17400 Valley Blvd #95 · Fontana, CA 92335

$175,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 14 Days on market

Built 1980 4,000 sqft lot Est $185k · 6% under ↓ 20% 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 +10.0/15.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

PRIDE OF OWNERSHIP! Welcome to this Beautiful Corner Lot Manufacture Home 4 Beds 2 Baths Offering a Warm and Inviting Atmosphere. Featuring an Amazing Open Concept Kitchen, Dining and Living Area, The Side Covered Porch is Ideal for Family Gatherings Along with the Private Yard. Long Carport to Park up to 3 Vehicles. Home is Located in the Very Desirable Arrowhead Estates Offering Amenities Like Sparkling Swimming Poll, Club House, 2 Basketball courts Pristine, Kids Playground and Covered Guess Parking. Kaiser Permanente is a Block Away, It's Commute Friendly! Make It Yours Today.

Key facts

• 4,000 sq ft lot
• 3 parking spots
• Community pool

Property features AI

Finance

• Other: Accessible with 2+ access exits
• Financial info: Land lease amount reported
• HOA & community: Land lease (monthly land lease reported); Community features: street lighting, sidewalks; Park name: Arrowhead Estates; Manager approval required

Exterior

• Parking: Covered parking; Attached carport; Carport with 3 spaces; Concrete driveway
• Security: Smoke detector; Resident manager
• Utilities: Electricity on property; Natural gas connected; Sewer connected (public sewer); Water connected (district/public)
• Home design: Single-story home; Entry at main level; Mobile home (24' x 56') remains on site; Updated/remodeled condition; Other roof
• Construction: Frame construction; Drywall interior walls; Wood skirting
• Exterior features: Porch with tile; In-ground community pool; Shed; Chain link fence; Sprinkler system (front and rear, manual); Corner lot; Lot is rectangular and level/flat; Has view; Raised foundation

Interior

• Kitchen: Formica counters; Gas range; Gas oven; Trash compactor; Water heater unit
• Bedrooms: All bedrooms on main level
• Flooring: Tile; Vinyl; Laminate
• Bathrooms: 2 full bathrooms; Updated/remodeled bathrooms; Walk-in shower; Shower in tub; Bathtub
• Heating & cooling: Central furnace heating; Wall/window cooling
• Interior features: Corian counters; Open floor plan; Double pane windows; Smoke detector; Resident manager
• Laundry & utility: Laundry in individual room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Cap rate 14.2% 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: Rents rising (+2.3%/yr); 115 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); solid renter incomes; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 43% of the median local income ($78k/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 $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 + 2.3% rent growth), your $49k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $45k (20%) 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,000

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: 1.58% ✓
• Cap rate: 14.22%
• Cash-on-cash: 28.30%
• DSCR: 2.26
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $185,472
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17400 Valley Blvd #55	0.00mi	3/2.0	1,344 (0%)	14mo	$200,000	$149	88
17400 Valley Blvd #24	0.00mi	3/2.0	1,344 (0%)	17mo	$186,000	$138	86
17377 valley Blvd #43	0.17mi	3/2.0	1,326 (-1%)	7mo	$222,500	$168	84
17333 Valley Unit 33 E	0.16mi	3/2.0	1,344 (0%)	13mo	$169,900	$126	82
17400 Valley Blvd #50	0.00mi	3/2.0	1,440 (+7%)	8mo	$175,000	$122	81
17400 Valley Blvd #43	0.00mi	4/2.0 (+1)	1,440 (+7%)	5mo	$205,000	$142	79
17333 Valley Blvd #81	0.24mi	3/2.0	1,440 (+7%)	3mo	$130,000	$90	75
17400 Valley Blvd #57	0.00mi	3/2.0	1,440 (+7%)	19mo	$142,000	$99	72
17333 Valley Blvd	0.23mi	2/2.0 (-1)	1,440 (+7%)	13mo	$137,000	$95	61
17860 Taylor Ave	0.58mi	3/2.0	1,248 (-7%)	2mo	$508,000	$407	59
17377 Valley Blvd #53	0.17mi	3/2.0	1,200 (-11%)	22mo	$207,000	$173	56

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 · 2.34% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 1.88×
• Total profit: $43,357
• Equity at exit: $26,093

10-year hold

• IRR: 29.5%
• Equity multiple: 3.55×
• Total profit: $124,867
• Equity at exit: $15,131

Cash invested: $49,000 (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 92335

