2139 E 4th St #13 · Ontario, CA 91764

$175,000

3 bd · 2.0 ba · 1,536 sqft · Manufactured public records · 321 Days on market

Built 1982 1,440 sqft lot Est $238k · 26% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

back on market!! property shows like a model! this is a must to see. corner unit - new carpet - freshly painted - very open floor plan - big kitchen - big living room and family room with fire place - central air and heater - there is a bar next to dining room and built in china - room for private patio set on the side - across from swimming - washer, dryer and refrigerator stays - located on the north side of swimming pool -

Key facts

• Guest parking
• Open floor plan
• Fitness center

Tags

• OPEN FLOOR PLAN
• GUEST PARKING
• SWIMMING POOL
• PLAY GROUND
• FITNESS CENTER
• LAUNDRY FACILITY

Property features AI

Finance

• Other: Lot size and living area sourced from assessor's data; Directions: between Vineyard Ave and Hellman Ave
• HOA & community: Land lease community (Park) with monthly land lease of $1,500; Manager approval required

Exterior

• Parking: Attached garage; 2 garage spaces; 2 carport spaces; 4 total parking spaces
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Mobile home remains on site; Mobile home dimensions approximately 24' x 60'; Located in Lamplighter Ontario Mobile Home Community
• Construction: Year built per public records
• Exterior features: Community pool; Close to clubhouse; Sidewalks; One shed on property

Interior

• Kitchen: Gas range; Gas oven
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: Open floor plan; One level (single-story); Entry on main level
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 2.7% in Ontario — 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 63/100 on livability (#435 in CA) — a middle-class / working-renter tenant base. Strengths: commute A-, housing B+; Watch: cost of living F, health & safety F.
• Cucamonga Elementary (suburban): math 28% / reading 42% proficiency, ranked #867 of 1,400 in CA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Rancho Cucamonga Middle (732 students, 64% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents soft (-0.3%/yr); 75 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $3,251/mo this rent would consume 48% of the median local household income ($82k/yr) (locally 3075% 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 $5k 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 + 0.0% rent growth), your $49k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 321 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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.
• Current owner paid $75k; list at $175k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 321 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. 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: 1.86% ✓
• Cap rate: 15.61%
• Cash-on-cash: 33.28%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $238,080
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2139 E 4th St #135	0.00mi	3/2.0	1,560 (+2%)	5mo	$268,323	$172	93
2139 E 4TH St #120	0.08mi	3/2.0	1,590 (+4%)	0mo	$147,000	$92	90
2139 E 4th St #85	0.00mi	3/2.0	1,512 (-2%)	23mo	$234,995	$155	78
2139 E 4th St #39	0.00mi	3/2.0	1,320 (-14%)	3mo	$185,000	$140	74

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 1.99×
• Total profit: $48,727
• Equity at exit: $26,093

10-year hold

• IRR: 30.9%
• Equity multiple: 3.39×
• Total profit: $117,272
• Equity at exit: $15,131

Cash invested: $49,000 (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 91764

• Rents YoY: -0.3%
• Active inventory: 75
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $3,251 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$683
• Net cashflow: $1,359

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 53%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1360 N Hacienda Dr Ontario, CA	4.0	3.0	1948	$3,800	$1.95	1d	1	0.27mi
1925 E Harvard Privado Unit C Ontario, CA	3.0	2.5	1540	$3,000	$1.95	1d	1	0.31mi
2000 Inland Empire Blvd Ontario, CA	3.0	1.0–2.0	808	$3,799	$4.70	1d	35	0.52mi
9143 W Rancho Park Cir Rancho Cucamonga, CA	4.0	3.0	2001	$3,200	$1.60	1d	1	0.61mi
9348 Greenbelt Pl Rancho Cucamonga, CA	4.0	3.0	1965	$3,500	$1.78	17d	1	0.68mi
1672 E Harvard Pl Unit B Ontario, CA	4.0	3.5	1959	$2,880	$1.47	1d	1	0.75mi
2615 E Date Palm Paseo Ontario, CA	1.0–3.0	1.0–2.0	937	$3,359	$3.58	1d	27	0.75mi
1725 E G St Ontario, CA	2.0–4.0	2.5–3.5	1100	$2,690	$2.45	1d	5	0.86mi
755 N Via Dolcetto Ontario, CA	2.0	2.5	1462	$3,140	$2.15	12d	1	0.94mi
2841 E Via Terrano Ontario, CA	4.0	2.5	1901	$3,500	$1.84	16d	1	0.94mi
1781 E D St Ontario, CA	3.0	2.5	1900	$3,800	$2.00	1d	1	0.95mi
1701 E D St Ontario, CA	1.0–3.0	1.0–2.0	993	$3,175	$3.20	1d	19	0.96mi
2830 E Via Fiano Ontario, CA	4.0	2.5	1749	$3,200	$1.83	1d	1	1.00mi
2830 E Via Fiano Ontario, CA	4.0	3.0	1750	$3,200	$1.83	14d	1	1.00mi
2904 E Via Fiano Ontario, CA	4.0	2.5	1749	$3,250	$1.86	21d	1	1.08mi
811 N Turner Ave Unit 7 Ontario, CA	2.0	2.5	1445	$3,200	$2.21	17d	1	1.24mi
1005 N Center Ave Ontario, CA	1.0–3.0	1.0–2.0	962	$3,353	$3.49	1d	21	1.25mi
8739 Pine Crest Pl Rancho Cucamonga, CA	2.0	1.5	1179	$2,700	$2.29	1d	1	1.33mi
713 N Corvette Dr Unit 1 Ontario, CA	3.0	1.5	1350	$3,200	$2.37	10d	1	1.33mi
713 N Corvette Dr Unit 3 Ontario, CA	3.0	1.5	1250	$2,900	$2.32	2d	1	1.33mi
8731 Pine Crest Pl Rancho Cucamonga, CA	2.0	1.5	1179	$2,995	$2.54	2d	1	1.34mi
8445 Chaffee St Rancho Cucamonga, CA	4.0	2.0	1438	$3,300	$2.29	14d	1	1.38mi
8555 Sandalwood Ct Rancho Cucamonga, CA	3.0	2.0	1400	$3,375	$2.41	1d	1	1.43mi

