2075 W Rialto #29 · San Bernardino, CA 92410

$35,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 124 Days on market

Manufactured home Built 1968 Fair condition 720 sqft lot Garage $49/sqft · 59% below area ↓ 50% 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 +7.5/15.0
• Rent growth +3.9/5.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -5.8

Listing remarks

Great opportunity to own a 2-bedroom, 1-bath mobile home offering approximately 720 sq. ft. of living space in San Bernardino. Functional floor plan with comfortable living area, kitchen, and spacious bedrooms. Mobile home is being sold separately from land and must be moved from current park at buyer’s expense. Ideal for buyer with private land or space available in another mobile home community. Conveniently located near shopping, schools, dining, and freeway access.

Key facts

• Spacious bedrooms
• 2 garage spots
• Built 1968

Tags

• FUNCTIONAL FLOOR PLAN
• COMFORTABLE LIVING AREA
• SPACIOUS BEDROOMS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $906 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 37.4% vs local median 3.4% in San Bernardino — 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 59/100 on livability (#661 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, housing A; Watch: employment D, crime F, cost of living F.
• Rialto Unified (suburban): math 25% / reading 46% proficiency, ranked #268 of 517 in CA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: J.P. Kelley Elementary (685 students, 87% FRL); William G. Jehue Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 1,404 students, 82% FRL); Rialto High (math 21% / reading 41%, grade F, #702 of 1,170 statewide, top 61%, 2,886 students, 82% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 133 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 32% of the median local income ($54k/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 $242 of loan paydown is wiped out by about $1k 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 + 5.5% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% 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 1968 — 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. 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?
8. 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.
9. 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.
10. 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: 4.15% ✓
• Cap rate: 37.37%
• Cash-on-cash: 110.98%
• DSCR: 5.94
• GRM: 2.0

CMA / ARV

• ARV (median comp): $85,000
• List price: $35,000
• Delta: -58.82%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2075 W Rialto Ave #46	0.03mi	3/1.0 (+1)	720 (0%)	24mo	$117,000	$163	74
2250 Chestnut St #53	0.36mi	2/1.0	752 (+4%)	13mo	$52,000	$69	65
2250 W Mill St #53	0.53mi	2/1.0	768 (+7%)	8mo	$60,000	$78	58
2865 W Rialto Ave #44	0.98mi	2/1.0	728 (+1%)	17mo	$55,000	$76	49
190 N Meridian #66	0.87mi	2/1.0	789 (+10%)	7mo	$110,000	$139	44
2865 WEST RIALTO Ave #2	1.01mi	2/2.0	800 (+11%)	1mo	$55,000	$69	42

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 · 5.5% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.70×
• Total profit: $55,825
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 15.21×
• Total profit: $139,219
• Equity at exit: $3,026

Cash invested: $9,800 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $89,800 ($107/sqft)
• Median days on market: 183 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +10.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92410

• Home prices YoY: -9.7%
• Rents YoY: 5.5%
• Active inventory: 133
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,453 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $906

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 33%

Sensitivity live

Price	-10% $931	-5% $918	+0% $906	+5% $894	+10% $882
Rent	-10% $792	-5% $849	+0% $906	+5% $964	+10% $1,021
Rate	-1.0pp $924	-0.5pp $915	base $906	+0.5pp $897	+1.0pp $888

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: $8,750
• Closing costs: $1,050
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001 N Rancho Ave Colton, CA	1.0	1.0	560	$1,830	$3.27	0d	7	0.56mi
114 N Lassen Ave Unit Lassen 120 B San Bernardino, CA	2.0	2.0	749	$2,300	$3.07	7d	1	0.64mi
555 Ramona Ave San Bernardino, CA	1.0	1.0	724	$1,650	$2.28	139d	1	1.10mi
1331 N Pennsylvania Ave Unit 1331 Colton, CA	1.0	1.0	750	$1,600	$2.13	98d	1	1.24mi
845 W Olive St Unit 2 Colton, CA	2.0	1.0	650	$2,050	$3.15	4d	1	1.45mi
710 N Lamarr St Unit B Rialto, CA	2.0	1.0	600	$1,900	$3.17	27d	1	1.47mi
870 E Morgan St Unit A Rialto, CA	1.0	1.0	750	$1,690	$2.25	139d	1	1.47mi

Property features AI

Finance

• Other: Lot described as 0-1 unit/acreLiving area source: otherLot size source: otherElevation measured in feetParcel number: 0142112110000Directions: West of S Rancho AveCoordinates: 34.098631, -117.334837

Exterior

• Parking: Carport2 parking spaces2 garage spaces
• Utilities: No public water listedNo sewer listed
• Home design: Single-wide mobile home (12' x 60')Single-storyLocated in a suburban communityPark name: Petite Chateau VilleEntry at front door
• Construction: Year built per assessorMobile construction
• Exterior features: No pool

Interior

• Bathrooms: 1 full bathroom
• Interior features: One-level homeFront door entry
• Laundry & utility: No laundry hookups on site

