1210 Tejon · Colton, CA 92324

$435,580

3 bd · 2.0 ba · 1,522 sqft · SingleFamily public records · 125 Days on market

Built 1954 8,580 sqft lot $286/sqft · 19% below area Est $539k · 19% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +8.9/30.0
• Rent growth +3.1/5.0
• Livability +2.8/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Near Schools, Single Story and Colton Love ready for some upgrades to make it your ideal next home or investment purchase. A short jaunt to Colton Middle School to the east, or an extra block over to the north and west to Paul Rogers Elementary, or a quick jog down to Colton High School the value in location is difficult to defeat. Property lives as a 4 Bedrooms, 2 Bathrooms, with Backyard Views of all three of the major peaks of the Inland Empire-- From San Jacinto, to San Gorgonio/San Bernardino to San Antonio/Mt. Baldy -- Established trees, and a charming citrus tree (Tangerine) to make summer scents and winter fruits to continue this home's proud colton heritage. Alley access and gate can provide extra parking for vehicles, wheeled toys or a future expansion of the living quarters on the parcel. 4th Bedroom added along with breezeway extension to expand the footprint of the property-- we recommend buyer's to verify to own satisfaction. Per Owner- Roof has been replaced 3 years ago Public Images have been edited to remove furniture with 3D tour available to view (link IN MLS) True to Life images are Also Available in Listing

Key facts

• 8,580 sq ft lot
• 4 parking spots
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $436k.

Deal economics

• At list price, monthly cash flow is $-352 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $373k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (34.6% below list).
• Recommended offer: $285k (34.6% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.5% in Colton — 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 56/100 on livability (#817 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: employment C-, crime D, amenities 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.
• Zoned schools: Paul Rogers Elementary (637 students, 92% FRL); Colton Middle (math 11% / reading 32%, grade F, #400 of 498 statewide, top 82%, 835 students, 86% FRL); Colton High (math 18% / reading 46%, grade F, #674 of 1,170 statewide, top 59%, 1,800 students, 83% FRL) — zoned schools average 87% FRL vs 70% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 105 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $2,847/mo this rent would consume 48% of the median local household income ($71k/yr) (locally 2195% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 125 days — a 12% lower offer ($383k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $284,670 (34.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.65% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.46%
• DSCR: 0.85
• GRM: 12.8

CMA / ARV

• ARV (median comp): $539,385
• List price: $435,580
• Delta: -19.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
938 W Laurel	0.17mi	3/2.0	1,598 (+5%)	1mo	$680,000	$426	82
1150 N 2nd	0.25mi	3/2.0	1,637 (+8%)	1mo	$562,750	$344	75
951 W C St W	0.43mi	3/2.0	1,452 (-5%)	6mo	$522,000	$360	67
1063 W Long Beach Dr	0.41mi	3/2.5	1,587 (+4%)	7mo	$574,450	$362	66
941 W F St	0.55mi	3/1.5	1,600 (+5%)	3mo	$699,000	$437	62
610 W Olive	0.29mi	3/1.5	1,744 (+15%)	1mo	$575,000	$330	59
1844 Alston Ave	0.67mi	4/2.0 (+1)	1,487 (-2%)	2mo	$565,000	$380	58
1075 Leslie Ct	0.54mi	3/2.0	1,379 (-9%)	2mo	$600,000	$435	58
1705 N Jeryl Ave	0.53mi	3/2.0	1,638 (+8%)	8mo	$560,000	$342	56
464 W E St	0.66mi	3/2.5	1,405 (-8%)	4mo	$499,999	$356	51
1666 Bryn Mawr	0.63mi	4/2.0 (+1)	1,366 (-10%)	7mo	$550,000	$403	42
743 Roberta Ct	0.68mi	4/2.0 (+1)	1,363 (-10%)	9mo	$547,500	$402	38

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 · 2.5% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.22×
• Total profit: $-94,632
• Equity at exit: $64,946

10-year hold

• IRR: -18.2%
• Equity multiple: 0.03×
• Total profit: $-117,904
• Equity at exit: $37,661

Cash invested: $121,962 (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 92324

• Rents YoY: 2.5%
• Active inventory: 105
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,847 high
• Mortgage (P&I): −$2,284
• Tax from tax record: −$135 /mo · $1,621/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $-352

