1456 E Philadelphia #161 · Ontario, CA 91761

$179,999

2 bd · 2.0 ba · 1,536 sqft · Manufactured public records · 50 Days on market

Built 1982 1,536 sqft lot Est $147k · 22% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your beautifully upgraded home in Rancho Ontario’s 55+ Senior Community! This charming home offers 3 bedrooms, 2 bathrooms, and 1,440 sq. ft. of comfortable living space. Enjoy the convenience of a private carport and a covered patio for relaxation or entertaining. As part of this vibrant community, you'll have access to a sparkling pool, a brand-new clubhouse, and well-maintained common areas. Conveniently located near shopping, dining, and entertainment, this home is ideal for downsizing in style. Don’t miss out! Rancho Ontario Mobile Home Park offers a swimming pool, spa, sauna, sports courts, a fitness center, a clubhouse, and social activities—everything you need for a vibrant lifestyle!

Key facts

• 1,536 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Located in Rancho Ontario park (Park Name: Rancho Ontario)
• Financial info: Manager approval required
• HOA & community: Part of Rancho Ontario association; Association amenities include clubhouse, meeting/banquet facilities, billiard room, multipurpose/recreational room, tennis, pickleball, dog park; Pets permitted; Senior community; Rent includes association dues; Land lease (current): monthly

Exterior

• Parking: 2 garage spaces; 2 carport spaces; Driveway — total 4 parking spaces
• Security: Gated community with automatic gate; Resident manager
• Utilities: Public sewer; District/public water; Natural gas connected; Sewer connected; Water connected
• Home design: Mobile home (model 113) — mobile home remains on site; Single-story; Entry level: 1; Updated / remodeled condition
• Construction: Year built: public records; Mobile dimensions approximately 12' x 64'
• Exterior features: Covered front porch; Front porch; Open patio; Patio; Deck; Association pool; Association spa

Interior

• Kitchen: Remodeled kitchen
• Bedrooms: Primary bedroom; All bedrooms on main level
• Bathrooms: 2 full bathrooms; Remodeled bathrooms
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: High ceilings (9 feet+); Open floor plan; One-level living; Front door entry
• Laundry & utility: Washer hookup; Gas dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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: schools F, cost of living F, health & safety F.
• Ontario-Montclair (urban): math 35% / reading 44% proficiency, ranked #731 of 1,400 in CA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.4%/yr); 314 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 36% of the median local income ($101k/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 $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 + 2.4% rent growth), your $50k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $174,599 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.67% ✓
• Cap rate: 13.79%
• Cash-on-cash: 26.79%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $147,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1456 E Philadelphia #24	0.00mi	2/2.0	1,536 (0%)	5mo	$130,000	$85	96
1456 E Philadelphia St Spc 424	0.00mi	3/2.0 (+1)	1,536 (0%)	2mo	$80,000	$52	93
1456 E Philadelphia St Spc 390	0.00mi	3/2.0 (+1)	1,469 (-4%)	1mo	$180,000	$123	87
1456 E Philadelphia #372	0.00mi	3/2.0 (+1)	1,600 (+4%)	2mo	$96,000	$60	86
1456 E Philadelphia St Spc 444	0.00mi	3/2.0 (+1)	1,560 (+2%)	11mo	$150,000	$96	83
1456 E Philadelphia #2	0.00mi	3/2.0 (+1)	1,425 (-7%)	3mo	$187,000	$131	80
1456 E Philadelphia St #230	0.00mi	3/2.0 (+1)	1,495 (-3%)	15mo	$120,000	$80	78
1456 E Philadelphia St #101	0.00mi	3/2.0 (+1)	1,602 (+4%)	15mo	$186,000	$116	76
1456 E PHILADELPHIA St #431	0.00mi	3/2.0 (+1)	1,617 (+5%)	16mo	$148,000	$92	73
1456 E Philadelphia St #300	0.00mi	3/2.0 (+1)	1,440 (-6%)	15mo	$164,900	$115	72
1456 E Philadelphia St Spc 344	0.00mi	3/2.0 (+1)	1,670 (+9%)	12mo	$140,000	$84	70
1456 E Philadelphia St Spc 320	0.00mi	3/2.0 (+1)	1,740 (+13%)	14mo	$195,000	$112	61

