929 E Foothill Blvd #52 · Upland, CA 91786

$280,000

3 bd · 2.0 ba · 1,880 sqft · Manufactured public records · 49 Days on market

Built 1978 1,880 sqft lot $149/sqft · 47% above area Est $190k · 47% over ↓ 7% since listing

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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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +7.0/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Rare 1880 sq feet TRIPLE WIDE with PANORAMIC FOOTHILL VIEWS in GATED UPLAND MEADOWS - steps from the clubhouse and greenbelt. Welcome to 929 E Foothill Blvd #52 — a SPACIOUS TRIPLE WIDE retreat tucked into the gated Upland Meadows Mobile Estates, where thoughtful updates, easy single-level living, and a true sense of community come together at the foot of the San Gabriels. At 1,880 sq ft, this 2 bedroom / 2 bath home (with room to add on bedrooms) lives larger than most — offering the kind of room & flexibility that's rare to find in park living. Step inside and you're greeted by NEW LAMINATE PLANK FLOORING (May 2022) running through the main living areas, abundant natural

Key facts

• Bosch dishwasher
• New wall oven
• Corian countertops

Tags

• TRIPLE-WIDE RETREAT
• NEW LAMINATE PLANK FLOORING
• NEWER WINDOWS
• CORIAN COUNTERTOPS
• NEW WALL OVEN
• BOSCH DISHWASHER

Property features AI

Finance

• Other: Located within a managed park community; Directions: the home is located just behind the pool and the main office, second house from the corner furthest from the office
• Financial info: Land lease exists with monthly land lease payment (land lease amount provided separately); Rent includes trash, water and sewer
• HOA & community: Park name: Upland Meadows; Community features include curbs, street lighting, and sidewalks; Manager approval required; Pets allowed

Exterior

• Parking: Carport with 2 spaces; Driveway-level parking; Total of 2 parking spaces
• Security: Gated community; Automatic gate; Resident manager
• Utilities: Public water (district); Sewer or septic (unknown)
• Home design: Mobile/triple body type; Single-story; Mobile home remains on site; Has a view
• Construction: One story
• Exterior features: Community in-ground pool; Community pool access; Shed on property; Landscaped grounds; Park nearby; Close to clubhouse; Greenbelt

Interior

• Kitchen: Open-concept kitchen connected to the family room
• Bedrooms: Primary bedroom
• Bathrooms: Two full bathrooms; Walk-in shower; Bathtub
• Heating & cooling: Central cooling
• Interior features: One-level residence; Entry on main level; Kitchen open to family room; Gated community with automatic gate and resident manager
• Laundry & utility: Indoor laundry in a dedicated room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $280k.

Deal economics

• At list price, monthly cash flow is $727 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $272k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.7% in Upland — 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 72/100 on livability (#184 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A; Watch: crime C-, health & safety C-, cost of living F.
• Upland Unified (suburban): math 39% / reading 53% proficiency, ranked #493 of 1,400 in CA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.3%/yr); 84 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 44% of the median local income ($92k/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 $2k of loan paydown is wiped out by about $8k 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 49 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.

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 $271,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1978 — 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. 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: 1.20% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.14%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $190,000
• List price: $280,000
• Delta: 47.37%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
929 E Foothill Blvd Spc 74	0.00mi	3/2.0	1,800 (-4%)	2mo	$249,000	$138	92
929 E Foothill Blvd #160	0.00mi	3/2.0	1,800 (-4%)	9mo	$231,000	$128	86
929 E Foothill Blvd #72	0.00mi	2/2.0 (-1)	1,856 (-1%)	14mo	$210,000	$113	82
929 E Foothill Blvd #15	0.00mi	2/2.0 (-1)	1,680 (-11%)	2mo	$170	—	75
929 E Foothill Blvd #172	0.00mi	2/2.0 (-1)	1,896 (+1%)	23mo	$195,000	$103	74
929 E Foothill Blvd #30	0.00mi	3/2.0	1,736 (-8%)	18mo	$250,000	$144	72
929 E FOOTHILL Blvd #215	0.00mi	3/2.0	1,775 (-6%)	23mo	$215,000	$121	72
929 E Foothill #161	0.16mi	4/2.0 (+1)	2,040 (+8%)	3mo	$300,000	$147	71
929 E Foothill Blvd #201	0.00mi	3/2.0	2,040 (+8%)	23mo	$200,000	$98	67
1320 San Bernardino #34	0.70mi	2/2.0 (-1)	1,760 (-6%)	5mo	$215,000	$122	48

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.89×
• Total profit: $-8,863
• Equity at exit: $41,749

10-year hold

• IRR: 2.9%
• Equity multiple: 1.18×
• Total profit: $13,981
• Equity at exit: $24,209

Cash invested: $78,400 (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 91786

• Rents YoY: -0.3%
• Active inventory: 84
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,370 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$708
• Net cashflow: $727

