1456 E Philadelphia #117 · Ontario, CA 91761

$125,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 39 Days on market

Built 1982 1,536 sqft lot Est $125k · at est. ↓ 13% since listing

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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 +7.4/15.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fully Upgraded & Move-In Ready! ?? Beautiful 2 bed, 2 bath 1982 Bainbridge manufactured home in one of the BEST locations in the park—Space 117! Enjoy amazing neighbors on both sides and stunning mountain views. This home features an open-concept layout with high ceilings, fresh interior & exterior paint (last year), and new laminate flooring throughout (also 1 yr old). Spare bedroom has new carpet. Loaded with upgrades—approximately $150,000 invested in the past 3 years! Includes a new roof with upgraded materials and 30-year transferable warranty. Stay comfortable year-round with central A/C & heat plus an additional Energy Efficient split-unit system (with t

Key facts

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

Property features AI

Finance

• Financial info: Land lease: $1,550
• HOA & community: Senior community; Located in Rancho Ontario mobile home park

Exterior

• Parking: Attached carport; 2 total parking spaces (including 2 garage spaces)
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Mobile home remains on site; Mobile dimensions approximately 24' x 52'
• Construction: Year built per public records
• Exterior features: Community pool; Located in a suburban area with a dog park and valley views

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating
• Interior features: Front porch / carport entry; Entry level: 1
• Laundry & utility: Laundry in an individual room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

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 $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.3% 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; 9 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).
• This rent runs 33% 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 $864 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 + 2.4% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $14k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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: 2.24% ✓
• Cap rate: 19.27%
• Cash-on-cash: 46.36%
• DSCR: 3.06
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $124,800
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1456 E Philadelphia St Spc 41	0.00mi	2/2.0	1,248 (0%)	1mo	$161,000	$129	99
1456 E Philadelphia St #108	0.00mi	2/2.0	1,248 (0%)	10mo	$125,000	$100	92
1456 E Philadelphia Street Spc 116	0.00mi	2/2.0	1,248 (0%)	19mo	$102,750	$82	84
1456 E Philadelphia St Spc 412	0.12mi	2/2.0	1,152 (-8%)	0mo	$95,000	$82	81
1456 E Philadelphia St #315	0.00mi	3/2.0 (+1)	1,248 (0%)	18mo	$170,000	$136	80
1456 Philadelphia #398	0.06mi	2/2.0	1,200 (-4%)	23mo	$95,000	$79	71
1456 E Philadelphia #2	0.00mi	3/2.0 (+1)	1,425 (+14%)	3mo	$187,000	$131	69
1456 E Philadelphia St #62	0.06mi	2/2.0	1,344 (+8%)	23mo	$40,000	$30	65
1456 E Philadelphia St #11	0.00mi	3/2.0 (+1)	1,344 (+8%)	22mo	$185,000	$138	64

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: 42.9%
• Equity multiple: 2.83×
• Total profit: $64,193
• Equity at exit: $18,638

10-year hold

• IRR: 48.7%
• Equity multiple: 5.57×
• Total profit: $160,024
• Equity at exit: $10,808

Cash invested: $35,000 (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 91761

• Rents YoY: 2.4%
• Active inventory: 314
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,805 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $1,352

Break-even live

Break-even rent $1,093

Max offer price $125,000

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	2d	12	0.47mi
1056 E Philadelphia St Ontario, CA	1.0	1.0	688	$2,465	$3.58	2d	1	0.55mi
2432 S Garfield Pl Ontario, CA	3.0	2.0	1118	$3,150	$2.82	2d	1	0.66mi
2042 S Bon View Ave Unit C Ontario, CA	2.0	2.5	1364	$2,700	$1.98	2d	1	0.85mi
1900 S Campus Ave Ontario, CA	1.0–2.0	1.0	662	$2,179	$3.29	2d	10	1.15mi
629 E Madeleine Privado Ontario, CA	3.0	2.5	1465	$3,350	$2.29	44d	1	1.29mi
629 E Madeleine Privado Ontario, CA	3.0	2.5	1465	$3,250	$2.22	22d	1	1.29mi
619 E Riverside Dr Ontario, CA	1.0–2.0	1.0–2.0	866	$2,295	$2.65	3d	5	1.43mi
551 E Riverside Dr Ontario, CA	1.0–2.0	1.0–2.0	782	$2,665	$3.41	3d	12	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $125,000 Active 39 DOM
2. 2026-06-17
   days on market $125,000 Active 38 DOM
3. 2026-06-16
   days on market $125,000 Active 37 DOM
4. 2026-06-15
   days on market $125,000 Active 36 DOM
5. 2026-06-13
   days on market $125,000 Active 34 DOM
6. 2026-06-13
   days on market $125,000 Active 33 DOM
7. 2026-06-09
   days on market $125,000 Active 30 DOM
8. 2026-06-08
   days on market $125,000 Active 29 DOM
9. 2026-06-07
   days on market $125,000 Active 28 DOM
10. 2026-06-04
    pricedays on market $125,000 Active 25 DOM
11. 2026-06-03
    days on market $139,000 Active 24 DOM
12. 2026-06-02
    days on market $139,000 Active 23 DOM
13. 2026-06-01
    days on market $139,000 Active 22 DOM
14. 2026-05-31
    days on market $139,000 Active 21 DOM
15. 2026-05-11
    listed $139,000 Active
16. 2026-05-10
    historical $139,000
17. 2025-05-29
    historical
18. 2025-04-30
    price $149,000
19. 2025-04-10
    listed $163,500 Active
20. 2024-11-30
    historical
21. 2024-07-20
    listed $159,000 Active

ⓘ 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: $33,660
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,693
• − Management: −$2,693
• − Depreciation: −$3,636
• Taxable income: $15,136
• Est. tax owed @ 24.0%: −$3,633
• After-tax cash flow: $12,593/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

-12.6% since first listed

7 events — show timeline

• 2026-05-11 Listed $139,000 CRMLS
• 2026-05-10 Coming Soon $139,000 CRMLS
• 2025-05-29 Listing Removed — CRMLS
• 2025-04-30 Price Changed $149,000 CRMLS
• 2025-04-10 Listed $163,500 CRMLS
• 2024-11-30 Listing Removed — CRMLS
• 2024-07-20 Listed $159,000 CRMLS

Property tax history

-0.2%/yr

Latest (2025): $174 · -5.8% YoY. Source: county tax records.