850 W Mission Blvd Unit A46 · Ontario, CA 91762

$74,900

2 bd · 1.5 ba · 784 sqft · Manufactured public records · 142 Days on market

Built 1986

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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
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Motivated Seller!!!! Possible furniture included! Welcome to this charming 2-bedroom, 2-bath single-wide home located in an all-age land lease community of Grove Manor. Designed for comfort and privacy, this layout features a bedroom and full bathroom on each end of the home—ideal for families, guests, or roommates. The open living room and kitchen area including double wide refrigerator, creates a welcoming space for everyday living and entertaining. Enjoy the convenience of an in-unit washer and dryer, plus a private fenced patio in the back—perfect for outdoor dining, gardening, or relaxing and large exterior storage unit attached. This home offers affordability, functionalit

Key facts

• Private fenced patio
• Community pool
• Built 1986

Tags

• IN UNIT WASHER AND DRYER
• PRIVATE FENCED PATIO
• LARGE EXTERIOR STORAGE UNIT

Property features AI

Finance

• Other: Lot characterized as 0-1 unit per acre; Elevation measured in feet
• Financial info: Monthly land lease approximately $1,200 (park-provided)
• HOA & community: Park name: Grove Manor; Manager approval required; Land lease from park

Exterior

• Parking: Assigned parking; Guest parking available
• Utilities: Public sewer; District/public water
• Home design: Single-story property; Mobile home remains on site; Estimated year built
• Construction: Mobile home dimensions approximately 14 ft by 56 ft; Estimated living area source
• Exterior features: Covered patio; Patio; Community pool; Park within the community

Interior

• Kitchen: Gas range; Dishwasher
• Bedrooms: All bedrooms located on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Single-level home with all bedrooms on the ground floor; Front door entry
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.9% vs local median 2.7% in Ontario — 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 63/100 on livability (#435 in CA) — a middle-class / working-renter tenant base. Strengths: commute A-, housing B+; Watch: schools F, cost of living F, health & safety F.
• Ontario-Montclair (urban): math 35% / reading 44% proficiency, ranked #731 of 1,400 in CA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 217 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 33% 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 $518 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y ago; this cycle's ask has dropped $24k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $75k implies a 316% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 3.05% ✓
• Cap rate: 26.94%
• Cash-on-cash: 73.73%
• DSCR: 4.28
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.97% rent growth · sell at horizon

5-year hold

• IRR: 73.5%
• Equity multiple: 4.33×
• Total profit: $69,901
• Equity at exit: $11,168

10-year hold

• IRR: 77.3%
• Equity multiple: 8.93×
• Total profit: $166,406
• Equity at exit: $6,476

Cash invested: $20,972 (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 91762

• Rents YoY: 3.0%
• Active inventory: 217
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,286 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $1,289

