1251 E Lugonia Ave #18 · Redlands, CA 92374

$159,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 109 Days on market

Manufactured home 55+ age-restricted Built 1971 Good condition $110/sqft · 29% below area Est $223k · 29% under

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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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +6.1/10.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.4

Listing remarks MLS

Turnkey 55+ manufactured home in the prime location of Lugonia Fountains located in a quite section. This beautifully maintained, turnkey residence has been thoughtfully reimagined for the discerning homeowner. Beyond the curb appeal of the new driveway and fresh skirting, you’ll find a home designed for total peace of mind, featuring a new AC unit, high-efficiency windows, and contemporary fixtures throughout. The heart of the home is an updated kitchen boasting sleek, modern finishes, while the primary suite offers a serene retreat with spa-inspired bathroom upgrades. Clean, bright, and perfectly located, this home offers the ultimate low-maintenance lifestyle in one of the area’s most desirable communities.

Key facts

• New ac unit
• Revitalized kitchen
• Garage

Tags

• NEW AC UNIT
• REVITALIZED KITCHEN
• THOUGHTFUL BATHROOM UPGRADES
• LOW-MAINTENANCE LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $159k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 2.8% in Redlands — 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 75/100 on livability (#118 in CA, #4,193 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime C-, health & safety D, cost of living F.
• Redlands Unified (urban): math 44% / reading 57% proficiency, ranked #390 of 1,400 in CA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Judson & Brown Elementary (476 students, 56% FRL); Clement Middle (1,038 students, 75% FRL); Redlands East Valley High (1,853 students, 67% FRL) — zoned schools average 66% FRL vs 48% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 143 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 43d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 + 3.7% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $119k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.50%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $222,750
• List price: $159,000
• Delta: -28.62%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1251 E Lugonia Ave #18	0.00mi	2/2.0	1,440 (0%)	2mo	$155,000	$108	98
1423 Century	0.15mi	2/2.0	1,440 (0%)	4mo	$299,000	$208	90
1251 Lugonia #54	0.11mi	2/2.0	1,440 (0%)	7mo	$167,500	$116	89
1413 Village	0.11mi	3/2.0 (+1)	1,440 (0%)	4mo	$315,000	$219	87
1331 Century St	0.10mi	2/2.0	1,368 (-5%)	2mo	$269,500	$197	86
1405 Medallion St	0.15mi	2/2.0	1,440 (0%)	9mo	$310,000	$215	85
1251 E Lugonia Ave #81	0.11mi	2/2.0	1,458 (+1%)	9mo	$225,000	$154	85
1251 E Lugonia #27	0.11mi	3/2.0 (+1)	1,456 (+1%)	4mo	$234,600	$161	85
1251 E Lugonia Ave #48	0.11mi	2/2.0	1,344 (-7%)	5mo	$210,000	$156	79
1251 E Lugonia	0.11mi	2/2.0	1,344 (-7%)	6mo	$179,000	$133	79
1251 E Lugonia Ave #75	0.00mi	2/2.0	1,248 (-13%)	2mo	$128,000	$103	76
1251 Lugonia Ave #3	0.11mi	2/2.0	1,536 (+7%)	10mo	$189,000	$123	76

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 · 3.73% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.06×
• Total profit: $2,860
• Equity at exit: $23,707

10-year hold

• IRR: 12.0%
• Equity multiple: 1.98×
• Total profit: $43,540
• Equity at exit: $13,747

Cash invested: $44,520 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 5 under contract
• Months of supply: 2.6 mo (39%/mo absorbed)
• Median asking: $175,000 ($122/sqft)
• Median days on market: 33 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +27.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92374

• Rents YoY: 3.7%
• Active inventory: 143
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,931 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $427

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 73%

Sensitivity live

Price	-10% $536	-5% $481	+0% $427	+5% $372	+10% $317
Rent	-10% $274	-5% $350	+0% $427	+5% $503	+10% $579
Rate	-1.0pp $507	-0.5pp $467	base $427	+0.5pp $385	+1.0pp $343