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 · 2.39% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 1.81×
• Total profit: $40,714
• Equity at exit: $26,838

10-year hold

• IRR: 27.8%
• Equity multiple: 3.39×
• Total profit: $120,503
• Equity at exit: $15,563

Cash invested: $50,400 (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 91761

• Rents YoY: 2.4%
• Active inventory: 314
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,999 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $1,125

Break-even live

Break-even rent $1,575

Max offer price $179,999

Occupancy floor 57%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 E Philadelphia St Ontario, CA	1.0–2.0	1.0–2.0	904	$3,207	$3.55	1d	12	0.47mi
2432 S Garfield Pl Ontario, CA	3.0	2.0	1118	$3,150	$2.82	1d	1	0.66mi
2631 S Cucamonga Ave Ontario, CA	3.0	2.5	1726	$3,400	$1.97	43d	1	0.71mi
2042 S Bon View Ave Unit C Ontario, CA	2.0	2.5	1364	$2,700	$1.98	1d	1	0.85mi
629 E Madeleine Privado Ontario, CA	3.0	2.5	1465	$3,350	$2.29	43d	1	1.29mi
629 E Madeleine Privado Ontario, CA	3.0	2.5	1465	$3,250	$2.22	21d	1	1.29mi

Listing history 31 events

1. 2026-06-18
   days on market $179,999 Active 50 DOM
2. 2026-06-17
   days on market $179,999 Active 49 DOM
3. 2026-06-16
   days on market $179,999 Active 48 DOM
4. 2026-06-15
   days on market $179,999 Active 47 DOM
5. 2026-06-13
   days on market $179,999 Active 45 DOM
6. 2026-06-13
   days on market $179,999 Active 44 DOM
7. 2026-06-09
   days on market $179,999 Active 41 DOM
8. 2026-06-08
   days on market $179,999 Active 40 DOM
9. 2026-06-07
   days on market $179,999 Active 39 DOM
10. 2026-06-04
    days on market $179,999 Active 36 DOM
11. 2026-06-03
    days on market $179,999 Active 35 DOM
12. 2026-06-02
    days on market $179,999 Active 34 DOM
13. 2026-06-01
    days on market $179,999 Active 33 DOM
14. 2026-05-31
    days on market $179,999 Active 32 DOM
15. 2026-05-22
    price $179,999
16. 2026-04-29
    listed $189,900 Active
17. 2025-05-02
    soldstatus $150,000 Closed Sale 731-char remark

    Show marketing remark (731 chars)

    Welcome to your beautifully upgraded home in Rancho Ontario’s 55+ Senior Community! This charming home offers 3 bedrooms, 2 bathrooms, and 1,440 sq. ft. of comfortable living space. Enjoy the convenience of a private carport and a covered patio for relaxation or entertaining. As part of this vibrant community, you'll have access to a sparkling pool, a brand-new clubhouse, and well-maintained common areas. Conveniently located near shopping, dining, and entertainment, this home is ideal for downsizing in style. Don’t miss out! Rancho Ontario Mobile Home Park offers a swimming pool, spa, sauna, sports courts, a fitness center, a clubhouse, and social activities—everything you need for a vibrant lifestyle!

18. 2025-04-17
    status Pending Sale 731-char remark

    Show marketing remark (731 chars)

    Welcome to your beautifully upgraded home in Rancho Ontario’s 55+ Senior Community! This charming home offers 3 bedrooms, 2 bathrooms, and 1,440 sq. ft. of comfortable living space. Enjoy the convenience of a private carport and a covered patio for relaxation or entertaining. As part of this vibrant community, you'll have access to a sparkling pool, a brand-new clubhouse, and well-maintained common areas. Conveniently located near shopping, dining, and entertainment, this home is ideal for downsizing in style. Don’t miss out! Rancho Ontario Mobile Home Park offers a swimming pool, spa, sauna, sports courts, a fitness center, a clubhouse, and social activities—everything you need for a vibrant lifestyle!