Break-even live

Break-even rent $2,449

Max offer price $280,000

Occupancy floor 73%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 E Pine St Upland, CA	4.0	2.0	1750	$3,500	$2.00	43d	1	0.27mi
863 N 9th Ave Upland, CA	3.0	2.0	1507	$3,600	$2.39	1d	1	0.31mi
890 N Campus Ave Apt B Upland, CA	3.0	1.5	1380	$2,900	$2.10	20d	1	0.33mi
1420 Felicita Ct Upland, CA	3.0	2.0	1339	$3,095	$2.31	5d	1	0.50mi
1467 Winston Ct Upland, CA	4.0	2.0	1585	$3,500	$2.21	43d	1	0.66mi
1054 N Euclid Ave Upland, CA	3.0	2.0	1544	$3,600	$2.33	43d	1	0.73mi
1405 E 15th St Upland, CA	3.0	2.0	2212	$3,900	$1.76	1d	1	0.75mi
430 E Arrow Hwy Upland, CA	4.0	2.0	1649	$3,350	$2.03	22d	1	0.78mi
430 E Arrow Hwy Upland, CA	4.0	2.0	1600	$3,350	$2.09	17d	1	0.78mi
517 D St Upland, CA	3.0	2.0	1464	$2,950	$2.02	43d	1	0.78mi
306 N 10th Ave Apt -3 Upland, CA	3.0	2.0	1450	$3,000	$2.07	43d	1	0.79mi
392 E Arrow Hwy Upland, CA	4.0	2.0	1930	$4,250	$2.20	1d	1	0.80mi
329 N Campus Ave Upland, CA	3.0	3.0	1982	$3,750	$1.89	12d	1	0.81mi
690 N 1st Ave Upland, CA	2.0	2.0	2000	$3,500	$1.75	1d	1	0.82mi
1425 Cottonwood St Upland, CA	3.0	2.5	1893	$3,099	$1.64	5d	1	0.84mi
1443 Orange Grove St Upland, CA	4.0	3.0	2146	$3,380	$1.58	1d	1	0.89mi
595 N Euclid Ave Upland, CA	3.0	2.0	1298	$2,900	$2.23	3d	1	0.96mi
744 Pebble Beach Dr Upland, CA	3.0	2.0	1800	$4,495	$2.50	43d	1	1.00mi
8491 Gabrielino Ct Unit 69 Rancho Cucamonga, CA	3.0	2.5	1417	$3,850	$2.72	1d	1	1.01mi
158 Macintosh Way Upland, CA	3.0	2.5	1325	$3,300	$2.49	24d	1	1.14mi
111 N 1st Ave Upland, CA	3.0	3.0	1480	$3,750	$2.53	1d	1	1.19mi
1501 Golf Club Dr Upland, CA	2.0–3.0	1.5–2.5	1343	$3,560	$2.65	1d	3	1.20mi
250 Settlers Rd Upland, CA	4.0	2.5	1972	$3,980	$2.02	19d	1	1.21mi
8523 Jasper St Rancho Cucamonga, CA	4.0	2.0	1640	$3,300	$2.01	1d	1	1.22mi
8567 Cava Dr Rancho Cucamonga, CA	3.0	2.5	1763	$3,600	$2.04	1d	1	1.27mi
8630 Cava Dr Rancho Cucamonga, CA	4.0	2.5	1763	$3,890	$2.21	11d	1	1.34mi
811 Orchid Ct Unit L Upland, CA	4.0	2.0	1600	$3,500	$2.19	22d	1	1.34mi
702 Mitchell Way Upland, CA	3.0	2.5	2047	$3,480	$1.70	24d	1	1.35mi
855 Madison Ct Upland, CA	3.0	2.5	1826	$3,500	$1.92	43d	1	1.36mi
8650 Cava Dr Rancho Cucamonga, CA	3.0	2.5	1763	$3,200	$1.82	15d	1	1.37mi
8555 Sandalwood Ct Rancho Cucamonga, CA	3.0	2.0	1400	$3,375	$2.41	1d	1	1.41mi
896 Altura Way Unit A Upland, CA	3.0	2.0	1317	$3,000	$2.28	5d	1	1.42mi
8445 Chaffee St Rancho Cucamonga, CA	4.0	2.0	1438	$3,300	$2.29	15d	1	1.43mi

Listing history 16 events

1. 2026-06-18
   days on market $280,000 Active 49 DOM
2. 2026-06-17
   days on market $280,000 Active 48 DOM
3. 2026-06-16
   days on market $280,000 Active 47 DOM
4. 2026-06-15
   days on market $280,000 Active 46 DOM
5. 2026-06-13
   days on market $280,000 Active 44 DOM
6. 2026-06-13
   days on market $280,000 Active 43 DOM
7. 2026-06-09
   days on market $280,000 Active 40 DOM
8. 2026-06-08
   days on market $280,000 Active 39 DOM
9. 2026-06-07
   days on market $280,000 Active 38 DOM
10. 2026-06-04
    days on market $280,000 Active 35 DOM
11. 2026-06-03
    days on market $280,000 Active 34 DOM
12. 2026-06-02
    days on market $280,000 Active 33 DOM
13. 2026-06-01
    days on market $280,000 Active 32 DOM
14. 2026-05-31
    days on market $280,000 Active 31 DOM
15. 2026-05-18
    price $280,000 2323-char remark
16. 2026-04-30
    listed $300,000 Active 2323-char remark

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 18 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: $40,443
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,235
• − Management: −$3,235
• − Depreciation: −$8,145
• Taxable income: $4,543
• Est. tax owed @ 24.0%: −$1,090
• After-tax cash flow: $7,640/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: Upland Unified
• NCES district ID: 0600016
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $66,267
• Composite: 43.17/100
• National rank: #6593
• State rank: #493 of 1400 in CA

Livability — Upland

• Score: 72/100
• State rank: #184
• US rank: #6041

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Upland, CA
• County: San Bernardino County · 2,030,291 people
• City population: 82,715
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 55,829
• Household income: $92,458
• Rent vs Own: 54.1% rent · 45.9% own
• Severe rent burden: 2409.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 50% White 30% Two or more races 20% Asian 8% Black 7% Native American 1%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 66% English-only · Spanish 24% Chinese 2% 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: ▼ -771.58%
• Current HPI: 379.2283
• Rent YoY: ▼ -0.27%
• 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

-6.7% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $280,000 CRMLS
• 2026-04-30 Listed $300,000 CRMLS

Property tax history

+0.1%/yr

Latest (2025): $235 · +1.3% YoY. Source: county tax records.