9873 Alder Ave #32 · Bloomington, CA 92316

$124,995

2 bd · 1.0 ba · 632 sqft · Manufactured · 127 Days on market

Built 2024 Good condition $198/sqft · 59% above area ↓ 7% 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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully crafted BRAND NEW 2 bedroom manufactured home from the sought-after Clayton Tempo Series, built with quality construction and modern finishes throughout. Located in the Miracle Mobile Home Park. This property is designed for comfort and efficiency, this home features Energy Star® rated construction. Step inside to discover 8’ flat ceilings, tape and textured walls with square corners, and durable, stylish Congoleum® luxury vinyl plank flooring. Pre-installed window blinds and LED recessed lighting add a clean, move-in ready touch. The kitchen is both functional and elegant, offering hardwood cabinet doors and face frames, stainless steel appliance package (including refrigerator with ice maker, smooth-top range, dishwasher, and European range hood), brushed nickel fixtures, and recessed lighting — perfect for everyday living and entertaining. The bathroom features a fiberglass shower with glass enclosure, backsplash, and Pfister® fixtures for a polished finish. Inside laundry area with hook ups for stackable full size washer & dryer. Both bedrooms have their own closets and the primary bedroom has a walk in closet. Exterior highlights include Smart Panel siding with house wrap, Low-E thermal pane windows, Kwikset® hardware, craftsman-style front door and 30-year architectural shingles. The home includes a 40-gallon electric water heater, Carrier® Smart Comfort electric furnace, Ecobee® smart thermostat, whole house fan and ceiling fan prep in bedrooms and living areas. Space rent is just $950 per month. This homes central location is great for commuters. Also close to schools, shopping and hospitals including Kaiser hospital.

Key facts

• 8 flat ceilings
• Inside laundry area
• Smart panel siding

Tags

• ENERGY STAR RATED CONSTRUCTION
• 8 FLAT CEILINGS
• HARDWOOD CABINET DOORS
• INSIDE LAUNDRY AREA
• WALK IN CLOSET
• SMART PANEL SIDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 3.1% in Bloomington — 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 53/100 on livability (#977 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment B; Watch: commute D, schools F, crime 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: 44 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,995 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.40% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.91%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (median comp): $78,521
• List price: $124,995
• Delta: 59.19%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17333 Valley Blvd Unit 140E	0.65mi	2/1.0	720 (+14%)	8mo	$58,000	$81	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.37×
• Total profit: $13,046
• Equity at exit: $18,637

10-year hold

• IRR: 18.6%
• Equity multiple: 2.55×
• Total profit: $54,313
• Equity at exit: $10,807

Cash invested: $34,999 (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 92316

• Home prices YoY: -34.1%
• Active inventory: 44
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,755 high
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $522

Break-even live

Break-even rent $1,093

Max offer price $124,995

Occupancy floor 65%

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: $31,249
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17237 Deodar Ave Unit Adu Fontana, CA	1.0	1.0	450	$1,800	$4.00	43d	1	0.70mi
16982 San Bernardino Ave Fontana, CA	1.0	1.0	586	$1,700	$2.90	43d	1	1.00mi
8998 Mango Ave Unit I Fontana, CA	1.0	1.0	692	$1,650	$2.38	21d	1	1.38mi
18355 Courtney Ct Unit 2 Bloomington, CA	1.0	1.0	600	$1,950	$3.25	43d	1	1.40mi
8919 Mango Ave Fontana, CA	1.0	1.0	500	$1,650	$3.30	14d	2	1.41mi

Listing history 16 events

1. 2026-06-18
   days on market $124,995 Active 127 DOM
2. 2026-06-17
   days on market $124,995 Active 126 DOM
3. 2026-06-16
   days on market $124,995 Active 125 DOM
4. 2026-06-15
   days on market $124,995 Active 124 DOM
5. 2026-06-13
   days on market $124,995 Active 122 DOM
6. 2026-06-13
   days on market $124,995 Active 121 DOM
7. 2026-06-09
   days on market $124,995 Active 118 DOM
8. 2026-06-08
   days on market $124,995 Active 117 DOM
9. 2026-06-07
   days on market $124,995 Active 116 DOM
10. 2026-06-04
    days on market $124,995 Active 113 DOM
11. 2026-06-03
    days on market $124,995 Active 112 DOM
12. 2026-06-02
    days on market $124,995 Active 111 DOM
13. 2026-06-01
    days on market $124,995 Active 110 DOM
14. 2026-05-31
    days on market $124,995 Active 109 DOM
15. 2026-04-10
    price $124,995 1729-char remark