• Rents YoY: 2.3%
• Active inventory: 115
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,769 high
• Mortgage (P&I): −$918
• Tax from tax record: −$41 /mo · $492/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $1,156

Break-even live

Break-even rent $1,306

Max offer price $175,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,255	-5% $1,205	+0% $1,156	+5% $1,106	+10% $1,057
Rent	-10% $937	-5% $1,046	+0% $1,156	+5% $1,265	+10% $1,374
Rate	-1.0pp $1,244	-0.5pp $1,200	base $1,156	+0.5pp $1,110	+1.0pp $1,064

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: $43,750
• Closing costs: $5,250
• 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	0.61mi
16970 Marygold Ave Fontana, CA	2.0	2.0	1045	$2,275	$2.18	21d	2	0.62mi
16770 San Bernardino Ave Fontana, CA	2.0	1.5	968	$2,275	$2.35	25d	2	0.97mi
16770 San Bernardino Ave Unit 19B Fontana, CA	2.0	1.5	968	$2,350	$2.43	44d	1	0.97mi
8996 Newport Ave Fontana, CA	3.0	2.0	1505	$3,350	$2.23	0d	1	1.43mi
8969 Newport Ave Apt 204 Fontana, CA	2.0	2.0	1050	$2,195	$2.09	22d	1	1.44mi
9064 Olive St Unit H Fontana, CA	2.0	1.5	1100	$2,175	$1.98	44d	1	1.47mi
9223 Cypress Ave Unit 203 Fontana, CA	2.0	1.5	1008	$2,550	$2.53	6d	1	1.50mi

Listing history 12 events

1. 2026-06-21
   days on market $175,000 Active 14 DOM
2. 2026-06-18
   days on market $175,000 Active 11 DOM
3. 2026-06-17
   days on market $175,000 Active 10 DOM
4. 2026-06-16
   days on market $175,000 Active 9 DOM
5. 2026-06-15
   days on market $175,000 Active 8 DOM
6. 2026-06-13
   days on market $175,000 Active 6 DOM
7. 2026-06-13
   days on market $175,000 Active 5 DOM
8. 2026-06-09
   days on market $175,000 Active 2 DOM
9. 2026-06-08
   statusdays on market $175,000 Active 1 DOM
10. 2026-06-07
    pricedays on market $175,000 Coming Soon 4 DOM
11. 2026-06-04
    remarks 587-char remark
12. 2026-06-04
    listed $164,900 Coming Soon 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: $492 · $41/mo
• Projected year-2 tax: $1,330 · $111/mo
• Expected delta: +$838/yr (+$70/mo · 170.6%)

ⓘ 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: $33,225
• − Mortgage interest: −$9,803
• − Property taxes: −$492
• − Insurance: −$875
• − Repairs & maintenance: −$2,658
• − Management: −$2,658
• − Depreciation: −$5,091
• Taxable income: $11,649
• Est. tax owed @ 24.0%: −$2,796
• After-tax cash flow: $11,073/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
• County: San Bernardino County · 2,030,291 people
• City population: 203,028
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 97,511
• Household income: $77,949
• Rent vs Own: 51.8% rent · 48.2% own
• Severe rent burden: 3437.0

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 (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 13% White 8% Black 4% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Italian 1%
• Foreign-born: 34% · Canada, Vietnam
• Languages at home: 27% English-only · Spanish 69% 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: ▼ -804.67%
• Current HPI: 507.5862
• Rent YoY: ▲ 2.34%
• 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

-20.5% since first listed

13 events — show timeline

• 2026-06-05 Price Changed $175,000 CRMLS
• 2026-06-03 Coming Soon $164,900 CRMLS
• 2024-07-24 Listing Removed — CRMLS
• 2024-07-14 Relisted — CRMLS
• 2024-05-13 Price Changed $154,900 CRMLS
• 2024-05-05 Price Changed $175,000 CRMLS
• 2024-05-02 Price Changed $179,000 CRMLS
• 2024-04-29 Price Changed $189,000 CRMLS
• 2024-04-28 Price Changed $179,000 CRMLS
• 2024-03-15 Price Changed $190,000 CRMLS
• 2024-02-21 Price Changed $199,900 CRMLS
• 2024-02-17 Price Changed $210,000 CRMLS
• 2024-02-13 Listed $220,000 CRMLS

Property tax history

+4.2%/yr

Latest (2025): $492 · +3.1% YoY. Source: county tax records.