Break-even live

Break-even rent $3,292

Max offer price $373,407

Occupancy floor —

Sensitivity live

Price	-10% $-105	-5% $-229	+0% $-352	+5% $-475	+10% $-599
Rent	-10% $-577	-5% $-464	+0% $-352	+5% $-240	+10% $-127
Rate	-1.0pp $-133	-0.5pp $-241	base $-352	+0.5pp $-465	+1.0pp $-580

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: $108,895
• Closing costs: $13,067
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
943 W C St Colton, CA	3.0	2.0	1150	$3,300	$2.87	20d	1	0.47mi
1327 N Pennsylvania Ave Unit 1327 Colton, CA	3.0	2.0	1200	$2,640	$2.20	26d	1	0.51mi
1417 Pennsylvania Ave Colton, CA	3.0	2.0	1300	$2,395	$1.84	45d	1	0.53mi
535 Jackson St Colton, CA	4.0	3.0	1500	$3,300	$2.20	22d	1	0.67mi
2262 W Mill St San Bernardino, CA	3.0	2.5	1696	$3,300	$1.95	45d	1	0.89mi
404 N 7th St Unit F Colton, CA	2.0	1.0	1100	$2,050	$1.86	26d	1	0.96mi
1163 Bent Rail Cir Colton, CA	3.0	2.0	1248	$2,795	$2.24	45d	1	1.02mi
291 E C St Unit A Colton, CA	3.0	1.0	1284	$2,500	$1.95	26d	1	1.03mi
291 E C St Colton, CA	3.0	1.0	1284	$2,500	$1.95	45d	1	1.03mi
410 E B St Colton, CA	2.0	1.0	1064	$2,300	$2.16	1d	1	1.13mi
501 Villa Way Colton, CA	3.0	2.5	1708	$3,300	$1.93	20d	1	1.25mi
145 W M St Colton, CA	4.0	2.0	1520	$3,200	$2.11	20d	1	1.33mi
1351 Christobal Ln Colton, CA	4.0	2.5	1726	$3,300	$1.91	3d	1	1.41mi
1351 Christobal Ln Colton, CA	4.0	2.5	1726	$3,300	$1.91	0d	1	1.41mi
162 E M St Unit 162 Colton, CA	3.0	1.0	1200	$2,345	$1.95	17d	1	1.42mi
443 S Tamarisk Ave Rialto, CA	4.0	2.0	1574	$3,700	$2.35	45d	1	1.48mi
114 N Lassen Ave San Bernardino, CA	3.0	2.5	1561	$3,225	$2.07	12d	1	1.50mi

Listing history 18 events

1. 2026-06-21
   days on market $435,580 Active 125 DOM
2. 2026-06-18
   days on market $435,580 Active 122 DOM
3. 2026-06-17
   days on market $435,580 Active 121 DOM
4. 2026-06-16
   days on market $435,580 Active 120 DOM
5. 2026-06-15
   days on market $435,580 Active 119 DOM
6. 2026-06-13
   days on market $435,580 Active 117 DOM
7. 2026-06-13
   days on market $435,580 Active 116 DOM
8. 2026-06-09
   days on market $435,580 Active 113 DOM
9. 2026-06-08
   days on market $435,580 Active 112 DOM
10. 2026-06-07
    days on market $435,580 Active 111 DOM
11. 2026-06-04
    days on market $435,580 Active 108 DOM
12. 2026-06-03
    days on market $435,580 Active 107 DOM
13. 2026-06-02
    days on market $435,580 Active 106 DOM
14. 2026-06-01
    days on market $435,580 Active 105 DOM
15. 2026-05-31
    days on market $435,580 Active 104 DOM
16. 2026-03-18
    status Active 1146-char remark

    Show marketing remark (1146 chars)

    Near Schools, Single Story and Colton Love ready for some upgrades to make it your ideal next home or investment purchase. A short jaunt to Colton Middle School to the east, or an extra block over to the north and west to Paul Rogers Elementary, or a quick jog down to Colton High School the value in location is difficult to defeat. Property lives as a 4 Bedrooms, 2 Bathrooms, with Backyard Views of all three of the major peaks of the Inland Empire-- From San Jacinto, to San Gorgonio/San Bernardino to San Antonio/Mt. Baldy -- Established trees, and a charming citrus tree (Tangerine) to make summer scents and winter fruits to continue this home's proud colton heritage. Alley access and gate can provide extra parking for vehicles, wheeled toys or a future expansion of the living quarters on the parcel. 4th Bedroom added along with breezeway extension to expand the footprint of the property-- we recommend buyer's to verify to own satisfaction. Per Owner- Roof has been replaced 3 years ago Public Images have been edited to remove furniture with 3D tour available to view (link IN MLS) True to Life images are Also Available in Listing

