31816 Avenue · Yucaipa, CA 92399

$249,000

3 bd · 2.0 ba · 1,630 sqft · SingleFamily · 17 Days on market

Built 1973 Good condition

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Why this score? — see what drove the D 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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.0/10.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the beautifully maintained, family friendly, CRAFTON HILLS MOBILE ESTATES. Scenic Mountain Views with (Rent controlled) Low space rent ( $445 month ). This is a desirable area, (everything near by) Several restaurants within walking distance, (Star bucks, In-N-Out, Panera, BUFFALO wild wings, Bakers. Completely remodeled manufactured home in a Family Park, on a corner lot. Close to shopping, Trader Joes, car wash, This is an Open Floor Plan with a large living room & spacious master suite. Separate laundry room. New water heater installed 2025. Newly renovated kitchen. All exterior windows upgraded to dual pane. Shudders in kitchen & master suite. Flooring upgraded.

Key facts

• Open floor plan
• Low space rent
• New water heater

Tags

• SCENIC MOUNTAIN VIEWS
• LOW SPACE RENT
• CORNER LOT
• OPEN FLOOR PLAN
• SEPARATE LAUNDRY ROOM
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $59 ($713/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (9.5% below list).
• Recommended offer: $225k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.7% in Yucaipa — 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 66/100 on livability (#334 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+; Watch: health & safety D, amenities F, cost of living F.
• Yucaipa-Calimesa Joint Unified (suburban): math 32% / reading 55% proficiency, ranked #195 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ridgeview Elementary (548 students, 67% FRL); Park View Middle (983 students, 64% FRL); Yucaipa High (math 33% / reading 55%, grade F, #458 of 1,170 statewide, top 39%, 2,830 students, 56% FRL) — zoned schools average 62% FRL vs 41% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.3%/yr); 209 active listings in the ZIP; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 10→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,342 (9.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.38×
• Total profit: $-43,134
• Equity at exit: $37,127

10-year hold

• IRR: -17.6%
• Equity multiple: 0.17×
• Total profit: $-58,070
• Equity at exit: $21,529

Cash invested: $69,720 (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 92399

• Rents YoY: -1.3%
• Active inventory: 209
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,253 medium
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $59

Break-even live

Break-even rent $2,178

Max offer price $249,000

Occupancy floor 92%

Sensitivity live

Price	-10% $232	-5% $145	+0% $59	+5% $-27	+10% $-113
Rent	-10% $-119	-5% $-30	+0% $59	+5% $148	+10% $237
Rate	-1.0pp $185	-0.5pp $123	base $59	+0.5pp $-5	+1.0pp $-71

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $249,000 Active 17 DOM
2. 2026-06-18
   days on market $249,000 Active 14 DOM
3. 2026-06-17
   days on market $249,000 Active 13 DOM
4. 2026-06-16
   days on market $249,000 Active 12 DOM
5. 2026-06-15
   days on market $249,000 Active 11 DOM
6. 2026-06-13
   days on market $249,000 Active 9 DOM
7. 2026-06-13
   days on market $249,000 Active 8 DOM
8. 2026-06-09
   days on market $249,000 Active 5 DOM
9. 2026-06-08
   days on market $249,000 Active 4 DOM
10. 2026-06-07
    days on market $249,000 Active 3 DOM
11. 2026-06-04
    remarks 691-char remark
12. 2026-06-04
    listed $249,000 Active 1 DOM

ⓘ 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 10/10 Extreme
• 🌡 Heat 6/10 Major 10 d/yr ≥93°F today · 28 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 37 unhealthy d/yr today · 43 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,041
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,163
• − Management: −$2,163
• − Depreciation: −$7,244
• Taxable loss: −$3,457
• Est. tax savings @ 24.0%: +$830
• After-tax cash flow: $1,543/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This beautifully maintained mobile home in Crafton Hills Estates offers a good condition with recent renovations and upgrades, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances both resale and rental appeal.
• Both New flooring in bathrooms and kitchen — Improves both resale and rental appeal.
• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics, improving both resale and rental appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances both resale and rental appeal. ↑
• Both New flooring in bathrooms and kitchen — Improves both resale and rental appeal. ↑
• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics, improving both resale and rental appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Yucaipa-Calimesa Joint Unified
• NCES district ID: 0643560
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 55% ▲ 6.00%
• Median HH income: $58,243
• Composite: 38.09/100
• National rank: #4277
• State rank: #195 of 517 in CA

Livability — Yucaipa

• Score: 66/100
• State rank: #334
• US rank: #11542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yucaipa, CA
• County: San Bernardino County · 2,030,291 people
• City population: 55,366
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 55,366
• Household income: $92,440
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1110.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 55% Hispanic / Latino 36% Two or more races 15% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 77% English-only · Spanish 19% Other Indo-European 1% Other Asian/Pacific 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: ▼ -632.71%
• Current HPI: 353.4762
• Rent YoY: ▼ -1.27%
• 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

1 event — show timeline

• 2026-06-04 Listed $249,000 ForSaleByOwner.com