Listing history 23 events

1. 2026-06-18
   days on market $175,000 Active 321 DOM
2. 2026-06-17
   days on market $175,000 Active 320 DOM
3. 2026-06-16
   days on market $175,000 Active 319 DOM
4. 2026-06-15
   days on market $175,000 Active 318 DOM
5. 2026-06-13
   days on market $175,000 Active 316 DOM
6. 2026-06-13
   days on market $175,000 Active 315 DOM
7. 2026-06-09
   days on market $175,000 Active 312 DOM
8. 2026-06-08
   days on market $175,000 Active 311 DOM
9. 2026-06-07
   days on market $175,000 Active 310 DOM
10. 2026-06-04
    days on market $175,000 Active 307 DOM
11. 2026-06-03
    days on market $175,000 Active 306 DOM
12. 2026-06-02
    days on market $175,000 Active 305 DOM
13. 2026-06-01
    days on market $175,000 Active 304 DOM
14. 2026-05-31
    days on market $175,000 Active 303 DOM
15. 2025-08-01
    listed $175,000 Active
16. 2007-04-23
    soldstatus $75,000 430-char remark

    Show marketing remark (430 chars)

    back on market!! property shows like a model! this is a must to see. corner unit - new carpet - freshly painted - very open floor plan - big kitchen - big living room and family room with fire place - central air and heater - there is a bar next to dining room and built in china - room for private patio set on the side - across from swimming - washer, dryer and refrigerator stays - located on the north side of swimming pool -

17. 2006-12-01
    listed $79,500 430-char remark

    Show marketing remark (430 chars)

    back on market!! property shows like a model! this is a must to see. corner unit - new carpet - freshly painted - very open floor plan - big kitchen - big living room and family room with fire place - central air and heater - there is a bar next to dining room and built in china - room for private patio set on the side - across from swimming - washer, dryer and refrigerator stays - located on the north side of swimming pool -

18. 2001-12-30
    historical
19. 2001-08-30
    listed $45,000
20. 2001-08-10
    historical
21. 2001-05-10
    listed $45,000
22. 2001-04-30
    historical
23. 2000-11-03
    listed $45,000

ⓘ 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 (shaded) · 69% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 23 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,015
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$3,121
• − Management: −$3,121
• − Depreciation: −$5,091
• Taxable income: $14,379
• Est. tax owed @ 24.0%: −$3,451
• After-tax cash flow: $12,859/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: Cucamonga Elementary
• NCES district ID: 0616300
• Math proficiency: 28% ▬ 0.00%
• Reading proficiency: 42% ▲ 1.00%
• Median HH income: $55,067
• Composite: 33.44/100
• National rank: #10539
• State rank: #867 of 1400 in CA

Livability — Ontario

• Score: 63/100
• State rank: #435
• US rank: #14949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ontario, CA
• County: San Bernardino County · 2,030,291 people
• City population: 183,440
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 56,270
• Household income: $81,762
• Rent vs Own: 54.9% rent · 45.1% own
• Severe rent burden: 3075.0

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 (70%)
• Race & ethnicity: Hispanic / Latino 70% Two or more races 26% White 12% Black 8% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Italian 1% Romanian 1% Serbian 1%
• Foreign-born: 28% · Canada, China, Vietnam
• Languages at home: 44% English-only · Spanish 50% Chinese 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: ▼ -571.87%
• Current HPI: 456.8173
• Rent YoY: ▼ -0.27%
• 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

+288.9% since first listed

9 events — show timeline

• 2025-08-01 Listed $175,000 CRMLS
• 2007-04-23 Sold (MLS) $75,000 CRMLS
• 2006-12-01 Listed $79,500 CRMLS
• 2001-12-30 Listing Removed — CRMLS
• 2001-08-30 Listed $45,000 CRMLS
• 2001-08-10 Listing Removed — CRMLS
• 2001-05-10 Listed $45,000 CRMLS
• 2001-04-30 Listing Removed — CRMLS
• 2000-11-03 Listed $45,000 CRMLS

Property tax history

+0.1%/yr

Latest (2025): $161 · +0.8% YoY. Source: county tax records.