222 S Rancho #74 · San Bernardino, CA 92410

$184,900

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 6 Days on market

Built 1977 Est $173k · 7% over

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Why this score? — see what drove the C 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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +6.7/10.0
• ARV discount +4.5/15.0
• 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

Space rent for new buyer: $514.95! Well maintained and spacious 3 bed, 2 bath manufactured home located in a family park. This inviting home offers a comfortable layout with plenty of living space, plus a great porch and patio perfect for relaxing or entertaining. A fantastic opportunity for anyone looking for comfort, value, and convenience.

Key facts

• 2 garage spots
• Community pool
• Built 1977

Property features AI

Finance

• Other: Community features include street lighting and suburban setting
• HOA & community: Park land lease of $514.95 (park-managed)

Exterior

• Parking: Two garage spaces; Three uncovered parking spaces; Five total parking spaces; Located in Glen Aire park
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home (double-wide); Mobile home remains on site
• Construction: Mobile home measuring approximately 24 by 52 feet; Single-story structure; Year built per public records
• Exterior features: Community pool; Yard

Interior

• Bathrooms: Two full bathrooms
• Interior features: Entry located on the main level
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 9.1% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $2,160/mo this rent would consume 48% 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 $1k of loan paydown is wiped out by about $6k 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 $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y ago 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 $184,900

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.17% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.93%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $173,472
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 S Rancho Ave #59	0.00mi	3/2.0 (+1)	1,200 (-4%)	13mo	$167,000	$139	78
243 N Meridian Ave #227	0.73mi	3/2.0 (+1)	1,248 (0%)	3mo	$190,000	$152	58
1945 Deer Creek Rd	0.18mi	3/2.0 (+1)	1,152 (-8%)	19mo	$405,000	$352	58
2260 W Rialto Ave #33	0.35mi	2/2.0	1,344 (+8%)	16mo	$140,000	$104	58
201 S Pennsylvania Ave #48	0.37mi	3/2.0 (+1)	1,152 (-8%)	9mo	$130,000	$113	58
2160 W Rialto Ave #122	0.31mi	3/2.0 (+1)	1,100 (-12%)	8mo	$119,000	$108	54
494 S Macy St S #167	0.50mi	3/2.0 (+1)	1,152 (-8%)	19mo	$200,000	$174	43
2505 Foothill Blvd	0.73mi	2/2.0	1,152 (-8%)	23mo	$141,000	$122	34
494 S Macy St #159	0.50mi	3/2.0 (+1)	1,080 (-14%)	19mo	$185,000	$171	34

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: 1.4%
• Equity multiple: 1.06×
• Total profit: $2,912
• Equity at exit: $27,569

10-year hold

• IRR: 13.4%
• Equity multiple: 2.19×
• Total profit: $61,835
• Equity at exit: $15,987

Cash invested: $51,772 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,160 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,774/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $428

Break-even live

Break-even rent $1,617

Max offer price $184,900

Occupancy floor 75%

Sensitivity live

Price	-10% $556	-5% $492	+0% $428	+5% $364	+10% $300
Rent	-10% $258	-5% $343	+0% $428	+5% $514	+10% $599
Rate	-1.0pp $521	-0.5pp $475	base $428	+0.5pp $380	+1.0pp $332

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1417 Pennsylvania Ave Colton, CA	3.0	2.0	1300	$2,395	$1.84	44d	1	1.04mi
619 N Gardena St San Bernardino, CA	3.0	2.0	1000	$2,900	$2.90	5d	1	1.05mi
1360 Poplar St San Bernardino, CA	3.0	2.0	1250	$2,495	$2.00	18d	1	1.06mi
1331 N Pennsylvania Ave Unit 1331 Colton, CA	1.0	1.0	750	$1,600	$2.13	3d	1	1.10mi
1327 N Pennsylvania Ave Unit 1327 Colton, CA	3.0	2.0	1200	$2,640	$2.20	25d	1	1.10mi
515 Ramona Ave San Bernardino, CA	3.0	1.0	1040	$2,095	$2.01	25d	1	1.12mi
555 Ramona Ave San Bernardino, CA	1.0	1.0	724	$1,650	$2.28	44d	1	1.15mi
455 Pear St San Bernardino, CA	2.0	1.0	875	$2,050	$2.34	44d	1	1.29mi
1455 Veterans Way Apt C Colton, CA	2.0	1.0	779	$1,850	$2.37	21d	1	1.32mi
1455 Veterans Way Apt F Colton, CA	2.0	1.0	779	$1,750	$2.25	21d	1	1.32mi

Listing history 6 events

1. 2026-06-18
   days on market $184,900 Active 6 DOM
2. 2026-06-17
   days on market $184,900 Active 5 DOM
3. 2026-06-16
   days on market $184,900 Active 4 DOM
4. 2026-06-15
   days on market $184,900 Active 3 DOM
5. 2026-06-13
   remarks 347-char remark
6. 2026-06-13
   listed $184,900 Active 1 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: $25,914
• − Mortgage interest: −$10,357
• − Property taxes: −$2,774
• − Insurance: −$924
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − Depreciation: −$5,379
• Taxable income: $2,334
• Est. tax owed @ 24.0%: −$560
• After-tax cash flow: $4,579/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

+302.0% since first listed

3 events — show timeline

• 2026-06-12 Listed $184,900 CRMLS
• 2009-06-28 Listing Removed — CRMLS
• 2009-05-12 Listed $46,000 CRMLS

Property tax history

-11.9%/yr

Latest (2020): $17 · +0.4% YoY. Source: county tax records.