33600 Calimesa Blvd #155 · Yucaipa, CA 92399

$139,000

3 bd · 2.0 ba · 1,368 sqft · Manufactured public records · 69 Days on market

Built 1977 Good condition $102/sqft · 8% above area Est $129k · 8% over ↓ 4% 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 +4.0/15.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 1,368 sq ft double-wide mobile home located in the desirable Hillcrest Mobile Estates senior (55+) community. Offering 3 bedrooms and 2 bathrooms, this home provides the perfect combination combination of space, functionality, and comfort. Step inside to an inviting open floor plan featuring warm laminate flooring, abundant natural light, and a generous living area perfect for relaxing or entertaining. The kitchen is well-appointed with ample cabinetry and comes equipped with a refrigerator, dishwasher, gas range, and built-in over-the-range microwave, making it both practical and move-in ready. The home features central heating and air conditioning, along with ceiling fans throughout for year-round comfort. Double-pane windows enhance energy efficiency while keeping the interior quiet and comfortable. The spacious primary suite offers a peaceful retreat, while two additional bedrooms provide flexibility for guests, hobbies, or a home office. A dedicated laundry room adds convenience to everyday living. Outside, enjoy a long covered carport with plenty of parking space, along with an enclosed patio—perfect for additional living space, hobbies, or relaxing in privacy. Additional exterior features include covered front porch, back patio, and large metal stroage shed! Hillcrest residents enjoy the peaceful neighborhood atmosphere one would expect when purchasing a home in a senior community while remaining close to local shopping, dining, and amenities. Schedule your showing today!

Key facts

• Open floor plan
• Ample cabinetry
• Long covered carport

Tags

• OPEN FLOOR PLAN
• AMPLE CABINETRY
• DOUBLE-PANE WINDOWS
• DEDICATED LAUNDRY ROOM
• LONG COVERED CARPORT
• ENCLOSED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $139k. Condition is rated good.

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 $139k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 2.7% in Yucaipa — 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 66/100 on livability (#334 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+; Watch: schools D, health & safety D, amenities F.
• Yucaipa-Calimesa Joint Unified (suburban): math 32% / reading 55% proficiency, ranked #195 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.3%/yr); 205 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 35% of the median local income ($92k/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 $961 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 + 0.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $130,659 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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 D-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: 1.95% ✓
• Cap rate: 16.44%
• Cash-on-cash: 36.26%
• DSCR: 2.61
• GRM: 4.3

CMA / ARV

• ARV (median comp): $129,000
• List price: $139,000
• Delta: 7.75%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33600 Calimesa Blvd #46	0.00mi	3/2.0	1,440 (+5%)	14mo	$142,000	$99	80
33600 Calimesa #55	0.00mi	2/2.0 (-1)	1,248 (-9%)	2mo	$78,000	$63	79
33600 Calimesa Blvd #112	0.00mi	2/2.0 (-1)	1,344 (-2%)	19mo	$105,000	$78	76
34111 Wildwood Canyon Rd #84	0.65mi	3/2.0	1,440 (+5%)	4mo	$190,000	$132	57
12995 6th St #31	0.72mi	2/2.0 (-1)	1,344 (-2%)	4mo	$129,000	$96	55
12813 7th St #24	0.66mi	3/2.0	1,350 (-1%)	15mo	$175,000	$130	54
34111 Wildwood Cyn Rd #58	0.66mi	2/2.0 (-1)	1,248 (-9%)	3mo	$135,000	$108	48
34111 Wildwood Canyon Rd	0.67mi	2/2.0 (-1)	1,296 (-5%)	20mo	$157,000	$121	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 28.6%
• Equity multiple: 2.14×
• Total profit: $44,487
• Equity at exit: $20,725

10-year hold

• IRR: 34.2%
• Equity multiple: 3.69×
• Total profit: $104,716
• Equity at exit: $12,018

Cash invested: $38,920 (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 92399

• Rents YoY: -1.3%
• Active inventory: 205
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,704 high
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $1,176

