350 S Willow Ave #74 · Rialto, CA 92376

$184,900

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 163 Days on market

Built 2026 $161/sqft · 10% above area Est $164k · 13% over ↓ 20% since listing

---

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 +8.6/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Parque La Quinta an active and vibrant community, where you can find yourself in your dream home. We have a 2026 2 bed, 2 bath home for sale featuring 1123.20 sq ft of beautifully designed living space. Located in/near Rialto, this property offers the perfect blend of modern amenities and timeless charm. Located in the desirable Parque La Quinta, residents enjoy access to a range of premium amenities. Conveniently situated near schools, shopping, dining, metro train station, close to 10 and 210 freeway, you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this community has it all. Call today to schedule a tour! DBA: Decal: CAV220CA2542652A/B Dealer Number: 91126.

Key facts

• Built 2026
• Listed 162 days

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 $715 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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); 144 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 38% 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 $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 + 1.6% rent growth), your $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (20%) 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 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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: 1.36% ✓
• Cap rate: 10.93%
• Cash-on-cash: 16.57%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (median comp): $163,743
• List price: $184,900
• Delta: 12.92%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
350 S Willow Ave #32	0.00mi	3/2.0 (+1)	1,136 (-1%)	8mo	$170,000	$150	86

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: 6.1%
• Equity multiple: 1.23×
• Total profit: $12,075
• Equity at exit: $27,569

10-year hold

• IRR: 14.2%
• Equity multiple: 2.07×
• Total profit: $55,217
• 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 92376

• Rents YoY: 1.6%
• Active inventory: 144
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,522 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,774/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $715

Break-even live

Break-even rent $1,617

Max offer price $184,900

Occupancy floor 67%

Sensitivity live

Price	-10% $843	-5% $779	+0% $715	+5% $651	+10% $587
Rent	-10% $516	-5% $615	+0% $715	+5% $814	+10% $914
Rate	-1.0pp $808	-0.5pp $762	base $715	+0.5pp $667	+1.0pp $618

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 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 West South St Unit a Rialto, CA	3.0	2.0	1275	$2,600	$2.04	44d	1	0.26mi
554 S Willow Ave Unit 1 Rialto, CA	3.0	1.0	993	$2,600	$2.62	44d	1	0.32mi
142 E Merrill Ave Rialto, CA	3.0	1.5	1120	$2,495	$2.23	44d	1	0.48mi
606 S Riverside Ave Rialto, CA	2.0–3.0	1.0–2.0	1034	$2,695	$2.61	0d	3	0.51mi
139 N Palm Ave Unit 1 Rialto, CA	2.0	2.0	1270	$2,250	$1.77	6d	1	0.54mi
204 N Orange Ave Rialto, CA	2.0	1.0	780	$1,875	$2.40	3d	1	0.61mi
215 N Spruce Ave Rialto, CA	2.0	2.0	1100	$2,150	$1.95	44d	1	0.82mi
1004 S Riverside Ave Unit A-3 Rialto, CA	3.0	2.5	1155	$2,750	$2.38	44d	1	0.89mi
1004 S Riverside Ave Rialto, CA	3.0	3.0	1155	$2,750	$2.38	44d	1	0.89mi
1031 S Cactus Ave Rialto, CA	1.0–3.0	1.0–2.0	1030	$2,307	$2.24	6d	1	0.90mi
210 N Beechwood Ave Rialto, CA	1.0–3.0	1.0–2.0	794	$2,072	$2.61	22d	7	0.97mi
1108 S Riverside Ave Rialto, CA	2.0	2.0	900	$1,900	$2.11	44d	1	1.01mi
1221 Yeager Ave Rialto, CA	3.0	3.0	1478	$3,300	$2.23	3d	1	1.11mi
2047 Greenbriar St Colton, CA	2.0	2.0	1032	$2,595	$2.51	44d	1	1.12mi
550 E Foothill Blvd Rialto, CA	1.0–3.0	1.0–2.0	874	$2,808	$3.21	6d	8	1.27mi
372 S Ironwood Ave Rialto, CA	2.0–3.0	2.0–2.5	1113	$2,704	$2.43	0d	6	1.42mi
1084 Jacaranda Rd Colton, CA	2.0	2.0	1032	$2,400	$2.33	44d	1	1.42mi
1531 W Rialto Ave Unit 807 Fontana, CA	2.0	1.0	821	$2,115	$2.58	25d	1	1.46mi

