
23. 2025-04-19
    price $174,999
24. 2025-03-27
    listed $199,999 Active
25. 2025-03-21
    historical
26. 2025-01-06
    historical
27. 2024-08-06
    listed $220,000 Active
28. 2024-05-14
    listed $250,000 Active
29. 2020-04-20
    historical Hold Do Not Show
30. 2019-12-12
    listed $70,000 Active
31. 2019-08-31
    historical
32. 2019-07-23
    price $70,000
33. 2019-05-03
    price $75,000
34. 2019-02-27
    listed $78,000 Active
35. 2013-12-19
    historical
36. 2013-06-19
    listed $50,000 Active
37. 2005-11-29
    soldstatus $65,000
38. 2005-08-26
    listed $89,000

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,653
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$3,412
• − Management: −$3,412
• − Depreciation: −$3,636
• Taxable income: $22,690
• Est. tax owed @ 24.0%: −$5,446
• After-tax cash flow: $17,884/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: Chino Valley Unified
• NCES district ID: 0608460
• Math proficiency: 46% ▲ 1.00%
• Reading proficiency: 58% ▲ 1.00%
• Median HH income: $83,575
• Composite: 49.56/100
• National rank: #4275
• State rank: #334 of 1400 in CA

Livability — Chino Hills

• Score: 68/100
• State rank: #299
• US rank: #9993

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chino Hills, CA
• County: San Bernardino County · 2,030,291 people
• City population: 78,006
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 78,006
• Household income: $126,350
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1964.0

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 0.70)
• Race & ethnicity: Asian 40% Hispanic / Latino 28% White 24% Two or more races 14% Black 5%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 33% · China, Canada, South Korea
• Languages at home: 52% English-only · Chinese 18% Spanish 14% 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: ▼ -152.62%
• Current HPI: 383.5042
• Rent YoY: ▲ 0.20%
• 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

+79.8% since first listed

25 events — show timeline

• 2026-02-06 Listed $159,999 CRMLS
• 2026-01-01 Listing Removed — SDMLS
• 2025-08-14 Price Changed $164,000 SDMLS
• 2025-07-25 Price Changed $164,900 SDMLS
• 2025-06-22 Price Changed $164,990 SDMLS
• 2025-06-13 Price Changed $164,999 SDMLS
• 2025-05-25 Price Changed $174,000 SDMLS
• 2025-05-19 Price Changed $174,900 SDMLS
• 2025-05-01 Price Changed $174,990 SDMLS
• 2025-04-19 Price Changed $174,999 SDMLS
• 2025-03-27 Listed $199,999 SDMLS
• 2025-03-21 Coming Soon — SDMLS
• 2025-01-06 Listing Removed — CRMLS
• 2024-08-06 Listed $220,000 CRMLS
• 2024-05-14 Listed $250,000 CRMLS
• 2020-04-20 Delisted — CRMLS
• 2019-12-12 Listed $70,000 CRMLS
• 2019-08-31 Listing Removed — CRMLS
• 2019-07-23 Price Changed $70,000 CRMLS
• 2019-05-03 Price Changed $75,000 CRMLS
• 2019-02-27 Listed $78,000 CRMLS
• 2013-12-19 Listing Removed — CRMLS
• 2013-06-19 Listed $50,000 CRMLS
• 2005-11-29 Sold (MLS) $65,000 CRMLS
• 2005-08-26 Listed $89,000 CRMLS

Property tax history

+0.3%/yr

Latest (2012): $131 · -0.3% YoY. Source: county tax records.