    Show marketing remark (1729 chars)

    Welcome home to this beautifully crafted BRAND NEW 2 bedroom manufactured home from the sought-after Clayton Tempo Series, built with quality construction and modern finishes throughout. Located in the Miracle Mobile Home Park. This property is designed for comfort and efficiency, this home features Energy Star® rated construction. Step inside to discover 8’ flat ceilings, tape and textured walls with square corners, and durable, stylish Congoleum® luxury vinyl plank flooring. Pre-installed window blinds and LED recessed lighting add a clean, move-in ready touch. The kitchen is both functional and elegant, offering hardwood cabinet doors and face frames, stainless steel appliance package (including refrigerator with ice maker, smooth-top range, dishwasher, and European range hood), brushed nickel fixtures, and recessed lighting — perfect for everyday living and entertaining. The bathroom features a fiberglass shower with glass enclosure, backsplash, and Pfister® fixtures for a polished finish. Inside laundry area with hook ups for stackable full size washer & dryer. Both bedrooms have their own closets and the primary bedroom has a walk in closet. Exterior highlights include Smart Panel siding with house wrap, Low-E thermal pane windows, Kwikset® hardware, craftsman-style front door and 30-year architectural shingles. The home includes a 40-gallon electric water heater, Carrier® Smart Comfort electric furnace, Ecobee® smart thermostat, whole house fan and ceiling fan prep in bedrooms and living areas. Space rent is just $950 per month. This homes central location is great for commuters. Also close to schools, shopping and hospitals including Kaiser hospital.

16. 2026-02-11
    listed $134,995 Active 1729-char remark

    Show marketing remark (1729 chars)

    Welcome home to this beautifully crafted BRAND NEW 2 bedroom manufactured home from the sought-after Clayton Tempo Series, built with quality construction and modern finishes throughout. Located in the Miracle Mobile Home Park. This property is designed for comfort and efficiency, this home features Energy Star® rated construction. Step inside to discover 8’ flat ceilings, tape and textured walls with square corners, and durable, stylish Congoleum® luxury vinyl plank flooring. Pre-installed window blinds and LED recessed lighting add a clean, move-in ready touch. The kitchen is both functional and elegant, offering hardwood cabinet doors and face frames, stainless steel appliance package (including refrigerator with ice maker, smooth-top range, dishwasher, and European range hood), brushed nickel fixtures, and recessed lighting — perfect for everyday living and entertaining. The bathroom features a fiberglass shower with glass enclosure, backsplash, and Pfister® fixtures for a polished finish. Inside laundry area with hook ups for stackable full size washer & dryer. Both bedrooms have their own closets and the primary bedroom has a walk in closet. Exterior highlights include Smart Panel siding with house wrap, Low-E thermal pane windows, Kwikset® hardware, craftsman-style front door and 30-year architectural shingles. The home includes a 40-gallon electric water heater, Carrier® Smart Comfort electric furnace, Ecobee® smart thermostat, whole house fan and ceiling fan prep in bedrooms and living areas. Space rent is just $950 per month. This homes central location is great for commuters. Also close to schools, shopping and hospitals including Kaiser hospital.

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 20 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: $21,057
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$3,636
• Taxable income: $4,550
• Est. tax owed @ 24.0%: −$1,092
• After-tax cash flow: $5,177/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 · 12 photos

Good 80/100 Cosmetic rehab

This beautifully crafted Clayton Tempo Series manufactured home is in excellent condition with modern finishes and energy-efficient construction. It's move-in ready and offers a great value for both resale and rental.

Value-add opportunities

• Both Paint exterior — Fresh paint can enhance curb appeal and value
• Both Install outdoor lighting — Enhances safety and curb appeal
• Both Add a small garden — Improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint can enhance curb appeal and value ↑
• Both Install outdoor lighting — Enhances safety and curb appeal ↑
• Both Add a small garden — Improves curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Bloomington

• Score: 53/100
• State rank: #977
• US rank: #24604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bloomington, CA
• City population: 31,909
• Population (ZIP): 31,909

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 (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 24% White 12% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 76%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 25% · Canada, Jamaica
• Languages at home: 34% English-only · Spanish 64% 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: ▼ -250.05%
• Current HPI: 483.5611
• Rent YoY: —
• Metro: —
• 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

-7.4% since first listed

2 events — show timeline

• 2026-04-10 Price Changed $124,995 CRMLS
• 2026-02-11 Listed $134,995 CRMLS