Listing history 23 events

1. 2026-06-21
   days on market $184,900 Active 163 DOM
2. 2026-06-18
   days on market $184,900 Active 160 DOM
3. 2026-06-17
   days on market $184,900 Active 159 DOM
4. 2026-06-16
   days on market $184,900 Active 158 DOM
5. 2026-06-15
   days on market $184,900 Active 157 DOM
6. 2026-06-13
   days on market $184,900 Active 155 DOM
7. 2026-06-13
   days on market $184,900 Active 154 DOM
8. 2026-06-09
   days on market $184,900 Active 151 DOM
9. 2026-06-08
   days on market $184,900 Active 150 DOM
10. 2026-06-07
    days on market $184,900 Active 149 DOM
11. 2026-06-04
    days on market $184,900 Active 146 DOM
12. 2026-06-03
    days on market $184,900 Active 145 DOM
13. 2026-06-02
    days on market $184,900 Active 144 DOM
14. 2026-06-01
    days on market $184,900 Active 143 DOM
15. 2026-05-31
    days on market $184,900 Active 142 DOM
16. 2026-04-29
    price $184,900 734-char remark

    Show marketing remark (734 chars)

    Welcome to Parque La Quinta an active and vibrant community, where you can find yourself in your dream home. We have a 2026 2 bed, 2 bath home for sale featuring 1123.20 sq ft of beautifully designed living space. Located in/near Rialto, this property offers the perfect blend of modern amenities and timeless charm. Located in the desirable Parque La Quinta, residents enjoy access to a range of premium amenities. Conveniently situated near schools, shopping, dining, metro train station, close to 10 and 210 freeway, you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this community has it all. Call today to schedule a tour! DBA: Decal: CAV220CA2542652A/B Dealer Number: 91126.

17. 2026-03-18
    price $189,900 734-char remark

    Show marketing remark (734 chars)

    Welcome to Parque La Quinta an active and vibrant community, where you can find yourself in your dream home. We have a 2026 2 bed, 2 bath home for sale featuring 1123.20 sq ft of beautifully designed living space. Located in/near Rialto, this property offers the perfect blend of modern amenities and timeless charm. Located in the desirable Parque La Quinta, residents enjoy access to a range of premium amenities. Conveniently situated near schools, shopping, dining, metro train station, close to 10 and 210 freeway, you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this community has it all. Call today to schedule a tour! DBA: Decal: CAV220CA2542652A/B Dealer Number: 91126.

18. 2026-03-05
    price $199,000 734-char remark

    Show marketing remark (734 chars)

    Welcome to Parque La Quinta an active and vibrant community, where you can find yourself in your dream home. We have a 2026 2 bed, 2 bath home for sale featuring 1123.20 sq ft of beautifully designed living space. Located in/near Rialto, this property offers the perfect blend of modern amenities and timeless charm. Located in the desirable Parque La Quinta, residents enjoy access to a range of premium amenities. Conveniently situated near schools, shopping, dining, metro train station, close to 10 and 210 freeway, you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this community has it all. Call today to schedule a tour! DBA: Decal: CAV220CA2542652A/B Dealer Number: 91126.

19. 2026-02-21
    price $212,000 734-char remark

    Show marketing remark (734 chars)

    Welcome to Parque La Quinta an active and vibrant community, where you can find yourself in your dream home. We have a 2026 2 bed, 2 bath home for sale featuring 1123.20 sq ft of beautifully designed living space. Located in/near Rialto, this property offers the perfect blend of modern amenities and timeless charm. Located in the desirable Parque La Quinta, residents enjoy access to a range of premium amenities. Conveniently situated near schools, shopping, dining, metro train station, close to 10 and 210 freeway, you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this community has it all. Call today to schedule a tour! DBA: Decal: CAV220CA2542652A/B Dealer Number: 91126.

