10701 Cedar #13 · Bloomington, CA 92316

$149,000

2 bd · 2.0 ba · 1,076 sqft · Manufactured public records · 100 Days on market

Built 1982 2,800 sqft lot $138/sqft · 37% above area Est $109k · 37% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t miss out on a great opportunity! Tucked in a quiet and safe neighborhood, this 3bed/2bath home is perfect for first time home buyers or anyone looking for an affordable option in an expensive world. This home offers an open layout with bright windows, a front porch to watch the sunsets with your mountain views, and the perfect sized yard to host gatherings or create the garden of your dreams. Located conveniently in between San Bernardino and Riverside counties, this is perfect for commuters either taking the nearby 10 and 60 freeways, or taking the backstreets to beat the traffic. Within the park, this home’s spot offers the privacy of a corner lot: less neighbors, extra parking, and nearby the swimming pool and community space to enjoy during the heat of summer. This home won’t last long!

Key facts

• Extra parking
• Front porch
• Open layout

Tags

• OPEN LAYOUT
• FRONT PORCH
• MOUNTAIN VIEWS
• CORNER LOT
• EXTRA PARKING
• NEARBY SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.1% in Bloomington — 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 53/100 on livability (#977 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment B; Watch: commute D, schools F, crime F.
• Colton Joint Unified (suburban): math 16% / reading 38% proficiency, ranked #373 of 517 in CA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 44 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).

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 + 3.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $135,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.42% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.44%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (median comp): $109,000
• List price: $149,000
• Delta: 36.70%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10701 Cedar Ave #47	0.09mi	2/2.0	960 (-11%)	16mo	$135,000	$141	64
10701 Cedar Ave #207	0.00mi	3/2.0 (+1)	1,192 (+11%)	23mo	$169,000	$142	58
10701 Cedar Ave #9	0.00mi	3/2.0 (+1)	1,236 (+15%)	16mo	$170,000	$138	57
10701 Cedar #138	0.09mi	3/2.0 (+1)	950 (-12%)	22mo	$130,000	$137	53

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.40×
• Total profit: $16,714
• Equity at exit: $22,216

10-year hold

• IRR: 19.3%
• Equity multiple: 2.61×
• Total profit: $67,255
• Equity at exit: $12,883

Cash invested: $41,720 (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 92316

• Home prices YoY: -34.1%
• Active inventory: 44
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,115 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $641

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 65%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10026 Portola Ave Bloomington, CA	2.0	1.0	900	$1,850	$2.06	43d	1	0.97mi
18181 Valley Blvd Bloomington, CA	2.0	1.5	814	$1,960	$2.41	43d	2	1.09mi
18348 10th St Bloomington, CA	3.0	1.0	1073	$2,500	$2.33	43d	1	1.14mi

Listing history 20 events

1. 2026-06-18
   days on market $149,000 Active 100 DOM
2. 2026-06-17
   days on market $149,000 Active 99 DOM
3. 2026-06-16
   days on market $149,000 Active 98 DOM
4. 2026-06-15
   days on market $149,000 Active 97 DOM
5. 2026-06-13
   days on market $149,000 Active 95 DOM
6. 2026-06-13
   days on market $149,000 Active 94 DOM
7. 2026-06-09
   days on market $149,000 Active 91 DOM
8. 2026-06-08
   days on market $149,000 Active 90 DOM
9. 2026-06-07
   days on market $149,000 Active 89 DOM
10. 2026-06-04
    days on market $149,000 Active 86 DOM
11. 2026-06-03
    days on market $149,000 Active 85 DOM
12. 2026-06-02
    days on market $149,000 Active 84 DOM
13. 2026-06-01
    days on market $149,000 Active 83 DOM
14. 2026-05-31
    days on market $149,000 Active 82 DOM
15. 2026-04-15
    status Active 825-char remark

    Show marketing remark (825 chars)

    Don’t miss out on a great opportunity! Tucked in a quiet and safe neighborhood, this 3bed/2bath home is perfect for first time home buyers or anyone looking for an affordable option in an expensive world. This home offers an open layout with bright windows, a front porch to watch the sunsets with your mountain views, and the perfect sized yard to host gatherings or create the garden of your dreams. Located conveniently in between San Bernardino and Riverside counties, this is perfect for commuters either taking the nearby 10 and 60 freeways, or taking the backstreets to beat the traffic. Within the park, this home’s spot offers the privacy of a corner lot: less neighbors, extra parking, and nearby the swimming pool and community space to enjoy during the heat of summer. This home won’t last long!