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 52%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12646 10th St Yucaipa, CA	2.0	2.0	1413	$3,900	$2.76	24d	1	0.81mi
13645 5th St #75 Yucaipa, CA	2.0	2.0	890	$1,700	$1.91	44d	1	1.02mi
642 West Avenue L Unit L Calimesa, CA	3.0	1.0	1368	$2,200	$1.61	17d	1	1.08mi
33685 Washington Dr Yucaipa, CA	3.0	3.0	1868	$3,000	$1.61	44d	1	1.27mi
12766 13th St Yucaipa, CA	3.0	2.0	1400	$2,795	$2.00	3d	1	1.29mi

Listing history 16 events

1. 2026-06-18
   days on market $139,000 Active 69 DOM
2. 2026-06-17
   days on market $139,000 Active 68 DOM
3. 2026-06-16
   days on market $139,000 Active 67 DOM
4. 2026-06-15
   days on market $139,000 Active 66 DOM
5. 2026-06-13
   days on market $139,000 Active 64 DOM
6. 2026-06-13
   days on market $139,000 Active 63 DOM
7. 2026-06-09
   days on market $139,000 Active 60 DOM
8. 2026-06-08
   days on market $139,000 Active 59 DOM
9. 2026-06-07
   days on market $139,000 Active 58 DOM
10. 2026-06-04
    days on market $139,000 Active 55 DOM
11. 2026-06-03
    days on market $139,000 Active 54 DOM
12. 2026-06-02
    days on market $139,000 Active 53 DOM
13. 2026-06-01
    days on market $139,000 Active 52 DOM
14. 2026-05-31
    days on market $139,000 Active 51 DOM
15. 2026-05-15
    price $139,000 1551-char remark

    Show marketing remark (1551 chars)

    Welcome to this beautifully maintained 1,368 sq ft double-wide mobile home located in the desirable Hillcrest Mobile Estates senior (55+) community. Offering 3 bedrooms and 2 bathrooms, this home provides the perfect combination combination of space, functionality, and comfort. Step inside to an inviting open floor plan featuring warm laminate flooring, abundant natural light, and a generous living area perfect for relaxing or entertaining. The kitchen is well-appointed with ample cabinetry and comes equipped with a refrigerator, dishwasher, gas range, and built-in over-the-range microwave, making it both practical and move-in ready. The home features central heating and air conditioning, along with ceiling fans throughout for year-round comfort. Double-pane windows enhance energy efficiency while keeping the interior quiet and comfortable. The spacious primary suite offers a peaceful retreat, while two additional bedrooms provide flexibility for guests, hobbies, or a home office. A dedicated laundry room adds convenience to everyday living. Outside, enjoy a long covered carport with plenty of parking space, along with an enclosed patio—perfect for additional living space, hobbies, or relaxing in privacy. Additional exterior features include covered front porch, back patio, and large metal stroage shed! Hillcrest residents enjoy the peaceful neighborhood atmosphere one would expect when purchasing a home in a senior community while remaining close to local shopping, dining, and amenities. Schedule your showing today!

16. 2026-04-10
    listed $145,000 Active 1551-char remark

    Show marketing remark (1551 chars)

    Welcome to this beautifully maintained 1,368 sq ft double-wide mobile home located in the desirable Hillcrest Mobile Estates senior (55+) community. Offering 3 bedrooms and 2 bathrooms, this home provides the perfect combination combination of space, functionality, and comfort. Step inside to an inviting open floor plan featuring warm laminate flooring, abundant natural light, and a generous living area perfect for relaxing or entertaining. The kitchen is well-appointed with ample cabinetry and comes equipped with a refrigerator, dishwasher, gas range, and built-in over-the-range microwave, making it both practical and move-in ready. The home features central heating and air conditioning, along with ceiling fans throughout for year-round comfort. Double-pane windows enhance energy efficiency while keeping the interior quiet and comfortable. The spacious primary suite offers a peaceful retreat, while two additional bedrooms provide flexibility for guests, hobbies, or a home office. A dedicated laundry room adds convenience to everyday living. Outside, enjoy a long covered carport with plenty of parking space, along with an enclosed patio—perfect for additional living space, hobbies, or relaxing in privacy. Additional exterior features include covered front porch, back patio, and large metal stroage shed! Hillcrest residents enjoy the peaceful neighborhood atmosphere one would expect when purchasing a home in a senior community while remaining close to local shopping, dining, and amenities. Schedule your showing today!