19. 2025-03-31
    listed $159,888 Active 731-char remark

    Show marketing remark (731 chars)

    Welcome to your beautifully upgraded home in Rancho Ontario’s 55+ Senior Community! This charming home offers 3 bedrooms, 2 bathrooms, and 1,440 sq. ft. of comfortable living space. Enjoy the convenience of a private carport and a covered patio for relaxation or entertaining. As part of this vibrant community, you'll have access to a sparkling pool, a brand-new clubhouse, and well-maintained common areas. Conveniently located near shopping, dining, and entertainment, this home is ideal for downsizing in style. Don’t miss out! Rancho Ontario Mobile Home Park offers a swimming pool, spa, sauna, sports courts, a fitness center, a clubhouse, and social activities—everything you need for a vibrant lifestyle!

20. 2025-02-07
    historical 318-char remark

    Show marketing remark (318 chars)

    INVESTORS DELIGHT!!!!! CANYON CREST MODEL GREAT FLOOR PLAN, FIREPLACE, 3 BEDROOMS AND 2 BATHS. MASTER ON ONE SIDE, 2 BEDROOMS, ON THE OTHER SIDE. CLOSE TO DOG PARKS, AND PICKLE BALL COURTS, REMODELED CLUBHOUSE, HEATED SWIMMING POOL. 2 JACUZZIES. LARGE LAUNDRY WITH WHIRLPOOL WASHER, AND A DRYER. ALL FURNISHINGS CAN GO

21. 2025-02-05
    soldstatus $48,500 Closed 318-char remark

    Show marketing remark (318 chars)

    INVESTORS DELIGHT!!!!! CANYON CREST MODEL GREAT FLOOR PLAN, FIREPLACE, 3 BEDROOMS AND 2 BATHS. MASTER ON ONE SIDE, 2 BEDROOMS, ON THE OTHER SIDE. CLOSE TO DOG PARKS, AND PICKLE BALL COURTS, REMODELED CLUBHOUSE, HEATED SWIMMING POOL. 2 JACUZZIES. LARGE LAUNDRY WITH WHIRLPOOL WASHER, AND A DRYER. ALL FURNISHINGS CAN GO

22. 2025-02-05
    soldstatus $48,500 Closed Sale

    Show marketing remark (318 chars)

    INVESTORS DELIGHT!!!!! CANYON CREST MODEL GREAT FLOOR PLAN, FIREPLACE, 3 BEDROOMS AND 2 BATHS. MASTER ON ONE SIDE, 2 BEDROOMS, ON THE OTHER SIDE. CLOSE TO DOG PARKS, AND PICKLE BALL COURTS, REMODELED CLUBHOUSE, HEATED SWIMMING POOL. 2 JACUZZIES. LARGE LAUNDRY WITH WHIRLPOOL WASHER, AND A DRYER. ALL FURNISHINGS CAN GO

23. 2025-01-22
    historical 318-char remark

    Show marketing remark (318 chars)

    INVESTORS DELIGHT!!!!! CANYON CREST MODEL GREAT FLOOR PLAN, FIREPLACE, 3 BEDROOMS AND 2 BATHS. MASTER ON ONE SIDE, 2 BEDROOMS, ON THE OTHER SIDE. CLOSE TO DOG PARKS, AND PICKLE BALL COURTS, REMODELED CLUBHOUSE, HEATED SWIMMING POOL. 2 JACUZZIES. LARGE LAUNDRY WITH WHIRLPOOL WASHER, AND A DRYER. ALL FURNISHINGS CAN GO

24. 2025-01-22
    status Pending Sale

    Show marketing remark (318 chars)