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: $39,750
• Closing costs: $4,770
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1249 Edwards St Unit 30 Redlands, CA	2.0	2.0	1040	$2,250	$2.16	0d	1	0.12mi
1229 Edwards St #38 Redlands, CA	2.0	2.0	1040	$2,250	$2.16	93d	1	0.15mi
1250 N University St Redlands, CA	2.0	2.0	1140	$2,649	$2.32	48d	1	0.19mi
1030 E Brockton Ave Unit 1 Redlands, CA	3.0	2.0	1150	$3,100	$2.70	0d	1	0.41mi
948 Barbra Ln Redlands, CA	3.0	2.0	1367	$2,595	$1.90	42d	1	0.43mi
948 Barbra Ln Redlands, CA	3.0	2.0	1367	$2,695	$1.97	48d	1	0.43mi
1017 Campus Ave Redlands, CA	3.0	1.0	1016	$2,495	$2.46	93d	1	0.46mi
1421 Padua Ave Redlands, CA	3.0	2.0	1308	$2,895	$2.21	2d	1	0.55mi
1335 Campus Ave Redlands, CA	3.0	2.0	1200	$2,695	$2.25	42d	1	0.56mi
1320 E Colton Ave Redlands, CA	3.0	1.0	1341	$2,800	$2.09	29d	1	0.67mi
600 E Lugonia Ave Unit C Redlands, CA	2.0	2.0	900	$1,895	$2.11	2d	1	0.68mi
1218 Oxford Dr Unit C Redlands, CA	2.0	2.0	900	$1,850	$2.06	93d	1	0.68mi
521 Courier Ave Unit C Redlands, CA	2.0	2.0	1000	$2,000	$2.00	93d	1	0.72mi
1002 Lombard Dr Redlands, CA	2.0	2.0	1100	$2,000	$1.82	41d	1	0.72mi
1209 Oxford Dr Unit C Redlands, CA	2.0	2.0	1000	$2,300	$2.30	8d	1	0.72mi
1209 Oxford Dr Unit C Redlands, CA	2.0	2.0	1000	$2,200	$2.20	2d	1	0.72mi
809 E Colton Ave Redlands, CA	3.0	2.0	1146	$3,100	$2.71	17d	1	0.74mi
1016 Post St Unit A Redlands, CA	2.0	1.5	1050	$1,800	$1.71	0d	1	0.81mi
333 N University St Redlands, CA	2.0	2.0	1050	$2,275	$2.17	73d	1	0.89mi
1115 Herald St Redlands, CA	3.0	2.0	1150	$2,500	$2.17	2d	1	0.93mi
1209 E Central Ave Redlands, CA	3.0	1.5	1100	$2,200	$2.00	62d	1	0.94mi
508 The Terrace Redlands, CA	2.0	1.0	1100	$1,695	$1.54	48d	1	0.97mi
1209 Sixth St Redlands, CA	3.0	3.0	1500	$3,200	$2.13	71d	1	0.97mi
416 The Terrace Redlands, CA	2.0	1.5	924	$2,195	$2.38	2d	3	0.99mi
135 Cook St Unit 3 Redlands, CA	2.0	1.5	1056	$2,300	$2.18	93d	1	0.99mi
135 Cook St Unit 3 Redlands, CA	2.0	2.0	1056	$2,300	$2.18	34d	1	0.99mi
1018 Sixth St Redlands, CA	3.0	2.0	1700	$3,000	$1.76	41d	1	0.99mi
1255 E Citrus Ave Redlands, CA	1.0–2.0	1.0–2.0	1050	$2,705	$2.58	0d	6	1.02mi
1255 E Citrus Ave Redlands, CA	2.0	1.0–2.0	1125	$2,620	$2.33	38d	9	1.02mi
801 Belinda Ln Redlands, CA	3.0	2.0	1040	$2,895	$2.78	48d	1	1.03mi
10 Cortez St Unit 2 Redlands, CA	3.0	2.0	1200	$2,900	$2.42	73d	1	1.08mi
10 Cortez St Unit 1 Redlands, CA	3.0	3.0	1372	$2,900	$2.11	37d	1	1.08mi
10 Cortez St Unit 2 Redlands, CA	3.0	2.0	1200	$2,900	$2.42	64d	1	1.08mi
10 Cortez St Unit 1 Redlands, CA	3.0	3.0	1372	$2,900	$2.11	41d	1	1.08mi
1555 Orange St Unit 1007 Redlands, CA	3.0	2.5	1314	$2,850	$2.17	54d	1	1.13mi
1808 Cave St Redlands, CA	3.0	2.5	1569	$3,200	$2.04	93d	1	1.14mi
529 E Central Ave Redlands, CA	3.0	2.0	925	$2,750	$2.97	93d	1	1.17mi
613 Lytle St Redlands, CA	3.0	2.0	1501	$3,300	$2.20	17d	1	1.30mi
1312 Live Oak Ct Unit 1 Redlands, CA	3.0	2.0	1120	$2,895	$2.58	93d	1	1.34mi
1585 Christopher Ln Redlands, CA	3.0	2.0	1288	$3,095	$2.40	2d	1	1.35mi

