1010 Terrace Rd · Rialto, CA 92410

$145,000

3 bd · 2.0 ba · 1,056 sqft · Land · 37 Days on market

Built 1990

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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

Very nice double wide coach, great front porch for having coffee and looking at the mountains. The coach is a baron, built in 1990, with three bedrooms and two bathrooms. This coach has a composition shingle roof, put on new in 2021. Large kitchen with new paint and the refrigerator, stove, and dish washer to remain. This coach has concrete on both sides and in the rear for very easy care. The coach is a large 1,344 sq. ft. , at 24 ft. wide and 56 ft. long. This coach has a large laundry room, with the cloth washer and dryer to remain with the coach. There is a full length carport awning with room for three cars. There is two large sheds at the rear of the property. Space rent is $350.00 a month and includes trash. This coach has new plumbing thru-out with a new hot water heater. The air conditioning is only two years old.

Key facts

• Extra storage
• Covered carport
• Front porch

Tags

• PRIVATE BATHROOM
• GOOD CABINET SPACE
• FRONT PORCH
• COVERED CARPORT
• EXTRA STORAGE
• CENTRAL A/C

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $145k.

Deal economics

• At list price, monthly cash flow is $761 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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 fast (+5.5%/yr); 90 active listings in the ZIP; 7 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 $2,764/mo this rent would consume 61% 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 $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 $41k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y 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

• Watch-outs: property tax is 5.0% of price.
• 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 $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.91% ✓
• Cap rate: 12.59%
• Cash-on-cash: 22.48%
• DSCR: 2.00
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.9%
• Equity multiple: 1.80×
• Total profit: $32,369
• Equity at exit: $21,620

10-year hold

• IRR: 29.3%
• Equity multiple: 4.02×
• Total profit: $122,558
• Equity at exit: $12,537

Cash invested: $40,600 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,764 high
• Mortgage (P&I): −$760
• Tax from tax record: −$602 /mo · $7,226/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $761

Break-even live

Break-even rent $1,801

Max offer price $145,000

Occupancy floor 67%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2714 9th St Rialto, CA	4.0	2.0	1480	$2,995	$2.02	24d	1	0.29mi
1855 W 13th St San Bernardino, CA	4.0	2.0	1480	$3,100	$2.09	24d	1	1.01mi
619 N Gardena St San Bernardino, CA	3.0	2.0	1000	$2,900	$2.90	5d	1	1.14mi
550 E Foothill Blvd Rialto, CA	1.0–3.0	1.0–2.0	874	$3,289	$3.76	5d	8	1.16mi
249 E Jackson St Unit B Rialto, CA	3.0	2.0	1427	$2,965	$2.08	5d	1	1.34mi
249 E Jackson St Unit C Rialto, CA	3.0	2.0	1190	$2,980	$2.50	44d	1	1.34mi
515 Ramona Ave San Bernardino, CA	3.0	1.0	1040	$2,095	$2.01	24d	1	1.45mi

Listing history 30 events

1. 2026-06-18
   days on market $145,000 Active 37 DOM
2. 2026-06-17
   days on market $145,000 Active 36 DOM
3. 2026-06-16
   days on market $145,000 Active 35 DOM
4. 2026-06-15
   days on market $145,000 Active 34 DOM
5. 2026-06-13
   days on market $145,000 Active 32 DOM
6. 2026-06-13
   days on market $145,000 Active 31 DOM
7. 2026-06-09
   days on market $145,000 Active 28 DOM
8. 2026-06-08
   days on market $145,000 Active 27 DOM
9. 2026-06-07
   days on market $145,000 Active 26 DOM
10. 2026-06-04
    days on market $145,000 Active 23 DOM
11. 2026-06-03
    days on market $145,000 Active 22 DOM
12. 2026-06-02
    days on market $145,000 Active 21 DOM
13. 2026-06-01
    days on market $145,000 Active 20 DOM
14. 2026-05-31
    days on market $145,000 Active 19 DOM
15. 2026-05-12
    listed $145,000 Active 775-char remark
16. 2026-04-13
    soldstatus $170,000 Closed Sale 834-char remark

    Show marketing remark (834 chars)

    Very nice double wide coach, great front porch for having coffee and looking at the mountains. The coach is a baron, built in 1990, with three bedrooms and two bathrooms. This coach has a composition shingle roof, put on new in 2021. Large kitchen with new paint and the refrigerator, stove, and dish washer to remain. This coach has concrete on both sides and in the rear for very easy care. The coach is a large 1,344 sq. ft. , at 24 ft. wide and 56 ft. long. This coach has a large laundry room, with the cloth washer and dryer to remain with the coach. There is a full length carport awning with room for three cars. There is two large sheds at the rear of the property. Space rent is $350.00 a month and includes trash. This coach has new plumbing thru-out with a new hot water heater. The air conditioning is only two years old.