16. 2026-04-06
    price $149,000 825-char remark

    Show marketing remark (825 chars)

    Don’t miss out on a great opportunity! Tucked in a quiet and safe neighborhood, this 3bed/2bath home is perfect for first time home buyers or anyone looking for an affordable option in an expensive world. This home offers an open layout with bright windows, a front porch to watch the sunsets with your mountain views, and the perfect sized yard to host gatherings or create the garden of your dreams. Located conveniently in between San Bernardino and Riverside counties, this is perfect for commuters either taking the nearby 10 and 60 freeways, or taking the backstreets to beat the traffic. Within the park, this home’s spot offers the privacy of a corner lot: less neighbors, extra parking, and nearby the swimming pool and community space to enjoy during the heat of summer. This home won’t last long!

17. 2026-03-09
    listed $155,000 Active 825-char remark

    Show marketing remark (825 chars)

    Don’t miss out on a great opportunity! Tucked in a quiet and safe neighborhood, this 3bed/2bath home is perfect for first time home buyers or anyone looking for an affordable option in an expensive world. This home offers an open layout with bright windows, a front porch to watch the sunsets with your mountain views, and the perfect sized yard to host gatherings or create the garden of your dreams. Located conveniently in between San Bernardino and Riverside counties, this is perfect for commuters either taking the nearby 10 and 60 freeways, or taking the backstreets to beat the traffic. Within the park, this home’s spot offers the privacy of a corner lot: less neighbors, extra parking, and nearby the swimming pool and community space to enjoy during the heat of summer. This home won’t last long!

18. 2024-10-28
    soldstatus $140,000 Closed Sale 569-char remark

    Show marketing remark (569 chars)

    Yes, you read that right!! $140,0000 for this beautifully remodeled mobile home located at Cedar Village in Bloomington. Remodeled bathrooms and kitchen are just the icing on the cake! This place has been lovingly upgraded over the last couple years and boasts new floors, water heater, HVAC and many others. 3 bed, 2 bath layout with a center kitchen , make this floor plan perfect for hosting the loved ones. Located in the corner of the park, this location is perfect!! You don't want to miss this one!! (HOA fee disclosed is current space rent for complex, $984.39)

19. 2024-09-30
    status Pending Sale 569-char remark

    Show marketing remark (569 chars)

    Yes, you read that right!! $140,0000 for this beautifully remodeled mobile home located at Cedar Village in Bloomington. Remodeled bathrooms and kitchen are just the icing on the cake! This place has been lovingly upgraded over the last couple years and boasts new floors, water heater, HVAC and many others. 3 bed, 2 bath layout with a center kitchen , make this floor plan perfect for hosting the loved ones. Located in the corner of the park, this location is perfect!! You don't want to miss this one!! (HOA fee disclosed is current space rent for complex, $984.39)

20. 2024-08-29
    listed $140,000 Active 569-char remark

    Show marketing remark (569 chars)

    Yes, you read that right!! $140,0000 for this beautifully remodeled mobile home located at Cedar Village in Bloomington. Remodeled bathrooms and kitchen are just the icing on the cake! This place has been lovingly upgraded over the last couple years and boasts new floors, water heater, HVAC and many others. 3 bed, 2 bath layout with a center kitchen , make this floor plan perfect for hosting the loved ones. Located in the corner of the park, this location is perfect!! You don't want to miss this one!! (HOA fee disclosed is current space rent for complex, $984.39)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 19 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: $25,378
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − Depreciation: −$4,335
• Taxable income: $5,657
• Est. tax owed @ 24.0%: −$1,358
• After-tax cash flow: $6,335/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: Colton Joint Unified
• NCES district ID: 0609390
• Math proficiency: 16% ▼ -9.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $51,178
• Composite: 23.74/100
• National rank: #7820
• State rank: #373 of 517 in CA

Livability — Bloomington

• Score: 53/100
• State rank: #977
• US rank: #24604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bloomington, CA
• City population: 31,909
• Population (ZIP): 31,909

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 (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 24% White 12% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 76%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 25% · Canada, Jamaica
• Languages at home: 34% English-only · Spanish 64% Arabic 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: ▼ -250.05%
• Current HPI: 483.5611
• Rent YoY: —
• Metro: —
• 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

+6.4% since first listed

6 events — show timeline

• 2026-04-15 Relisted — CRMLS
• 2026-04-06 Price Changed $149,000 CRMLS
• 2026-03-09 Listed $155,000 CRMLS
• 2024-10-28 Sold (MLS) $140,000 CRMLS
• 2024-09-30 Pending — CRMLS
• 2024-08-29 Listed $140,000 CRMLS

Property tax history

+6.9%/yr

Latest (2025): $225 · +17.6% YoY. Source: county tax records.