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 39%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
831 Carlton Privado Ontario, CA	2.0	2.5	1093	$2,600	$2.38	1d	1	0.17mi
1001 W Mission Blvd Ontario, CA	1.0	1.0	717	$2,088	$2.91	1d	3	0.26mi
1112 S Cypress Ave Ontario, CA	2.0	1.5–2.5	1082	$2,675	$2.47	1d	2	0.36mi
959 S Mountain Ave Ontario, CA	2.0	1.0	1092	$2,095	$1.92	1d	1	0.40mi
904 S Mountain Ave Unit B Ontario, CA	2.0	1.5	960	$2,550	$2.66	1d	1	0.42mi
1198 S San Antonio Ave Unit 10 Ontario, CA	2.0	2.0	872	$1,800	$2.06	1d	1	0.43mi
1198 S San Antonio Ave Unit 22 Ontario, CA	2.0	1.0	749	$1,895	$2.53	16d	1	0.43mi
1200 S San Antonio Ave Unit 17 Ontario, CA	2.0	2.0	872	$1,800	$2.06	1d	1	0.46mi
829 S Magnolia Ave Ontario, CA	2.0	1.5	1100	$2,550	$2.32	1d	1	0.46mi
910 W Phillips St Ontario, CA	2.0	1.0–2.0	942	$2,490	$2.64	1d	1	0.49mi
1120 Bahia Ct Unit B Ontario, CA	3.0	1.0	1095	$3,195	$2.92	1d	1	0.56mi
625 W Vesta St Ontario, CA	1.0–2.0	1.0–2.0	722	$2,295	$3.18	1d	1	0.61mi
311 N Beverly Ct Ontario, CA	2.0	1.0	770	$1,950	$2.53	21d	1	0.65mi
313 N Beverly Ct Ontario, CA	2.0	1.0	770	$1,900	$2.47	1d	1	0.66mi
1052 W Quince St Ontario, CA	3.0	2.0	1040	$2,900	$2.79	1d	1	0.70mi
221 N Mountain Ave Unit 18 Ontario, CA	1.0	1.0	819	$2,400	$2.93	1d	1	0.70mi
605 W D St Unit A Ontario, CA	1.0	1.0	983	$1,795	$1.83	1d	1	0.74mi
1210 W Stoneridge Ct Unit 19 Ontario, CA	1.0	1.0	576	$1,600	$2.78	10d	1	0.74mi
1210 W Stoneridge Ct Unit 26 Ontario, CA	2.0	1.0	800	$1,950	$2.44	1d	1	0.74mi
1015 W E St Unit F Ontario, CA	2.0	1.0	800	$1,925	$2.41	1d	1	0.77mi
1260 W Stoneridge Ct Unit 2 Ontario, CA	1.0	1.0	600	$1,595	$2.66	1d	1	0.81mi
1336 W Stoneridge Ct Ontario, CA	2.0	1.0	800	$2,095	$2.62	1d	1	0.87mi
1356 W Stoneridge Ct Unit 5 Ontario, CA	1.0	1.0	635	$1,825	$2.87	1d	1	0.90mi
210 W D St Unit 216 Ontario, CA	2.0	1.0	600	$1,695	$2.83	1d	1	0.95mi
216 W D St Ontario, CA	2.0	1.0	600	$1,695	$2.83	1d	1	0.96mi
200 E Phillips St Unit 202 Ontario, CA	2.0	1.0	720	$2,000	$2.78	1d	1	0.96mi
1455 W Stoneridge Ct Unit 1 Ontario, CA	2.0	1.0	850	$2,100	$2.47	17d	1	0.99mi
543 W G St Ontario, CA	2.0	2.0	900	$2,900	$3.22	1d	1	0.99mi
320 N Euclid Ave Ontario, CA	1.0–2.0	1.0–2.0	1005	$3,034	$3.02	1d	8	1.01mi
501 W G St Unit 633N Ontario, CA	2.0	1.0	850	$2,045	$2.41	3d	2	1.03mi
501 W G St Unit 627 Ontario, CA	2.0	1.0	850	$1,995	$2.35	1d	1	1.05mi
501 W G St Unit 503 Ontario, CA	2.0	1.0	850	$2,095	$2.46	1d	1	1.05mi
1459 S Euclid Ave Unit 8 Ontario, CA	3.0	1.0	1000	$2,500	$2.50	23d	1	1.09mi
1616 S Euclid Ave Unit C Ontario, CA	2.0	1.0	830	$2,350	$2.83	1d	1	1.13mi
1377 S Sultana Ave Ontario, CA	2.0	1.0	780	$2,800	$3.59	1d	1	1.20mi
1415 S Sultana Ave Ontario, CA	2.0	1.0	980	$2,900	$2.96	2d	1	1.21mi
1135 W I St Ontario, CA	2.0	1.5	840	$2,050	$2.44	1d	1	1.23mi
10228 Benson Ave Montclair, CA	2.0	1.0	880	$2,800	$3.18	10d	1	1.25mi
233 W I St Unit 1 Ontario, CA	2.0	1.0	900	$2,600	$2.89	14d	1	1.32mi
1204 W J St Unit 3 Ontario, CA	2.0	2.0	850	$2,000	$2.35	14d	1	1.42mi

