15111 Pipeline Ave #50 · Chino Hills, CA 91709

$259,900

3 bd · 2.0 ba · 1,272 sqft · Manufactured public records · 34 Days on market

Built 2021 Good condition $204/sqft · 11% above area Est $236k · 10% over

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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 +8.7/10.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• ARV discount +3.0/15.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to beautiful Lake Los Serranos! This stunning newer manufactured home offers the perfect blend of modern luxury, comfort, and thoughtful design in one of Chino Hills’ most desirable 55+ communities. From the moment you step inside, you will notice the bright open-concept floor plan, abundant natural light, recessed lighting, and upscale finishes throughout. The spacious gourmet kitchen is a true showpiece featuring rich dark cabinetry, quartz countertops, stainless steel appliances, custom tile backsplash, large center island with additional storage, built-in microwave, and a sleek modern vent hood — ideal for entertaining or everyday living. The adjoining living and din

Key facts

• Dual-pane windows
• Gourmet kitchen
• Walking paths

Tags

• GOURMET KITCHEN
• INDOOR LAUNDRY ROOM
• DUAL-PANE WINDOWS
• COVERED EXTERIOR ENTRY
• LAKE LOS SERRANOS COMMUNITY
• WALKING PATHS

Property features AI

Finance

• Other: Manager approval may be required; Pets allowed with breed restrictions
• Financial info: Land lease noted (monthly)
• HOA & community: Senior community; Park name: Lake Los Serranos; Community features include fishing, lake access, street lighting and sidewalks; Land lease $1,500 monthly (park-provided)

Exterior

• Parking: Covered tandem carport (attached) with 2 spaces
• Security: Resident manager (on-site management)
• Utilities: Standard electric service; Natural gas connected; Public (district) water connected; Public sewer connected; Cable available
• Home design: Single-story home; Entry on the south side; Faces east; Entry level: 1; Mobile home model: PACIFICA; Mobile home remains (23' x 56'); Turnkey condition
• Construction: Built with cement board and lap siding; Composition shingle roof; Raised permanent foundation with quake bracing and pier jacks
• Exterior features: Front porch and deck; Lighting; Porch and deck present; In-ground fenced community lap pool (gunite); Shed (one); Landscaped yard with front and back yard; Sprinkler system; Corner lot; Has view

Interior

• Kitchen: Kitchen open to family room; Kitchen island; Corian countertops; Pots & pan drawers; Self-closing cabinet doors; Garbage disposal; Microwave; Refrigerator; Gas range and gas oven; Dishwasher; Water line to refrigerator; Gas water heater
• Bedrooms: All bedrooms on main floor; Main floor primary bedroom; Primary suite; Walk-in closet(s)
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; Shower in tub; Walk-in shower; Double sinks in primary bath
• Heating & cooling: Central heating (forced air / central furnace) on natural gas; Central cooling; Whole house fan; High-efficiency system
• Interior features: Crown moldings; Wired for data; Trey ceilings; Corian counters; Unfurnished; High (9+ foot) ceilings; Ceiling fans; Recessed lighting; Open floor plan; Double pane windows with screens; Resident manager; In-ground community gunite spa
• Laundry & utility: Laundry inside in a dedicated room; Washer and dryer included; Gas & electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 2.1% in Chino Hills — 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 68/100 on livability (#299 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, schools A, crime A; Watch: health & safety D, commute F, cost of living F.
• Chino Valley Unified (suburban): math 46% / reading 58% proficiency, ranked #334 of 1,400 in CA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 187 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 34% of the median local income ($126k/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.
• At projected returns (-3.0% appreciation + 0.2% rent growth), your $73k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($252k) 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

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $252,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.37% ✓
• Cap rate: 12.16%
• Cash-on-cash: 20.96%
• DSCR: 1.93
• GRM: 6.1

CMA / ARV

• ARV (median comp): $236,450
• List price: $259,900
• Delta: 9.92%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15111 Pipeline #64	0.00mi	3/2.0	1,245 (-2%)	3mo	$280,000	$225	94
15111 Pipeline Ave #274	0.00mi	3/2.0	1,336 (+5%)	3mo	$260,000	$195	89
15111 Pipeline Ave #158	0.00mi	3/2.0	1,344 (+6%)	4mo	$260,000	$193	87
15111 Pipeline Ave #75	0.00mi	2/2.0 (-1)	1,283 (+1%)	15mo	$255,000	$199	81
15111 PIPELINE Unit SP 281	0.00mi	2/2.0 (-1)	1,344 (+6%)	7mo	$119,900	$89	80
15111 Pipeline Ave #115	0.00mi	2/2.0 (-1)	1,220 (-4%)	11mo	$260,000	$213	79
15111 Pipeline Ave #196	0.00mi	3/2.0	1,420 (+12%)	2mo	$285,000	$201	78
15111 Pipeline Ave #125	0.00mi	2/2.0 (-1)	1,200 (-6%)	10mo	$220,000	$183	77
15111 Pipeline Ave #66	0.00mi	3/2.0	1,404 (+10%)	12mo	$319,000	$227	73
15111 Pipeline Ave #204	0.00mi	2/2.0 (-1)	1,440 (+13%)	10mo	$143,000	$99	65
15111 Pipeline Ave #185	0.00mi	2/2.0 (-1)	1,440 (+13%)	11mo	$80,000	$56	64
15111 Pipeline Ave #24	0.11mi	2/2.0 (-1)	1,440 (+13%)	9mo	$110,000	$76	60

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 · 0.2% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.40×
• Total profit: $28,977
• Equity at exit: $38,752

10-year hold

• IRR: 17.3%
• Equity multiple: 2.25×
• Total profit: $91,158
• Equity at exit: $22,471

Cash invested: $72,772 (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 91709

