2075 W Rialto Ave. SPC #47 · San Bernardino, CA 92410

$119,000

3 bd · 1.0 ba · 274,428 sqft · Land public records · 291 Days on market

Built 1983 $0/sqft · 100% below area

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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
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this charming 3 spacious bedrooms, 1 bathroom, well maintained, perfect for families or those seeking a peaceful environment. Enjoy a spacious living area with indoor laundry connections. All located in a friendly neighborhood mobile home park. Conveniently located near shopping centers, schools, park, hospital and easy access to the 10 and 210 freeway. Must see to appreciate. No warranties expressed or implied. Buyer to verify all information and permits.

Key facts

• Built 1983
• Listed 291 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $119k.

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 $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 3.5% 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: schools D, employment D, crime 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.
• Market conditions: Rents rising fast (+5.5%/yr); 90 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $2,313/mo this rent would consume 51% of the median local household income ($54k/yr) (locally 2569% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 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 + 5.5% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 291 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 291 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 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?
5. 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?
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: 1.94% ✓
• Cap rate: 16.43%
• Cash-on-cash: 36.19%
• DSCR: 2.61
• GRM: 4.3

CMA / ARV

• ARV (median comp): $612,768,438
• List price: $119,000
• Delta: -99.98%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.5% rent growth · sell at horizon

5-year hold

• IRR: 34.8%
• Equity multiple: 2.52×
• Total profit: $50,714
• Equity at exit: $17,743

10-year hold

• IRR: 42.9%
• Equity multiple: 5.58×
• Total profit: $152,469
• Equity at exit: $10,289

Cash invested: $33,320 (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 92410

• Home prices YoY: -9.7%
• Rents YoY: 5.5%
• Active inventory: 90
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,313 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $1,005

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 52%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-09
   days on market $119,000 Active 291 DOM
2. 2026-06-08
   days on market $119,000 Active 290 DOM
3. 2026-06-07
   days on market $119,000 Active 289 DOM
4. 2026-06-04
   days on market $119,000 Active 286 DOM
5. 2026-06-03
   days on market $119,000 Active 285 DOM
6. 2026-06-02
   days on market $119,000 Active 284 DOM
7. 2026-06-01
   days on market $119,000 Active 283 DOM
8. 2026-05-31
   days on market $119,000 Active 282 DOM
9. 2025-09-13
   price $119,000 469-char remark

   Show marketing remark (469 chars)

   Discover this charming 3 spacious bedrooms, 1 bathroom, well maintained, perfect for families or those seeking a peaceful environment. Enjoy a spacious living area with indoor laundry connections. All located in a friendly neighborhood mobile home park. Conveniently located near shopping centers, schools, park, hospital and easy access to the 10 and 210 freeway. Must see to appreciate. No warranties expressed or implied. Buyer to verify all information and permits.

10. 2025-08-22
    listed $130,000 Active 469-char remark

    Show marketing remark (469 chars)

    Discover this charming 3 spacious bedrooms, 1 bathroom, well maintained, perfect for families or those seeking a peaceful environment. Enjoy a spacious living area with indoor laundry connections. All located in a friendly neighborhood mobile home park. Conveniently located near shopping centers, schools, park, hospital and easy access to the 10 and 210 freeway. Must see to appreciate. No warranties expressed or implied. Buyer to verify all information and permits.

11. 2025-08-14
    historical $130,000 469-char remark

    Show marketing remark (469 chars)

    Discover this charming 3 spacious bedrooms, 1 bathroom, well maintained, perfect for families or those seeking a peaceful environment. Enjoy a spacious living area with indoor laundry connections. All located in a friendly neighborhood mobile home park. Conveniently located near shopping centers, schools, park, hospital and easy access to the 10 and 210 freeway. Must see to appreciate. No warranties expressed or implied. Buyer to verify all information and permits.

12. 2023-06-01
    status Active
13. 2023-05-01
    status Active
14. 2023-02-16
    status Active
15. 2023-02-07
    listed $65,000 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 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: $27,755
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$2,220
• − Management: −$2,220
• − Depreciation: −$3,462
• Taxable income: $10,807
• Est. tax owed @ 24.0%: −$2,594
• After-tax cash flow: $9,465/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: 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

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 · 2,030,291 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: 2569.0

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 (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%

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

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

+83.1% since first listed

7 events — show timeline

• 2025-09-13 Price Changed $119,000 CRMLS
• 2025-08-22 Listed $130,000 CRMLS
• 2025-08-14 Coming Soon $130,000 CRMLS
• 2023-06-01 Relisted — CRMLS
• 2023-05-01 Relisted — CRMLS
• 2023-02-16 Relisted — CRMLS
• 2023-02-07 Listed $65,000 CRMLS

Property tax history

+51.8%/yr

Latest (2025): $38,541 · +3.7% YoY. Source: county tax records.