9800 Base Line Rd #70 · Rancho Cucamonga, CA 91701

$180,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 45 Days on market

Built 1977 Est $176k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.5/15.0
• Schools +5.8/10.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, Location, Location! You will not want to miss the opportunity to own this bright and lovely 2 bedroom, 2 bath, 1344 sq. ft. mobile home located in the highly sought after 55+ Senior Community of Ramona Village Estates. As you enter through the front door you will be greeted by freshly installed carpeting and a spacious living room/dining room area. The family room is a great space to spend time reading a book or enjoying your favorite TV program. The sliding glass door from the family room leads to a covered patio area where you can entertain additional guests. The park amenities offers a large club house with gym, recreation room, banquet facilities, pool, hot tub, small sauna, picnic area and bbq area. There is also a small area for your four legged friends. This home is move in ready and will not last long on the market.

Key facts

• Open floor plan
• Clubhouse
• Indoor laundry room

Tags

• OPEN FLOOR PLAN
• WRAP AROUND BREAKFAST BAR
• INDOOR LAUNDRY ROOM
• EASY ACCESS WALK-IN SHOWER
• RESORT-STYLE AMENITIES
• CLUBHOUSE

Property features AI

Finance

• Other: Park name: Ramona Villa; Access via paved city streets; Directions: East of Archibald Ave; West of Haven Ave.
• Financial info: Land lease amount collected by park
• HOA & community: Senior community; Community clubhouse; Community gym/exercise room; Community pool and spa; Park on site; Manager approval required; Pets allowed with breed restrictions; Land lease (monthly)

Exterior

• Parking: Attached carport with 2 parking spaces; Public parking available
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected
• Home design: Mobile home (Villa West model, 24 x 56) remains on site; Turnkey condition; Single-story; South-facing
• Construction: Aluminum construction materials; Foam and metal roof; Raised foundation with pier jacks; Two sheds
• Exterior features: Porch; Landscaped yard; In-ground community pool; Two sheds; Aluminum skirt

Interior

• Kitchen: Gas cooktop; Gas oven; Microwave; Refrigerator; Gas water heater
• Bedrooms: All bedrooms on main floor; Main floor bedroom
• Flooring: Vinyl; Carpet; Wood
• Bathrooms: One full bathroom; One 3/4 bathroom; Shower in tub
• Heating & cooling: Central furnace heating; Central cooling
• Interior features: Partially furnished; Ceiling fan; Mirrored closet doors; One-level home; Front and side entry; In-ground community spa
• Laundry & utility: Laundry in individual 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 ($12k/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 13.0% vs local median 2.7% in Rancho Cucamonga — 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 70/100 on livability (#237 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A, housing A-; Watch: amenities D+, health & safety D, cost of living F.
• Alta Loma Elementary (suburban): math 58% / reading 68% proficiency, ranked #162 of 1,400 in CA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.7%/yr); 61 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $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 + 4.7% 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 45 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.58% ✓
• Cap rate: 13.00%
• Cash-on-cash: 23.96%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $176,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9800 Baseline Rd #82	0.00mi	2/2.0	1,440 (+7%)	3mo	$148,500	$103	85
9800 Baseline Rd #62	0.15mi	2/2.0	1,296 (-4%)	3mo	$150,000	$116	85
9800 Baseline Rd #76	0.10mi	2/2.0	1,440 (+7%)	2mo	$125,000	$87	82
10210 Baseline #263	0.45mi	2/2.0	1,320 (-2%)	2mo	$155,500	$118	75
10210 Baseline #274	0.45mi	2/2.0	1,440 (+7%)	3mo	$189,000	$131	65
10210 Base Line Rd #235	0.54mi	2/2.0	1,440 (+7%)	2mo	$212,000	$147	61
10210 Baseline #291	0.54mi	2/2.0	1,440 (+7%)	3mo	$215,000	$149	61
10210 Baseline Rd #115	0.45mi	3/2.0 (+1)	1,440 (+7%)	3mo	$200,000	$139	59
10210 Baseline Rd #51	0.54mi	2/2.0	1,440 (+7%)	4mo	$160,000	$111	59
10210 Base Line #289	0.54mi	3/2.0 (+1)	1,440 (+7%)	1mo	$210,000	$146	57
10210 Baseline #173	0.54mi	2/2.0	1,200 (-11%)	3mo	$145,000	$121	55
10350 Base Line #108	0.64mi	3/2.0 (+1)	1,400 (+4%)	4mo	$230,000	$164	55

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 · 4.67% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 1.79×
• Total profit: $39,836
• Equity at exit: $26,839

10-year hold

• IRR: 28.5%
• Equity multiple: 3.74×
• Total profit: $138,055
• 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 91701

• Rents YoY: 4.7%
• Active inventory: 61
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,848 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $1,006

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 60%

Sensitivity live

Price	-10% $1,131	-5% $1,069	+0% $1,006	+5% $944	+10% $882
Rent	-10% $781	-5% $894	+0% $1,006	+5% $1,119	+10% $1,231
Rate	-1.0pp $1,097	-0.5pp $1,052	base $1,006	+0.5pp $960	+1.0pp $912