Listing history 19 events

1. 2026-06-01
   days on market $159,000 Active 109 DOM
2. 2026-05-31
   days on market $159,000 Active 108 DOM
3. 2026-05-13
   status Active 731-char remark

   Show marketing remark (731 chars)

   Turnkey 55+ manufactured home in the prime location of Lugonia Fountains located in a quite section. This beautifully maintained, turnkey residence has been thoughtfully reimagined for the discerning homeowner. Beyond the curb appeal of the new driveway and fresh skirting, you’ll find a home designed for total peace of mind, featuring a new AC unit, high-efficiency windows, and contemporary fixtures throughout. The heart of the home is an updated kitchen boasting sleek, modern finishes, while the primary suite offers a serene retreat with spa-inspired bathroom upgrades. Clean, bright, and perfectly located, this home offers the ultimate low-maintenance lifestyle in one of the area’s most desirable communities.

4. 2026-04-02
   historical Active Under Contract 731-char remark

   Show marketing remark (731 chars)

   Turnkey 55+ manufactured home in the prime location of Lugonia Fountains located in a quite section. This beautifully maintained, turnkey residence has been thoughtfully reimagined for the discerning homeowner. Beyond the curb appeal of the new driveway and fresh skirting, you’ll find a home designed for total peace of mind, featuring a new AC unit, high-efficiency windows, and contemporary fixtures throughout. The heart of the home is an updated kitchen boasting sleek, modern finishes, while the primary suite offers a serene retreat with spa-inspired bathroom upgrades. Clean, bright, and perfectly located, this home offers the ultimate low-maintenance lifestyle in one of the area’s most desirable communities.

5. 2026-03-25
   price $169,000 731-char remark

   Show marketing remark (731 chars)

   Turnkey 55+ manufactured home in the prime location of Lugonia Fountains located in a quite section. This beautifully maintained, turnkey residence has been thoughtfully reimagined for the discerning homeowner. Beyond the curb appeal of the new driveway and fresh skirting, you’ll find a home designed for total peace of mind, featuring a new AC unit, high-efficiency windows, and contemporary fixtures throughout. The heart of the home is an updated kitchen boasting sleek, modern finishes, while the primary suite offers a serene retreat with spa-inspired bathroom upgrades. Clean, bright, and perfectly located, this home offers the ultimate low-maintenance lifestyle in one of the area’s most desirable communities.