Listing history 39 events

1. 2026-06-18
   days on market $74,900 Active 142 DOM
2. 2026-06-17
   days on market $74,900 Active 141 DOM
3. 2026-06-16
   days on market $74,900 Active 140 DOM
4. 2026-06-15
   days on market $74,900 Active 139 DOM
5. 2026-06-13
   days on market $74,900 Active 137 DOM
6. 2026-06-13
   days on market $74,900 Active 136 DOM
7. 2026-06-09
   days on market $74,900 Active 133 DOM
8. 2026-06-08
   days on market $74,900 Active 132 DOM
9. 2026-06-07
   days on market $74,900 Active 131 DOM
10. 2026-06-04
    days on market $74,900 Active 128 DOM
11. 2026-06-03
    days on market $74,900 Active 127 DOM
12. 2026-06-02
    days on market $74,900 Active 126 DOM
13. 2026-06-01
    days on market $74,900 Active 125 DOM
14. 2026-05-31
    price $74,900 Active 124 DOM
15. 2026-05-31
    days on market $79,900 Active 124 DOM
16. 2026-04-30
    price $79,900
17. 2026-04-06
    price $84,900
18. 2026-03-10
    price $89,900
19. 2026-02-20
    price $94,500
20. 2026-01-27
    listed $98,500 Active
21. 2025-11-02
    price $84,500
22. 2025-10-23
    price $89,900
23. 2025-10-15
    price $90,900
24. 2025-10-06
    listed $95,500 Active
25. 2025-03-10
    status Active
26. 2025-02-09
    status Active
27. 2025-01-11
    status Active
28. 2024-12-09
    status Active
29. 2024-08-22
    price $89,999
30. 2024-06-28
    listed $95,000 Active
31. 2024-06-14
    historical
32. 2015-11-02
    historical
33. 2015-11-02
    soldstatus $18,000 Closed Sale
34. 2015-10-02
    status Pending Sale
35. 2015-09-19
    price $20,000
36. 2015-09-02
    price $25,000
37. 2015-07-01
    price $30,000
38. 2015-04-28
    price $37,000
39. 2015-03-22
    listed $40,000 Active

ⓘ 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 7/10 Severe 6 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,436
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$2,195
• − Management: −$2,195
• − Depreciation: −$2,179
• Taxable income: $15,174
• Est. tax owed @ 24.0%: −$3,642
• After-tax cash flow: $11,822/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: Ontario-Montclair
• NCES district ID: 0628470
• Math proficiency: 35% ▲ 4.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $50,668
• Composite: 36.57/100
• National rank: #9282
• State rank: #731 of 1400 in CA

Livability — Ontario

• Score: 63/100
• State rank: #435
• US rank: #14949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ontario, CA
• County: San Bernardino County · 2,030,291 people
• City population: 183,440
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 64,235
• Household income: $83,850
• Rent vs Own: 41.9% rent · 58.1% own
• Severe rent burden: 2644.0

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 26% White 14% Asian 10% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Iranian 1%
• Foreign-born: 30% · Canada, China, Vietnam
• Languages at home: 43% English-only · Spanish 49% Chinese 3% Tagalog/Filipino 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: ▼ -654.08%
• Current HPI: 479.3773
• Rent YoY: ▲ 2.97%
• 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

+99.8% since first listed

24 events — show timeline

• 2026-04-30 Price Changed $79,900 CRMLS
• 2026-04-06 Price Changed $84,900 CRMLS
• 2026-03-10 Price Changed $89,900 CRMLS
• 2026-02-20 Price Changed $94,500 CRMLS
• 2026-01-27 Listed $98,500 CRMLS
• 2025-11-02 Price Changed $84,500 CRMLS
• 2025-10-23 Price Changed $89,900 CRMLS
• 2025-10-15 Price Changed $90,900 CRMLS
• 2025-10-06 Listed $95,500 CRMLS
• 2025-03-10 Relisted — CRMLS
• 2025-02-09 Relisted — CRMLS
• 2025-01-11 Relisted — CRMLS
• 2024-12-09 Relisted — CRMLS
• 2024-08-22 Price Changed $89,999 CRMLS
• 2024-06-28 Listed $95,000 CRMLS
• 2024-06-14 Coming Soon — CRMLS
• 2015-11-02 Listing Removed — CRMLS
• 2015-11-02 Sold (MLS) $18,000 CRMLS
• 2015-10-02 Pending — CRMLS
• 2015-09-19 Price Changed $20,000 CRMLS
• 2015-09-02 Price Changed $25,000 CRMLS
• 2015-07-01 Price Changed $30,000 CRMLS
• 2015-04-28 Price Changed $37,000 CRMLS
• 2015-03-22 Listed $40,000 CRMLS

Property tax history

-8.7%/yr

Latest (2025): $22 · +0.4% YoY. Source: county tax records.