17455 Marygold Ave #21 · Fontana, CA 92316

$139,000

2 bd · 2.0 ba · 1,320 sqft · Manufactured public records · 17 Days on market

Built 1980 Est $182k · 24% 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
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully remodeled manufactured home located in a desirable 55+ SENIOR COMMUNITY. This spacious home features 2 bedrooms, 2 full bathrooms, and an additional versatile room that can be used as a home office, dinning area, hobby room or guest space . The open concept floor plan offers a bright and inviting living area, perfect for entertaining and everyday living. Recent upgrades include fresh interior and exterior paint, new carpet, new laminate flooring, and modern finishes throughout. The completely renovated kitchen comes equipped with a refrigerator and stove, making this home truly move in ready. Conveniently located near shopping centers, Kaiser Hospital, and the 10

Key facts

• Versatile room
• Renovated kitchen
• Move in ready

Tags

• REMODELED MANUFACTURED HOME
• VERSATILE ROOM
• OPEN CONCEPT FLOOR PLAN
• RENOVATED KITCHEN
• MOVE IN READY
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Living area source: Public records; Location coordinates available
• HOA & community: Senior community; Manager approval required; Pets allowed with breed restrictions; Land lease $999 annually (park provided)

Exterior

• Parking: Attached carport; Has parking; Park name: Bird Of Paradise MHE
• Utilities: District/public water; Septic (type unknown); Natural gas available; Electricity available; Cable available
• Home design: Single-story mobile home (Brookwood model, double body); Mobile home remains on site; Turnkey condition; Entry level: 1; Facing/levels: One
• Construction: Mobile home width 24 ft, length 60 ft; Total stories: 1; Year built source: Public records
• Exterior features: Community pool; Close to clubhouse; Dog park; Street lighting

Interior

• Kitchen: Gas cooktop; Refrigerator; Kitchen open to family room
• Bedrooms: Entry level: 1
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Bathtub
• Heating & cooling: Central furnace heating; Evaporative cooling
• Interior features: Brick walls; Open floor plan; Bonus room; One level entry
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $139k).
• Recommended offer: $137k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.2% vs local median 3.2% in Fontana — 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 64/100 on livability (#415 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A-, employment A-; Watch: schools F, amenities F, cost of living F.
• Colton Joint Unified (suburban): math 16% / reading 38% proficiency, ranked #373 of 517 in CA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 44 active listings in the ZIP; 8 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 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 + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,915 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.89% ✓
• Cap rate: 17.21%
• Cash-on-cash: 38.99%
• DSCR: 2.73
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $182,160
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17377 valley Blvd #43	0.34mi	3/2.0 (+1)	1,326 (+0%)	7mo	$222,500	$168	72
17400 Valley Blvd #55	0.18mi	3/2.0 (+1)	1,344 (+2%)	14mo	$200,000	$149	72
17400 Valley Blvd #24	0.18mi	3/2.0 (+1)	1,344 (+2%)	17mo	$186,000	$138	69
17333 Valley Unit 33 E	0.33mi	3/2.0 (+1)	1,344 (+2%)	13mo	$169,900	$126	66
17400 Valley Blvd #50	0.18mi	3/2.0 (+1)	1,440 (+9%)	8mo	$175,000	$122	65
17333 Valley Blvd #81	0.40mi	3/2.0 (+1)	1,440 (+9%)	3mo	$130,000	$90	59
17860 Taylor Ave	0.60mi	3/2.0 (+1)	1,248 (-6%)	2mo	$508,000	$407	56
17400 Valley Blvd #57	0.18mi	3/2.0 (+1)	1,440 (+9%)	19mo	$142,000	$99	56
17333 Valley Blvd	0.40mi	2/2.0	1,440 (+9%)	13mo	$137,000	$95	55
17377 Valley Blvd #53	0.34mi	3/2.0 (+1)	1,200 (-9%)	22mo	$207,000	$173	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.2%
• Equity multiple: 2.49×
• Total profit: $57,968
• Equity at exit: $20,725