6. 2026-02-12
   listed $174,000 Active 731-char remark

   Show marketing remark (731 chars)

   Turnkey 55+ manufactured home in the prime location of Lugonia Fountains located in a quite section. This beautifully maintained, turnkey residence has been thoughtfully reimagined for the discerning homeowner. Beyond the curb appeal of the new driveway and fresh skirting, you’ll find a home designed for total peace of mind, featuring a new AC unit, high-efficiency windows, and contemporary fixtures throughout. The heart of the home is an updated kitchen boasting sleek, modern finishes, while the primary suite offers a serene retreat with spa-inspired bathroom upgrades. Clean, bright, and perfectly located, this home offers the ultimate low-maintenance lifestyle in one of the area’s most desirable communities.

7. 2024-03-11
   soldstatus $119,000 Closed Sale 1041-char remark

   Show marketing remark (1041 chars)

   So this is the BEST BARGAIN on the market this great home is located in Redlands'!!! Lugonia Fountains Senior 55+ Park, You can not beat the inexpensive rent at only $576 a month!!!! Great spot in park with no one behind you as it is in the back row!! The park is pet friendly and it has a completely fenced yard. Its over 1400 square feet with * * * * * 2 Bdrm/1.75 bathrooms * * * * You enter enter into a truly HUGE living room which has been completely updated/painted. New luxury vinyl throughout and great floorplan with a large kitchen with plenty of storage, opens to family room, sliding glass door to outside patio from family room. It has updated flooring throughout, all new bathroom vanity, fixtures, all new light switches and outlets, a NEW A/C unit installed in 2019, and air ducts serviced and cleaned! NEW Disposal in 2019, Dryer vented outside, NEW Refrigerator in 2018 Newer roof and exterior was completely painted and NEW NEW NEW vinyl windows just 2 weeks ago. Seller has already found another home. 31086SX/U

8. 2024-03-08
   status Pending Sale 1041-char remark

   Show marketing remark (1041 chars)

   So this is the BEST BARGAIN on the market this great home is located in Redlands'!!! Lugonia Fountains Senior 55+ Park, You can not beat the inexpensive rent at only $576 a month!!!! Great spot in park with no one behind you as it is in the back row!! The park is pet friendly and it has a completely fenced yard. Its over 1400 square feet with * * * * * 2 Bdrm/1.75 bathrooms * * * * You enter enter into a truly HUGE living room which has been completely updated/painted. New luxury vinyl throughout and great floorplan with a large kitchen with plenty of storage, opens to family room, sliding glass door to outside patio from family room. It has updated flooring throughout, all new bathroom vanity, fixtures, all new light switches and outlets, a NEW A/C unit installed in 2019, and air ducts serviced and cleaned! NEW Disposal in 2019, Dryer vented outside, NEW Refrigerator in 2018 Newer roof and exterior was completely painted and NEW NEW NEW vinyl windows just 2 weeks ago. Seller has already found another home. 31086SX/U

9. 2024-03-04
   historical Active Under Contract 1041-char remark

   Show marketing remark (1041 chars)

   So this is the BEST BARGAIN on the market this great home is located in Redlands'!!! Lugonia Fountains Senior 55+ Park, You can not beat the inexpensive rent at only $576 a month!!!! Great spot in park with no one behind you as it is in the back row!! The park is pet friendly and it has a completely fenced yard. Its over 1400 square feet with * * * * * 2 Bdrm/1.75 bathrooms * * * * You enter enter into a truly HUGE living room which has been completely updated/painted. New luxury vinyl throughout and great floorplan with a large kitchen with plenty of storage, opens to family room, sliding glass door to outside patio from family room. It has updated flooring throughout, all new bathroom vanity, fixtures, all new light switches and outlets, a NEW A/C unit installed in 2019, and air ducts serviced and cleaned! NEW Disposal in 2019, Dryer vented outside, NEW Refrigerator in 2018 Newer roof and exterior was completely painted and NEW NEW NEW vinyl windows just 2 weeks ago. Seller has already found another home. 31086SX/U

10. 2024-02-10
    listed $128,999 Active 1041-char remark

    Show marketing remark (1041 chars)