17. 2026-01-25
    listed $435,580 Active 1146-char remark

    Show marketing remark (1146 chars)

    Near Schools, Single Story and Colton Love ready for some upgrades to make it your ideal next home or investment purchase. A short jaunt to Colton Middle School to the east, or an extra block over to the north and west to Paul Rogers Elementary, or a quick jog down to Colton High School the value in location is difficult to defeat. Property lives as a 4 Bedrooms, 2 Bathrooms, with Backyard Views of all three of the major peaks of the Inland Empire-- From San Jacinto, to San Gorgonio/San Bernardino to San Antonio/Mt. Baldy -- Established trees, and a charming citrus tree (Tangerine) to make summer scents and winter fruits to continue this home's proud colton heritage. Alley access and gate can provide extra parking for vehicles, wheeled toys or a future expansion of the living quarters on the parcel. 4th Bedroom added along with breezeway extension to expand the footprint of the property-- we recommend buyer's to verify to own satisfaction. Per Owner- Roof has been replaced 3 years ago Public Images have been edited to remove furniture with 3D tour available to view (link IN MLS) True to Life images are Also Available in Listing

18. 2026-01-23
    historical $435,580 1146-char remark

    Show marketing remark (1146 chars)

    Near Schools, Single Story and Colton Love ready for some upgrades to make it your ideal next home or investment purchase. A short jaunt to Colton Middle School to the east, or an extra block over to the north and west to Paul Rogers Elementary, or a quick jog down to Colton High School the value in location is difficult to defeat. Property lives as a 4 Bedrooms, 2 Bathrooms, with Backyard Views of all three of the major peaks of the Inland Empire-- From San Jacinto, to San Gorgonio/San Bernardino to San Antonio/Mt. Baldy -- Established trees, and a charming citrus tree (Tangerine) to make summer scents and winter fruits to continue this home's proud colton heritage. Alley access and gate can provide extra parking for vehicles, wheeled toys or a future expansion of the living quarters on the parcel. 4th Bedroom added along with breezeway extension to expand the footprint of the property-- we recommend buyer's to verify to own satisfaction. Per Owner- Roof has been replaced 3 years ago Public Images have been edited to remove furniture with 3D tour available to view (link IN MLS) True to Life images are Also Available in Listing

ⓘ 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: $1,621 · $135/mo
• Projected year-2 tax: $3,310 · $276/mo
• Expected delta: +$1,689/yr (+$141/mo · 104.2%)

ⓘ 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 6 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,160
• − Mortgage interest: −$24,399
• − Property taxes: −$1,621
• − Insurance: −$2,178
• − Repairs & maintenance: −$2,733
• − Management: −$2,733
• − Depreciation: −$12,671
• Taxable loss: −$12,175
• Est. tax savings @ 24.0%: +$2,922
• After-tax cash flow: $-1,301/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 — Colton

• Score: 56/100
• State rank: #817
• US rank: #23005

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colton, CA
• County: San Bernardino County · 2,030,291 people
• City population: 57,365
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 57,365
• Household income: $71,078
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 2195.0

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 (74%)
• Race & ethnicity: Hispanic / Latino 74% Two or more races 24% White 11% Black 8% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 69%
• Common ancestry: Lithuanian 1%
• Foreign-born: 24% · Canada, Vietnam
• Languages at home: 47% English-only · Spanish 49% Tagalog/Filipino 1% Other Indo-European 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: ▼ -270.99%
• Current HPI: 451.2973
• Rent YoY: ▲ 2.50%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-03-18 Relisted — CRMLS
• 2026-01-25 Listed $435,580 CRMLS
• 2026-01-23 Coming Soon $435,580 CRMLS

Property tax history

+7.7%/yr

Latest (2025): $1,621 · +4.8% YoY. Source: county tax records.