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 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9600 Lomita Ct Rancho Cucamonga, CA	2.0	1.0–2.0	886	$2,345	$2.65	2d	4	0.34mi
7325 Layton St Rancho Cucamonga, CA	3.0	2.0	1471	$3,450	$2.35	2d	1	0.55mi
9775 El Paseo Dr Rancho Cucamonga, CA	2.0	2.5	1166	$2,650	$2.27	2d	1	0.78mi
9247 Spur Dr Rancho Cucamonga, CA	2.0	2.0	1000	$2,350	$2.35	15d	1	0.80mi
6653 Canary Pine Ave Rancho Cucamonga, CA	2.0–3.0	2.0–3.0	1141	$2,858	$2.50	2d	13	0.81mi
7360 Lariat Pl Rancho Cucamonga, CA	2.0	2.0	1000	$2,350	$2.35	2d	1	0.82mi
7374 Lariat Pl Rancho Cucamonga, CA	2.0	2.0	1000	$2,300	$2.30	2d	1	0.82mi
9600 19th St Rancho Cucamonga, CA	1.0–2.0	1.0–2.0	763	$2,265	$2.97	1d	1	0.82mi
7689 Cornel Ct Rancho Cucamonga, CA	3.0	2.0	1454	$3,600	$2.48	2d	1	0.85mi
10375 Church St Rancho Cucamonga, CA	2.0	2.0	1264	$2,800	$2.22	10d	1	0.92mi
9860 Galena Ct Rancho Cucamonga, CA	3.0	2.5	1288	$3,000	$2.33	24d	1	0.94mi
10596 Evergreen Dr Rancho Cucamonga, CA	3.0	2.0	1420	$3,300	$2.32	2d	1	0.94mi
7055 Avenida Leon Rancho Cucamonga, CA	3.0	2.0	1627	$3,995	$2.46	15d	1	0.94mi
9356 19th St Unit A Rancho Cucamonga, CA	3.0	2.5	1235	$2,990	$2.42	2d	1	0.96mi
9920 Highland Ave Unit A Rancho Cucamonga, CA	3.0	2.5	1244	$3,200	$2.57	17d	1	0.99mi
9920 Highland Ave Unit A Rancho Cucamonga, CA	3.0	2.5	1244	$3,200	$2.57	24d	1	0.99mi
7619 Haven Ave Unit B Rancho Cucamonga, CA	3.0	3.0	1403	$2,700	$1.92	24d	1	1.02mi
7296 Parkside Pl Rancho Cucamonga, CA	3.0	2.0	1272	$3,390	$2.67	12d	1	1.03mi
10554 Cannon Dr Rancho Cucamonga, CA	3.0	2.5	1794	$3,895	$2.17	15d	1	1.10mi
8990 19th St Alta Loma, CA	1.0–2.0	1.0–2.0	820	$2,600	$3.17	2d	3	1.28mi
10446 Alta Loma Dr Rancho Cucamonga, CA	3.0	2.0	1200	$3,495	$2.91	2d	1	1.28mi
6220 Filkins Ave Rancho Cucamonga, CA	3.0	2.0	1350	$3,000	$2.22	2d	1	1.29mi
10730 Church St Rancho Cucamonga, CA	1.0–3.0	1.0–2.5	893	$2,708	$3.03	2d	8	1.30mi
8990 19th St #419 Rancho Cucamonga, CA	2.0	2.0	925	$2,350	$2.54	24d	1	1.31mi
10935 Terra Vista Pkwy Rancho Cucamonga, CA	2.0	1.0–2.5	747	$2,679	$3.59	2d	13	1.39mi
10655 Lemon Ave #2610 Rancho Cucamonga, CA	2.0	2.0	1008	$2,400	$2.38	10d	1	1.44mi
10655 Lemon Ave #2610 Rancho Cucamonga, CA	2.0	2.0	1008	$2,200	$2.18	2d	1	1.44mi
10655 Lemon Ave #2610 Rancho Cucamonga, CA	2.0	2.0	1008	$2,450	$2.43	24d	1	1.44mi
8200 Haven Ave Rancho Cucamonga, CA	1.0–3.0	1.0–2.5	1055	$2,619	$2.48	2d	33	1.47mi
8760 Church St Rancho Cucamonga, CA	3.0	1.5	1151	$3,395	$2.95	10d	1	1.49mi
10757 Lemon Ave Rancho Cucamonga, CA	1.0–2.0	1.0–2.0	849	$2,799	$3.29	2d	19	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $180,000 Active 45 DOM
2. 2026-06-17
   days on market $180,000 Active 44 DOM
3. 2026-06-16
   days on market $180,000 Active 43 DOM
4. 2026-06-15
   days on market $180,000 Active 42 DOM
5. 2026-06-13
   days on market $180,000 Active 40 DOM
6. 2026-06-13
   days on market $180,000 Active 39 DOM
7. 2026-06-09
   days on market $180,000 Active 36 DOM
8. 2026-06-08
   days on market $180,000 Active 35 DOM
9. 2026-06-07
   days on market $180,000 Active 34 DOM
10. 2026-06-04
    days on market $180,000 Active 31 DOM
11. 2026-06-03
    days on market $180,000 Active 30 DOM
12. 2026-06-02
    days on market $180,000 Active 29 DOM
13. 2026-06-01
    days on market $180,000 Active 28 DOM
14. 2026-05-31
    days on market $180,000 Active 27 DOM
15. 2026-05-04
    listed $180,000 Active
16. 2022-07-27
    soldstatus $163,750 Closed Sale 846-char remark