    So this is the BEST BARGAIN on the market this great home is located in Redlands'!!! Lugonia Fountains Senior 55+ Park, You can not beat the inexpensive rent at only $576 a month!!!! Great spot in park with no one behind you as it is in the back row!! The park is pet friendly and it has a completely fenced yard. Its over 1400 square feet with * * * * * 2 Bdrm/1.75 bathrooms * * * * You enter enter into a truly HUGE living room which has been completely updated/painted. New luxury vinyl throughout and great floorplan with a large kitchen with plenty of storage, opens to family room, sliding glass door to outside patio from family room. It has updated flooring throughout, all new bathroom vanity, fixtures, all new light switches and outlets, a NEW A/C unit installed in 2019, and air ducts serviced and cleaned! NEW Disposal in 2019, Dryer vented outside, NEW Refrigerator in 2018 Newer roof and exterior was completely painted and NEW NEW NEW vinyl windows just 2 weeks ago. Seller has already found another home. 31086SX/U

11. 2023-09-22
    listed $129,999 Active
12. 2023-02-22
    soldstatus $106,000 Closed Sale
13. 2023-01-28
    historical Active Under Contract
14. 2022-10-23
    price $110,000
15. 2022-09-23
    price $131,111
16. 2022-09-14
    price $129,900
17. 2022-09-02
    historical
18. 2022-09-02
    listed $140,000 Active
19. 2022-08-10
    listed $140,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,170
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − Depreciation: −$4,625
• Taxable income: $2,751
• Est. tax owed @ 24.0%: −$660
• After-tax cash flow: $4,458/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 80/100 Cosmetic rehab Est. rehab $7,200–$21,600 screening

This turnkey 55+ manufactured home in Lugonia Fountains is in good condition with updated interiors and a fresh exterior. It offers a low-maintenance lifestyle and is ready for immediate occupancy.

Value-add opportunities

• Both Painting the exterior — Fresh paint enhances curb appeal and value ↑
• Both Landscaping the front yard — A well-maintained front yard improves curb appeal and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Judson & Brown Elementary Middle Clement Middle High Redlands East Valley High

Schools (NCES district)

• District: Redlands Unified
• NCES district ID: 0632070
• Math proficiency: 44% ▼ -1.00%
• Reading proficiency: 57% ▼ -2.00%
• Median HH income: $67,959
• Composite: 46.88/100
• National rank: #5185
• State rank: #390 of 1400 in CA

B Composite livability gradescore 75/100

Livability — Redlands

• Score: 75/100
• State rank: #118
• US rank: #4193

Category grades

Amenities A+ 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: Redlands, CA
• County: San Bernardino County · 2,300,329 people
• City population: 80,519
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 45,262
• Household income: $102,813
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 43% White 37% Two or more races 19% Asian 8% Black 6% Pacific Islander 1%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 67% English-only · Spanish 24% Other Indo-European 2% Other Asian/Pacific 2%

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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: ▼ -425.72%
• Current HPI: 367.6123
• Rent YoY: ▲ 3.73%
• Metro: Riverside-San Bernardino-Ontario, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

+20.7% since first listed

17 events — show timeline

• 2026-05-13 Relisted — CRMLS
• 2026-04-02 Contingent — CRMLS
• 2026-03-25 Price Changed $169,000 CRMLS
• 2026-02-12 Listed $174,000 CRMLS
• 2024-03-11 Sold (MLS) $119,000 CRMLS
• 2024-03-08 Pending — CRMLS
• 2024-03-04 Contingent — CRMLS
• 2024-02-10 Listed $128,999 CRMLS
• 2023-09-22 Listed $129,999 CRMLS
• 2023-02-22 Sold (MLS) $106,000 CRMLS
• 2023-01-28 Contingent — CRMLS
• 2022-10-23 Price Changed $110,000 CRMLS
• 2022-09-23 Price Changed $131,111 CRMLS
• 2022-09-14 Price Changed $129,900 CRMLS
• 2022-09-02 Listed $140,000 CRMLS
• 2022-09-02 Listing Removed — CRMLS
• 2022-08-10 Listed $140,000 CRMLS