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,454
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$2,596
• − Management: −$2,596
• − Depreciation: −$4,044
• Taxable income: $12,651
• Est. tax owed @ 24.0%: −$3,036
• After-tax cash flow: $11,075/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 75/100 Cosmetic rehab

This well-maintained mobile home in a desirable community is move-in ready with minor cosmetic updates needed to enhance its curb appeal and value.

Value-add opportunities

• Both Paint the exterior — Painting the exterior can enhance the curb appeal and increase the home's value.
• Both Replace the ceiling fan — Replacing the ceiling fan can improve the home's functionality and increase its value.
• Resale Update the kitchen cabinets — Updating the kitchen cabinets can make the home more appealing to potential buyers.
• Resale Install new flooring — Installing new flooring can make the home more appealing to potential buyers.
• Resale Update the bathrooms — Updating the bathrooms can make the home more appealing to potential buyers.
• Resale Install new windows — Installing new windows can make the home more appealing to potential buyers and improve energy efficiency.
• Resale Replace the HVAC system — Replacing the HVAC system can make the home more appealing to potential buyers and improve energy efficiency.
• Both Landscaping improvements — Landscaping improvements can enhance the curb appeal and increase the home's value.
• Both Paint the interior walls — Painting the interior walls can make the home more appealing to potential buyers and improve energy efficiency.
• Both Replace the ceiling fan — Replacing the ceiling fan can improve the home's functionality and increase its value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Painting the exterior can enhance the curb appeal and increase the home's value. ↑
• Both Replace the ceiling fan — Replacing the ceiling fan can improve the home's functionality and increase its value. ↑
• Resale Update the kitchen cabinets — Updating the kitchen cabinets can make the home more appealing to potential buyers. ↑
• Resale Install new flooring — Installing new flooring can make the home more appealing to potential buyers. ↑
• Resale Update the bathrooms — Updating the bathrooms can make the home more appealing to potential buyers. ↑
• Resale Install new windows — Installing new windows can make the home more appealing to potential buyers and improve energy efficiency. ↑
• Resale Replace the HVAC system — Replacing the HVAC system can make the home more appealing to potential buyers and improve energy efficiency. ↑
• Both Landscaping improvements — Landscaping improvements can enhance the curb appeal and increase the home's value. ↑
• Both Paint the interior walls — Painting the interior walls can make the home more appealing to potential buyers and improve energy efficiency. ↑
• Both Replace the ceiling fan — Replacing the ceiling fan can improve the home's functionality and increase its 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: Yucaipa-Calimesa Joint Unified
• NCES district ID: 0643560
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 55% ▲ 6.00%
• Median HH income: $58,243
• Composite: 38.09/100
• National rank: #4277
• State rank: #195 of 517 in CA

Livability — Yucaipa

• Score: 66/100
• State rank: #334
• US rank: #11542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yucaipa, CA
• County: San Bernardino County · 2,030,291 people
• City population: 55,366
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 55,366
• Household income: $92,440
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1110.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 55% Hispanic / Latino 36% Two or more races 15% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 77% English-only · Spanish 19% Other Indo-European 1% Other Asian/Pacific 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: ▼ -632.71%
• Current HPI: 353.4762
• Rent YoY: ▼ -1.27%
• 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

-4.1% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $139,000 CRMLS
• 2026-04-10 Listed $145,000 CRMLS

Property tax history

-0.3%/yr

Latest (2025): $10 · +1.2% YoY. Source: county tax records.