    Show marketing remark (846 chars)

    Location, Location, Location! You will not want to miss the opportunity to own this bright and lovely 2 bedroom, 2 bath, 1344 sq. ft. mobile home located in the highly sought after 55+ Senior Community of Ramona Village Estates. As you enter through the front door you will be greeted by freshly installed carpeting and a spacious living room/dining room area. The family room is a great space to spend time reading a book or enjoying your favorite TV program. The sliding glass door from the family room leads to a covered patio area where you can entertain additional guests. The park amenities offers a large club house with gym, recreation room, banquet facilities, pool, hot tub, small sauna, picnic area and bbq area. There is also a small area for your four legged friends. This home is move in ready and will not last long on the market.

17. 2022-07-18
    status Pending Sale 846-char remark

    Show marketing remark (846 chars)

    Location, Location, Location! You will not want to miss the opportunity to own this bright and lovely 2 bedroom, 2 bath, 1344 sq. ft. mobile home located in the highly sought after 55+ Senior Community of Ramona Village Estates. As you enter through the front door you will be greeted by freshly installed carpeting and a spacious living room/dining room area. The family room is a great space to spend time reading a book or enjoying your favorite TV program. The sliding glass door from the family room leads to a covered patio area where you can entertain additional guests. The park amenities offers a large club house with gym, recreation room, banquet facilities, pool, hot tub, small sauna, picnic area and bbq area. There is also a small area for your four legged friends. This home is move in ready and will not last long on the market.

18. 2022-07-06
    listed $163,750 Active 846-char remark

    Show marketing remark (846 chars)

    Location, Location, Location! You will not want to miss the opportunity to own this bright and lovely 2 bedroom, 2 bath, 1344 sq. ft. mobile home located in the highly sought after 55+ Senior Community of Ramona Village Estates. As you enter through the front door you will be greeted by freshly installed carpeting and a spacious living room/dining room area. The family room is a great space to spend time reading a book or enjoying your favorite TV program. The sliding glass door from the family room leads to a covered patio area where you can entertain additional guests. The park amenities offers a large club house with gym, recreation room, banquet facilities, pool, hot tub, small sauna, picnic area and bbq area. There is also a small area for your four legged friends. This home is move in ready and will not last long on the market.

19. 2022-06-17
    historical $163,750 846-char remark

    Show marketing remark (846 chars)

    Location, Location, Location! You will not want to miss the opportunity to own this bright and lovely 2 bedroom, 2 bath, 1344 sq. ft. mobile home located in the highly sought after 55+ Senior Community of Ramona Village Estates. As you enter through the front door you will be greeted by freshly installed carpeting and a spacious living room/dining room area. The family room is a great space to spend time reading a book or enjoying your favorite TV program. The sliding glass door from the family room leads to a covered patio area where you can entertain additional guests. The park amenities offers a large club house with gym, recreation room, banquet facilities, pool, hot tub, small sauna, picnic area and bbq area. There is also a small area for your four legged friends. This home is move in ready and will not last long on the market.

ⓘ 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 7/10 Severe 6 d/yr ≥100°F today · 16 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: $34,182
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,735
• − Management: −$2,735
• − Depreciation: −$5,236
• Taxable income: $9,793
• Est. tax owed @ 24.0%: −$2,350
• After-tax cash flow: $9,726/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: Alta Loma Elementary
• NCES district ID: 0602160
• Math proficiency: 58% ▲ 4.00%
• Reading proficiency: 68% ▬ 0.00%
• Median HH income: $84,463
• Composite: 58.32/100
• National rank: #2088
• State rank: #162 of 1400 in CA

Livability — Rancho Cucamonga

• Score: 70/100
• State rank: #237
• US rank: #7808

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Cucamonga, CA
• County: San Bernardino County · 2,030,291 people
• City population: 175,531
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 39,287
• Household income: $114,244
• Rent vs Own: 22.5% rent · 77.5% own
• Severe rent burden: 899.0

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 0.68)
• Race & ethnicity: White 40% Hispanic / Latino 38% Two or more races 20% Asian 13% Black 5%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 1%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 71% English-only · Spanish 16% Chinese 5% Other Indo-European 2%

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: ▼ -596.97%
• Current HPI: 389.6264
• Rent YoY: ▲ 4.67%
• 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

+9.9% since first listed

5 events — show timeline

• 2026-05-04 Listed $180,000 CRMLS
• 2022-07-27 Sold (MLS) $163,750 CRMLS
• 2022-07-18 Pending — CRMLS
• 2022-07-06 Listed $163,750 CRMLS
• 2022-06-17 Coming Soon $163,750 CRMLS