20. 2026-02-03
    price $219,000 734-char remark

    Show marketing remark (734 chars)

    Welcome to Parque La Quinta an active and vibrant community, where you can find yourself in your dream home. We have a 2026 2 bed, 2 bath home for sale featuring 1123.20 sq ft of beautifully designed living space. Located in/near Rialto, this property offers the perfect blend of modern amenities and timeless charm. Located in the desirable Parque La Quinta, residents enjoy access to a range of premium amenities. Conveniently situated near schools, shopping, dining, metro train station, close to 10 and 210 freeway, you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this community has it all. Call today to schedule a tour! DBA: Decal: CAV220CA2542652A/B Dealer Number: 91126.

21. 2026-01-31
    status Active 734-char remark

    Show marketing remark (734 chars)

    Welcome to Parque La Quinta an active and vibrant community, where you can find yourself in your dream home. We have a 2026 2 bed, 2 bath home for sale featuring 1123.20 sq ft of beautifully designed living space. Located in/near Rialto, this property offers the perfect blend of modern amenities and timeless charm. Located in the desirable Parque La Quinta, residents enjoy access to a range of premium amenities. Conveniently situated near schools, shopping, dining, metro train station, close to 10 and 210 freeway, you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this community has it all. Call today to schedule a tour! DBA: Decal: CAV220CA2542652A/B Dealer Number: 91126.

22. 2026-01-30
    historical 734-char remark

    Show marketing remark (734 chars)

    Welcome to Parque La Quinta an active and vibrant community, where you can find yourself in your dream home. We have a 2026 2 bed, 2 bath home for sale featuring 1123.20 sq ft of beautifully designed living space. Located in/near Rialto, this property offers the perfect blend of modern amenities and timeless charm. Located in the desirable Parque La Quinta, residents enjoy access to a range of premium amenities. Conveniently situated near schools, shopping, dining, metro train station, close to 10 and 210 freeway, you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this community has it all. Call today to schedule a tour! DBA: Decal: CAV220CA2542652A/B Dealer Number: 91126.

23. 2026-01-08
    listed $229,900 Active 734-char remark

    Show marketing remark (734 chars)

    Welcome to Parque La Quinta an active and vibrant community, where you can find yourself in your dream home. We have a 2026 2 bed, 2 bath home for sale featuring 1123.20 sq ft of beautifully designed living space. Located in/near Rialto, this property offers the perfect blend of modern amenities and timeless charm. Located in the desirable Parque La Quinta, residents enjoy access to a range of premium amenities. Conveniently situated near schools, shopping, dining, metro train station, close to 10 and 210 freeway, you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this community has it all. Call today to schedule a tour! DBA: Decal: CAV220CA2542652A/B Dealer Number: 91126.

ⓘ 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 6 d/yr ≥102°F today · 18 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: $30,268
• − Mortgage interest: −$10,357
• − Property taxes: −$2,774
• − Insurance: −$924
• − Repairs & maintenance: −$2,421
• − Management: −$2,421
• − Depreciation: −$5,379
• Taxable income: $5,991
• Est. tax owed @ 24.0%: −$1,438
• After-tax cash flow: $7,140/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

-19.6% since first listed

8 events — show timeline

• 2026-04-29 Price Changed $184,900 Zillow
• 2026-03-18 Price Changed $189,900 Zillow
• 2026-03-05 Price Changed $199,000 Zillow
• 2026-02-21 Price Changed $212,000 Zillow
• 2026-02-03 Price Changed $219,000 Zillow
• 2026-01-31 Relisted — Zillow
• 2026-01-30 Delisted — Zillow
• 2026-01-08 Listed $229,900 Zillow

Property tax history

-1.3%/yr

Latest (2025): $118 · +1.8% YoY. Source: county tax records.