Listing history 50 events

1. 2026-09-23
   days on market $35,000 Active 124 DOM
2. 2026-09-22
   days on market $35,000 Active 123 DOM
3. 2026-09-21
   days on market $35,000 Active 122 DOM
4. 2026-09-20
   days on market $35,000 Active 121 DOM
5. 2026-09-19
   days on market $35,000 Active 120 DOM
6. 2026-09-18
   days on market $35,000 Active 119 DOM
7. 2026-09-17
   days on market $35,000 Active 118 DOM
8. 2026-09-16
   days on market $35,000 Active 117 DOM
9. 2026-09-15
   days on market $35,000 Active 116 DOM
10. 2026-09-14
    days on market $35,000 Active 115 DOM
11. 2026-09-13
    days on market $35,000 Active 114 DOM
12. 2026-09-12
    days on market $35,000 Active 113 DOM
13. 2026-09-11
    days on market $35,000 Active 112 DOM
14. 2026-09-05
    days on market $35,000 Active 106 DOM
15. 2026-09-04
    days on market $35,000 Active 105 DOM
16. 2026-09-03
    days on market $35,000 Active 104 DOM
17. 2026-08-31
    days on market $35,000 Active 101 DOM
18. 2026-08-30
    days on market $35,000 Active 100 DOM
19. 2026-08-29
    days on market $35,000 Active 99 DOM
20. 2026-08-28
    days on market $35,000 Active 98 DOM
21. 2026-08-27
    days on market $35,000 Active 97 DOM
22. 2026-08-26
    days on market $35,000 Active 96 DOM
23. 2026-08-25
    days on market $35,000 Active 95 DOM
24. 2026-08-24
    days on market $35,000 Active 94 DOM
25. 2026-08-23
    days on market $35,000 Active 93 DOM
26. 2026-08-22
    days on market $35,000 Active 92 DOM
27. 2026-08-21
    days on market $35,000 Active 91 DOM
28. 2026-08-20
    days on market $35,000 Active 90 DOM
29. 2026-08-19
    days on market $35,000 Active 89 DOM
30. 2026-08-18
    days on market $35,000 Active 88 DOM
31. 2026-08-17
    days on market $35,000 Active 87 DOM
32. 2026-08-16
    days on market $35,000 Active 86 DOM
33. 2026-08-15
    days on market $35,000 Active 85 DOM
34. 2026-08-14
    days on market $35,000 Active 84 DOM
35. 2026-08-13
    days on market $35,000 Active 83 DOM
36. 2026-08-12
    days on market $35,000 Active 82 DOM
37. 2026-08-11
    days on market $35,000 Active 81 DOM
38. 2026-08-10
    days on market $35,000 Active 80 DOM
39. 2026-08-09
    days on market $35,000 Active 79 DOM
40. 2026-08-08
    days on market $35,000 Active 78 DOM
41. 2026-08-06
    days on market $35,000 Active 76 DOM
42. 2026-08-05
    days on market $35,000 Active 75 DOM
43. 2026-08-04
    days on market $35,000 Active 74 DOM
44. 2026-08-03
    days on market $35,000 Active 73 DOM
45. 2026-07-31
    days on market $35,000 Active 70 DOM
46. 2026-07-30
    days on market $35,000 Active 68 DOM
47. 2026-07-28
    days on market $35,000 Active 67 DOM
48. 2026-07-26
    days on market $35,000 Active 65 DOM
49. 2026-07-24
    days on market $35,000 Active 63 DOM
50. 2026-07-23
    days on market $35,000 Active 62 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,442
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$1,018
• Taxable income: $10,972
• Est. tax owed @ 24.0%: −$2,633
• After-tax cash flow: $8,243/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $18,000–$32,400 screening

The home is in fair condition with moderate rehab needed, including painting, updating fixtures, and replacing flooring. It has a dated appearance and could benefit from some cosmetic improvements to increase its value.

Repairs flagged

• Minor kitchen flooring — Flooring appears worn
• Minor bathroom fixtures — Fixtures appear dated and may need cleaning

Value-add opportunities

• Both paint interior walls and ceilings — Fresh paint can improve the home's appearance and value ↑
• Both replace kitchen flooring — New flooring can improve the home's appearance and functionality ↑
• Both update bathroom fixtures — New fixtures can improve the home's appearance and functionality ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary J.p. Kelley Elementary Middle Warren F. Frisbie Middle High Rialto High F CA #702/1,170 Nat'l #10,806/17,239

Schools (NCES district)

• District: Rialto Unified
• NCES district ID: 0632370
• Math proficiency: 25% ▲ 3.00%
• Reading proficiency: 46% ▲ 10.00%
• Median HH income: $50,916
• Composite: 30.77/100
• National rank: #6154
• State rank: #268 of 517 in CA

D Composite livability gradescore 59/100

Livability — San Bernardino

• Score: 59/100
• State rank: #661
• US rank: #20479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Bernardino, CA
• County: San Bernardino County · 2,300,329 people
• City population: 255,614
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 47,869
• Household income: $54,181
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 16% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 12% Black 8% White 7% Asian 3%
• Hispanic origin (detail): Mexican 70%
• Common ancestry: Romanian 0%
• Foreign-born: 29% · Canada, Vietnam, Jamaica
• Languages at home: 32% English-only · Spanish 65% Vietnamese 1%

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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: ▼ -54.39%
• Current HPI: 504.0299
• Rent YoY: ▲ 5.50%
• Metro: Riverside-San Bernardino-Ontario, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

Property features AI

Finance

• Other: Lot described as 0-1 unit/acreLiving area source: otherLot size source: otherElevation measured in feetParcel number: 0142112110000Directions: West of S Rancho AveCoordinates: 34.098631, -117.334837

Exterior

• Parking: Carport2 parking spaces2 garage spaces
• Utilities: No public water listedNo sewer listed
• Home design: Single-wide mobile home (12' x 60')Single-storyLocated in a suburban communityPark name: Petite Chateau VilleEntry at front door
• Construction: Year built per assessorMobile construction
• Exterior features: No pool

Interior

• Bathrooms: 1 full bathroom
• Interior features: One-level homeFront door entry
• Laundry & utility: No laundry hookups on site

Price history

-50.0% since first listed

5 events — show timeline

• 2026-05-22 Listed $35,000 CRMLS
• 2026-05-22 Listing Removed — CRMLS
• 2026-02-19 Price Changed $48,000 CRMLS
• 2026-01-27 Price Changed $65,000 CRMLS
• 2025-12-22 Listed $70,000 CRMLS