17. 2026-03-16
    status Pending Sale 834-char remark

    Show marketing remark (834 chars)

    Very nice double wide coach, great front porch for having coffee and looking at the mountains. The coach is a baron, built in 1990, with three bedrooms and two bathrooms. This coach has a composition shingle roof, put on new in 2021. Large kitchen with new paint and the refrigerator, stove, and dish washer to remain. This coach has concrete on both sides and in the rear for very easy care. The coach is a large 1,344 sq. ft. , at 24 ft. wide and 56 ft. long. This coach has a large laundry room, with the cloth washer and dryer to remain with the coach. There is a full length carport awning with room for three cars. There is two large sheds at the rear of the property. Space rent is $350.00 a month and includes trash. This coach has new plumbing thru-out with a new hot water heater. The air conditioning is only two years old.

18. 2026-01-26
    historical
19. 2026-01-04
    listed $175,000 Active 834-char remark

    Show marketing remark (834 chars)

    Very nice double wide coach, great front porch for having coffee and looking at the mountains. The coach is a baron, built in 1990, with three bedrooms and two bathrooms. This coach has a composition shingle roof, put on new in 2021. Large kitchen with new paint and the refrigerator, stove, and dish washer to remain. This coach has concrete on both sides and in the rear for very easy care. The coach is a large 1,344 sq. ft. , at 24 ft. wide and 56 ft. long. This coach has a large laundry room, with the cloth washer and dryer to remain with the coach. There is a full length carport awning with room for three cars. There is two large sheds at the rear of the property. Space rent is $350.00 a month and includes trash. This coach has new plumbing thru-out with a new hot water heater. The air conditioning is only two years old.

20. 2025-12-23
    soldstatus $135,000 Closed Sale
21. 2025-12-11
    status Active
22. 2025-12-10
    status Pending Sale
23. 2025-11-18
    price $84,950
24. 2025-11-17
    status Pending Sale
25. 2025-10-29
    listed $99,000 Active
26. 2025-10-29
    listed $135,000 Active
27. 2004-06-19
    historical
28. 2004-03-19
    listed $23,000
29. 2003-08-25
    soldstatus $58,000
30. 2003-04-24
    listed $58,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $7,226 · $602/mo
• Projected year-2 tax: $7,226 · $602/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $33,168
• − Mortgage interest: −$8,122
• − Property taxes: −$7,226
• − Insurance: −$725
• − Repairs & maintenance: −$2,653
• − Management: −$2,653
• − Depreciation: −$4,218
• Taxable income: $7,569
• Est. tax owed @ 24.0%: −$1,817
• After-tax cash flow: $7,310/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): 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

+147.9% since first listed

16 events — show timeline

• 2026-05-12 Listed $145,000 FSBO.com
• 2026-04-13 Sold (MLS) $170,000 CRMLS
• 2026-03-16 Pending — CRMLS
• 2026-01-26 Listing Removed — CRMLS
• 2026-01-04 Listed $175,000 CRMLS
• 2025-12-23 Sold (MLS) $135,000 CRMLS
• 2025-12-11 Relisted — CRMLS
• 2025-12-10 Pending — CRMLS
• 2025-11-18 Price Changed $84,950 CRMLS
• 2025-11-17 Pending — CRMLS
• 2025-10-29 Listed $135,000 CRMLS
• 2025-10-29 Listed $99,000 CRMLS
• 2004-06-19 Listing Removed — CRMLS
• 2004-03-19 Listed $23,000 CRMLS
• 2003-08-25 Sold (MLS) $58,000 CRMLS
• 2003-04-24 Listed $58,500 CRMLS

Property tax history

+28.6%/yr

Latest (2025): $7,226 · +11.9% YoY. Source: county tax records.