• Home prices YoY: -28.5%
• Rents YoY: 0.2%
• Active inventory: 187
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,567 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$75 /mo · $904/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$749
• Net cashflow: $1,271

Break-even live

Break-even rent $1,958

Max offer price $259,900

Occupancy floor 59%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15040 Beechwood Ln Chino Hills, CA	4.0	2.0	1640	$3,600	$2.20	43d	1	0.26mi
4432 Lilac Cir Chino Hills, CA	3.0	3.5	1695	$3,200	$1.89	4d	1	0.35mi
15031 Ashwood Ln Chino Hills, CA	4.0	2.0	1800	$3,500	$1.94	43d	1	0.37mi
4361 Los Serranos Blvd Chino Hills, CA	3.0	2.0	1256	$3,200	$2.55	16d	1	0.42mi
4628 Bird Farm Rd Chino Hills, CA	3.0	2.0	1152	$3,250	$2.82	43d	1	0.57mi
4186 Val Verde Ave Chino Hills, CA	2.0	2.0	1000	$8,000	$8.00	43d	1	0.63mi
15345 Murray Ave Chino Hills, CA	3.0	2.0	1527	$3,395	$2.22	2d	1	0.74mi
3724 Alder Pl Chino Hills, CA	3.0	2.0	1240	$3,600	$2.90	21d	1	0.81mi
15101 Fairfield Ranch Rd Chino Hills, CA	1.0–3.0	1.0–2.0	1053	$3,600	$3.42	1d	19	0.96mi
15447 Pomona Rincon Rd Chino Hills, CA	3.0	2.5	1397	$3,350	$2.40	15d	2	1.01mi
16169 Singing Hills Dr Chino Hills, CA	3.0	2.5	1478	$3,600	$2.44	43d	1	1.26mi
15996 Mihaylo Ct Chino Hills, CA	3.0	2.5	1541	$3,850	$2.50	43d	1	1.31mi
3100 Chino Hills Pkwy Chino Hills, CA	1.0–3.0	1.0–2.0	1025	$4,033	$3.93	1d	18	1.40mi
15583 Oak Springs Rd Chino Hills, CA	4.0	3.0	1703	$3,800	$2.23	15d	1	1.40mi
3099 Oakview Ln Chino Hills, CA	3.0	3.0	1640	$3,500	$2.13	43d	1	1.41mi
15773 High Knoll Dr Chino Hills, CA	1.0–2.0	1.0–2.0	778	$2,999	$3.85	1d	15	1.43mi
14728 Fieldflower Cir Chino Hills, CA	3.0	2.0	1700	$3,800	$2.24	43d	1	1.45mi
15886 Ellington Way Chino Hills, CA	4.0	3.0	1848	$3,300	$1.79	16d	1	1.45mi

Listing history 13 events

1. 2026-06-18
   days on market $259,900 Active 34 DOM
2. 2026-06-17
   days on market $259,900 Active 33 DOM
3. 2026-06-16
   days on market $259,900 Active 32 DOM
4. 2026-06-15
   days on market $259,900 Active 31 DOM
5. 2026-06-13
   days on market $259,900 Active 29 DOM
6. 2026-06-09
   days on market $259,900 Active 25 DOM
7. 2026-06-08
   pricedays on market $259,900 Active 24 DOM
8. 2026-06-04
   days on market $260,000 Active 22 DOM
9. 2026-06-03
   days on market $260,000 Active 21 DOM
10. 2026-06-02
    days on market $260,000 Active 20 DOM
11. 2026-06-01
    days on market $260,000 Active 19 DOM
12. 2026-05-31
    days on market $260,000 Active 18 DOM
13. 2026-05-13
    listed $260,000 Active 1791-char remark

ⓘ 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: $904 · $75/mo
• Projected year-2 tax: $1,975 · $165/mo
• Expected delta: +$1,071/yr (+$89/mo · 118.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,802
• − Mortgage interest: −$14,558
• − Property taxes: −$904
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,424
• − Management: −$3,424
• − Depreciation: −$7,561
• Taxable income: $11,631
• Est. tax owed @ 24.0%: −$2,791
• After-tax cash flow: $12,463/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 · 1 photo

Good 80/100 Cosmetic rehab

This beautiful newer manufactured home in a desirable community is in good condition with minor cosmetic updates needed to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Resale Replace countertops — Quartz countertops are durable and attractive
• Resale Upgrade appliances — Stainless steel appliances are modern and attractive

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Resale Replace countertops — Quartz countertops are durable and attractive ↑
• Resale Upgrade appliances — Stainless steel appliances are modern and attractive ↑

ⓘ 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: Chino Valley Unified
• NCES district ID: 0608460
• Math proficiency: 46% ▲ 1.00%
• Reading proficiency: 58% ▲ 1.00%
• Median HH income: $83,575
• Composite: 49.56/100
• National rank: #4275
• State rank: #334 of 1400 in CA

Livability — Chino Hills

• Score: 68/100
• State rank: #299
• US rank: #9993

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chino Hills, CA
• County: San Bernardino County · 2,030,291 people
• City population: 78,006
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 78,006
• Household income: $126,350
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1964.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Asian 40% Hispanic / Latino 28% White 24% Two or more races 14% Black 5%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 33% · China, Canada, South Korea
• Languages at home: 52% English-only · Chinese 18% Spanish 14% Tagalog/Filipino 5%

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: ▼ -152.62%
• Current HPI: 383.5042
• Rent YoY: ▲ 0.20%
• 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

• 2026-06-08 Relisted — CRMLS
• 2026-06-08 Price Changed $259,900 CRMLS
• 2026-05-13 Listed $260,000 CRMLS

Property tax history

+0.6%/yr

Latest (2025): $904 · +0.7% YoY. Source: county tax records.