10-year hold

• IRR: 41.9%
• Equity multiple: 4.96×
• Total profit: $153,987
• Equity at exit: $12,018

Cash invested: $38,920 (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 92316

• Home prices YoY: -34.1%
• Active inventory: 44
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,634 high
• Mortgage (P&I): −$729
• Tax from tax record: −$29 /mo · $352/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $1,265

Break-even live

Break-even rent $1,033

Max offer price $139,000

Occupancy floor 47%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17055 San Bernardino Ave Fontana, CA	3.0	2.0	1630	$3,350	$2.06	44d	1	0.53mi
16970 Marygold Ave Fontana, CA	2.0	2.0	1045	$2,275	$2.18	20d	2	0.61mi
16770 San Bernardino Ave Fontana, CA	2.0	1.5	968	$2,275	$2.35	24d	2	0.91mi
16770 San Bernardino Ave Unit 19B Fontana, CA	2.0	1.5	968	$2,350	$2.43	44d	1	0.91mi
8996 Newport Ave Fontana, CA	3.0	2.0	1505	$3,350	$2.23	2d	1	1.26mi
8969 Newport Ave Apt 204 Fontana, CA	2.0	2.0	1050	$2,195	$2.09	22d	1	1.27mi
9064 Olive St Unit H Fontana, CA	2.0	1.5	1100	$2,175	$1.98	44d	1	1.33mi
9223 Cypress Ave Unit 203 Fontana, CA	2.0	1.5	1008	$2,550	$2.53	5d	1	1.41mi

Listing history 13 events

1. 2026-06-18
   days on market $139,000 Active 17 DOM
2. 2026-06-17
   days on market $139,000 Active 16 DOM
3. 2026-06-16
   days on market $139,000 Active 15 DOM
4. 2026-06-15
   days on market $139,000 Active 14 DOM
5. 2026-06-13
   days on market $139,000 Active 12 DOM
6. 2026-06-13
   days on market $139,000 Active 11 DOM
7. 2026-06-09
   days on market $139,000 Active 8 DOM
8. 2026-06-08
   days on market $139,000 Active 7 DOM
9. 2026-06-07
   days on market $139,000 Active 6 DOM
10. 2026-06-04
    days on market $139,000 Active 3 DOM
11. 2026-06-03
    days on market $139,000 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $139,000 Active 1 DOM

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $352 · $29/mo
• Projected year-2 tax: $1,056 · $88/mo
• Expected delta: +$704/yr (+$59/mo · 200.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°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: $31,606
• − Mortgage interest: −$7,786
• − Property taxes: −$352
• − Insurance: −$695
• − Repairs & maintenance: −$2,528
• − Management: −$2,528
• − Depreciation: −$4,044
• Taxable income: $13,672
• Est. tax owed @ 24.0%: −$3,281
• After-tax cash flow: $11,893/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: Colton Joint Unified
• NCES district ID: 0609390
• Math proficiency: 16% ▼ -9.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $51,178
• Composite: 23.74/100
• National rank: #7820
• State rank: #373 of 517 in CA

Livability — Fontana

• Score: 64/100
• State rank: #415
• US rank: #14177

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fontana, CA
• City population: 203,028
• Population (ZIP): 31,909

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 (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 24% White 12% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 76%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 25% · Canada, Jamaica
• Languages at home: 34% English-only · Spanish 64% Arabic 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: ▼ -250.05%
• Current HPI: 483.5611
• Rent YoY: —
• Metro: —
• 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

+1058.3% since first listed

7 events — show timeline

• 2026-06-01 Listed $139,000 CRMLS
• 2015-07-01 Listing Removed — CRMLS
• 2015-06-03 Price Changed $9,000 CRMLS
• 2015-06-03 Price Changed $10,000 CRMLS
• 2015-05-16 Relisted — CRMLS
• 2015-05-06 Pending — CRMLS
• 2015-04-18 Listed $12,000 CRMLS

Property tax history

-0.9%/yr

Latest (2014): $352 · -2.2% YoY. Source: county tax records.