17377 Valley Blvd #2 · Fontana, CA 92335

$199,900

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 149 Days on market

Built 1969 Est $192k · at est.

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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 +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +7.3/10.0
• ARV discount +5.5/15.0
• 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

This beautifully updated 3-bedroom, 2-bath manufactured home offers an inviting open-concept layout perfect for modern living. Recently remodeled, the kitchen features stunning quartz countertops, while both bathrooms have been tastefully upgraded. Fresh interior and exterior paint, durable vinyl flooring, and a dedicated laundry room add to its appeal. Enjoy a versatile bonus area, parking for up to 3 vehicles, and a charming patio with pavers, plus outdoor storage for your convenience. Located in a peaceful, well-maintained community with a pool, clubhouse, and guest parking. Whether you’re purchasing your first home or looking to downsize, this move-in-ready property is the perfect

Key facts

• Quartz countertops
• Bonus area
• Charming patio

Tags

• OPEN-CONCEPT LAYOUT
• QUARTZ COUNTERTOPS
• UPGRADED BATHROOMS
• DEDICATED LAUNDRY ROOM
• BONUS AREA
• CHARMING PATIO

Property features AI

Finance

• Other: Park name: Villa Fontana Mobile Home Park; Lot density noted as 36–40 units/acre and over 40 units/acre
• Financial info: Land lease (park) — $1,121.30 monthly; Rent includes all utilities
• HOA & community: Community pool; Clubhouse; Spa; Picnic area; Utilities provided; Manager approval required for residency; Pets: contact manager

Exterior

• Parking: Attached carport; Has parking; Located in Villa Fontana Mobile Home Park
• Utilities: Standard electric; Public/district water; Public sewer; Utilities included (see remarks)
• Home design: Single-story; Front entry; Entry level 1; Mobile home (10' x 56') — mobile home remains; Double body type
• Construction: Shingle roof; Construction materials: Unknown; Year built per public records
• Exterior features: In-ground pool (fenced; community pool); Paved roads; Street lighting; Park

Interior

• Kitchen: Kitchen open to family room; Kitchen island; Remodeled kitchen; Quartz counters; Gas range; Gas oven; Tankless water heater
• Bedrooms: All bedrooms on main floor; Primary suite; Main floor bedroom; Walk-in closet; Bonus room
• Flooring: Vinyl flooring
• Bathrooms: 2 full baths; Main floor full bath; Walk-in shower; Shower; Exhaust fan(s)
• Heating & cooling: Central furnace; Wall heater; Wall/window cooling units
• Interior features: Quartz counters; Recessed lighting; Open floor plan; Storage space; Double-pane windows; In-ground spa
• Laundry & utility: Washer hookup; Gas dryer hookup; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 38% 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 $6k 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 149 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 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

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

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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 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?
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: 1.23% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.98%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $191,520
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17455 Marygold Ave #38	0.34mi	2/2.0 (-1)	1,120 (0%)	9mo	$150,000	$134	71
17377 Valley Blvd #53	0.00mi	3/2.0	1,200 (+7%)	22mo	$207,000	$173	70
17377 Valley Blvd #46	0.00mi	2/2.0 (-1)	1,050 (-6%)	23mo	$180,000	$171	65
17455 Marygold Ave #39	0.28mi	2/2.0 (-1)	1,056 (-6%)	17mo	$105,000	$99	58
17225 Valley Blvd Unit 45W	0.20mi	3/2.0	960 (-14%)	15mo	$122,000	$127	54
17860 Taylor Ave	0.60mi	3/2.0	1,248 (+11%)	2mo	$508,000	$407	52

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,617
• Equity at exit: $29,806

10-year hold

• IRR: 9.7%
• Equity multiple: 1.73×
• Total profit: $40,830
• Equity at exit: $17,284

Cash invested: $55,972 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,456 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $559

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 72%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16970 Marygold Ave Fontana, CA	2.0	2.0	1045	$2,275	$2.18	20d	2	0.69mi
18181 Valley Blvd Bloomington, CA	2.0	1.5	814	$1,960	$2.41	43d	2	0.99mi
16770 San Bernardino Ave Unit 19B Fontana, CA	2.0	1.5	968	$2,350	$2.43	43d	1	1.06mi
16770 San Bernardino Ave Fontana, CA	2.0	1.5	968	$2,275	$2.35	24d	2	1.06mi
16816 Fontlee Ln Fontana, CA	2.0	1.0	858	$2,200	$2.56	18d	1	1.24mi
9281 Pepper Ave Unit 04 Fontana, CA	2.0	1.0	850	$1,800	$2.12	24d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $199,900 Active 149 DOM
2. 2026-06-18
   status $199,900 Active 148 DOM
3. 2026-06-17
   days on market $199,900 Active Under Contract 148 DOM
4. 2026-06-16
   days on market $199,900 Active Under Contract 147 DOM
5. 2026-06-15
   days on market $199,900 Active Under Contract 146 DOM
6. 2026-06-13
   days on market $199,900 Active Under Contract 144 DOM
7. 2026-06-13
   days on market $199,900 Active Under Contract 143 DOM
8. 2026-06-09
   days on market $199,900 Active Under Contract 140 DOM
9. 2026-06-08
   days on market $199,900 Active Under Contract 139 DOM
10. 2026-06-07
    days on market $199,900 Active Under Contract 138 DOM
11. 2026-06-04
    days on market $199,900 Active Under Contract 135 DOM
12. 2026-06-03
    days on market $199,900 Active Under Contract 134 DOM
13. 2026-06-02
    days on market $199,900 Active Under Contract 133 DOM
14. 2026-06-01
    days on market $199,900 Active Under Contract 132 DOM
15. 2026-05-31
    days on market $199,900 Active Under Contract 131 DOM
16. 2026-05-11
    status Active Under Contract
17. 2026-01-15
    status Active
18. 2026-01-08
    status Active
19. 2026-01-07
    historical
20. 2025-08-13
    listed $199,900 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 19 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: $29,473
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,358
• − Management: −$2,358
• − Depreciation: −$5,815
• Taxable income: $3,747
• Est. tax owed @ 24.0%: −$899
• After-tax cash flow: $5,807/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

5 events — show timeline

• 2026-05-11 Relisted — CRMLS
• 2026-01-15 Relisted — CRMLS
• 2026-01-08 Relisted — CRMLS
• 2026-01-07 Listing Removed — CRMLS
• 2025-08-13 Listed $199,900 CRMLS

Property tax history

+0.1%/yr

Latest (2025): $114 · +3.1% YoY. Source: county tax records.