    INVESTORS DELIGHT!!!!! CANYON CREST MODEL GREAT FLOOR PLAN, FIREPLACE, 3 BEDROOMS AND 2 BATHS. MASTER ON ONE SIDE, 2 BEDROOMS, ON THE OTHER SIDE. CLOSE TO DOG PARKS, AND PICKLE BALL COURTS, REMODELED CLUBHOUSE, HEATED SWIMMING POOL. 2 JACUZZIES. LARGE LAUNDRY WITH WHIRLPOOL WASHER, AND A DRYER. ALL FURNISHINGS CAN GO

25. 2024-12-19
    status Active
26. 2024-12-03
    status Pending Sale
27. 2024-11-23
    price $53,000
28. 2024-11-17
    listed $53,000 318-char remark

    Show marketing remark (318 chars)

    INVESTORS DELIGHT!!!!! CANYON CREST MODEL GREAT FLOOR PLAN, FIREPLACE, 3 BEDROOMS AND 2 BATHS. MASTER ON ONE SIDE, 2 BEDROOMS, ON THE OTHER SIDE. CLOSE TO DOG PARKS, AND PICKLE BALL COURTS, REMODELED CLUBHOUSE, HEATED SWIMMING POOL. 2 JACUZZIES. LARGE LAUNDRY WITH WHIRLPOOL WASHER, AND A DRYER. ALL FURNISHINGS CAN GO

29. 2024-11-17
    listed $69,900 Active

    Show marketing remark (318 chars)

    INVESTORS DELIGHT!!!!! CANYON CREST MODEL GREAT FLOOR PLAN, FIREPLACE, 3 BEDROOMS AND 2 BATHS. MASTER ON ONE SIDE, 2 BEDROOMS, ON THE OTHER SIDE. CLOSE TO DOG PARKS, AND PICKLE BALL COURTS, REMODELED CLUBHOUSE, HEATED SWIMMING POOL. 2 JACUZZIES. LARGE LAUNDRY WITH WHIRLPOOL WASHER, AND A DRYER. ALL FURNISHINGS CAN GO

30. 2003-04-08
    soldstatus $42,000
31. 2003-01-24
    listed $42,000

ⓘ 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 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 23 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,987
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,879
• − Management: −$2,879
• − Depreciation: −$5,236
• Taxable income: $11,310
• Est. tax owed @ 24.0%: −$2,714
• After-tax cash flow: $10,788/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: Ontario-Montclair
• NCES district ID: 0628470
• Math proficiency: 35% ▲ 4.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $50,668
• Composite: 36.57/100
• National rank: #9282
• State rank: #731 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): 62,935
• Household income: $100,578
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 1853.0

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 23% White 15% Asian 9% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Iranian 1% Lithuanian 1% Italian 1%
• Foreign-born: 24% · Canada, China, Vietnam
• Languages at home: 51% English-only · Spanish 41% Chinese 3% 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: ▼ -374.91%
• Current HPI: 400.5674
• Rent YoY: ▲ 2.39%
• 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

+328.6% since first listed

17 events — show timeline

• 2026-05-22 Price Changed $179,999 CRMLS
• 2026-04-29 Listed $189,900 CRMLS
• 2025-05-02 Sold (MLS) $150,000 CRMLS
• 2025-04-17 Pending — CRMLS
• 2025-03-31 Listed $159,888 CRMLS
• 2025-02-07 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-02-05 Sold (MLS) $48,500 CRMLS
• 2025-02-05 Sold (MLS) $48,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-01-22 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-01-22 Pending — CRMLS
• 2024-12-19 Relisted — CRMLS
• 2024-12-03 Pending — CRMLS
• 2024-11-23 Price Changed $53,000 CRMLS
• 2024-11-17 Listed $69,900 CRMLS
• 2024-11-17 Listed $53,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2003-04-08 Sold (MLS) $42,000 CRMLS
• 2003-01-24 Listed $42,000 CRMLS

Property tax history

+0.1%/yr

Latest (2025): $353 · +0.3% YoY. Source: county tax records.