200 W San Bernardino #85 · Rialto, CA 92376

$150,000

3 bd · 2.0 ba · 1,212 sqft · Manufactured public records · 251 Days on market

Built 1980 $124/sqft · at area comps Est $144k · at est.

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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 +5.8/15.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming and well-maintained mobile home located in a desirable 55+ community featuring a clubhouse and pool. This inviting home offers new flooring throughout that provides comfort and peace of mind. Enjoy a spacious layout with an easy flow between living areas. Conveniently situated near shopping centers, restaurants, and essential services, this home combines comfort, convenience, and community living. Don’t miss this great opportunity to enjoy the relaxed lifestyle you deserve!

Key facts

• Shopping centers
• Mobile home
• Clubhouse

Tags

• MOBILE HOME
• CLUBHOUSE
• POOL
• NEW FLOORING
• SPACIOUS LAYOUT
• SHOPPING CENTERS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 3.5% in Rialto — 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 60/100 on livability (#598 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A-; Watch: schools F, crime F, amenities D-.
• 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 (+1.6%/yr); 142 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 40% of the median local income ($80k/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 $1k 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 + 1.6% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 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. 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: 1.78% ✓
• Cap rate: 14.89%
• Cash-on-cash: 30.69%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (median comp): $144,500
• List price: $150,000
• Delta: 3.81%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 W San Bernardino Ave #132	0.00mi	3/2.0	1,152 (-5%)	3mo	$139,000	$121	89
1025 S Riverside Ave #66	0.32mi	3/2.0	1,248 (+3%)	2mo	$165,000	$132	78
1155 S Riverside #22	0.28mi	3/2.0	1,152 (-5%)	3mo	$190,000	$165	76
200 San Bern #105	0.06mi	2/2.0 (-1)	1,152 (-5%)	14mo	$155,000	$135	72
200 W San Bernardino Ave #100	0.00mi	3/2.0	1,375 (+13%)	7mo	$210,000	$153	72
200 W San Bernardino Ave #19	0.00mi	2/2.0 (-1)	1,040 (-14%)	2mo	$150,000	$144	70
1155 S RIVERSIDE Dr #7	0.28mi	2/2.0 (-1)	1,300 (+7%)	2mo	$170,000	$131	68
200 W San Bernardino Ave #84	0.00mi	2/2.0 (-1)	1,080 (-11%)	13mo	$128,000	$119	66
1025 S Riverside Ave #112	0.31mi	3/2.0	1,120 (-8%)	12mo	$205,000	$183	62
1155 S Riverside Ave Spc 73	0.36mi	3/2.0	1,080 (-11%)	10mo	$125,000	$116	57
1025 S Riverside Ave #25	0.32mi	2/1.0 (-1)	1,056 (-13%)	11mo	$135,000	$128	46
1155 S Riverside Ave #132	0.28mi	2/2.0 (-1)	1,040 (-14%)	15mo	$142,000	$137	45

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 · 1.59% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 1.96×
• Total profit: $40,411
• Equity at exit: $22,365

10-year hold

• IRR: 30.8%
• Equity multiple: 3.58×
• Total profit: $108,538
• Equity at exit: $12,969

Cash invested: $42,000 (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 92376

• Rents YoY: 1.6%
• Active inventory: 142
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,672 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $1,074

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,178	-5% $1,126	+0% $1,074	+5% $1,022	+10% $971
Rent	-10% $863	-5% $969	+0% $1,074	+5% $1,180	+10% $1,285
Rate	-1.0pp $1,150	-0.5pp $1,112	base $1,074	+0.5pp $1,035	+1.0pp $996

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 S Riverside Ave Rialto, CA	2.0	2.0	900	$1,900	$2.11	44d	1	0.17mi
1004 S Riverside Ave Rialto, CA	3.0	3.0	1155	$2,750	$2.38	44d	1	0.32mi
1004 S Riverside Ave Unit A-3 Rialto, CA	3.0	2.5	1155	$2,750	$2.38	44d	1	0.32mi
2047 Greenbriar St Colton, CA	2.0	2.0	1032	$2,595	$2.51	44d	1	0.59mi
1031 S Cactus Ave Rialto, CA	1.0–3.0	1.0–2.0	1030	$2,715	$2.63	5d	1	0.61mi
1084 Jacaranda Rd Colton, CA	2.0	2.0	1032	$2,400	$2.33	44d	1	0.70mi
606 S Riverside Ave Rialto, CA	2.0–3.0	1.0–2.0	1034	$2,995	$2.90	0d	3	0.75mi
554 S Willow Ave Unit 1 Rialto, CA	3.0	1.0	993	$2,600	$2.62	44d	1	0.81mi
142 E Merrill Ave Rialto, CA	3.0	1.5	1120	$2,495	$2.23	44d	1	0.98mi
210 West South St Unit a Rialto, CA	3.0	2.0	1275	$2,600	$2.04	44d	1	1.05mi
1163 Bent Rail Cir Colton, CA	3.0	2.0	1248	$2,795	$2.24	44d	1	1.10mi
10026 Portola Ave Bloomington, CA	2.0	1.0	900	$1,850	$2.06	44d	1	1.16mi

Listing history 15 events

1. 2026-06-18
   days on market $150,000 Active 251 DOM
2. 2026-06-17
   days on market $150,000 Active 250 DOM
3. 2026-06-16
   days on market $150,000 Active 249 DOM
4. 2026-06-15
   days on market $150,000 Active 248 DOM
5. 2026-06-13
   days on market $150,000 Active 246 DOM
6. 2026-06-13
   days on market $150,000 Active 245 DOM
7. 2026-06-09
   days on market $150,000 Active 242 DOM
8. 2026-06-08
   days on market $150,000 Active 241 DOM
9. 2026-06-07
   days on market $150,000 Active 240 DOM
10. 2026-06-04
    days on market $150,000 Active 237 DOM
11. 2026-06-03
    days on market $150,000 Active 236 DOM
12. 2026-06-02
    days on market $150,000 Active 235 DOM
13. 2026-06-01
    days on market $150,000 Active 234 DOM
14. 2026-05-31
    days on market $150,000 Active 233 DOM
15. 2025-10-10
    listed $150,000 Active 509-char remark

    Show marketing remark (509 chars)

    Welcome to this charming and well-maintained mobile home located in a desirable 55+ community featuring a clubhouse and pool. This inviting home offers new flooring throughout that provides comfort and peace of mind. Enjoy a spacious layout with an easy flow between living areas. Conveniently situated near shopping centers, restaurants, and essential services, this home combines comfort, convenience, and community living. Don’t miss this great opportunity to enjoy the relaxed lifestyle you deserve!

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,063
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,565
• − Management: −$2,565
• − Depreciation: −$4,364
• Taxable income: $11,167
• Est. tax owed @ 24.0%: −$2,680
• After-tax cash flow: $10,210/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 — Rialto

• Score: 60/100
• State rank: #598
• US rank: #19283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rialto, CA
• County: San Bernardino County · 2,030,291 people
• City population: 105,208
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 84,394
• Household income: $79,675
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 2574.0

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 (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 22% Black 11% White 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 68%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 36% English-only · Spanish 61% Arabic 1% Tagalog/Filipino 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: ▼ -323.82%
• Current HPI: 505.95
• Rent YoY: ▲ 1.59%
• 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

• 2025-10-10 Listed $150,000 CRMLS

Property tax history

+2.5%/yr

Latest (2025): $107 · +1.8% YoY. Source: county tax records.