8221 Ilex #55 · Fontana, CA 92335

$269,000

4 bd · 2.0 ba · 1,415 sqft · Manufactured public records · 13 Days on market

Built 2019 Good condition Est $190k · 42% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 8221 Ilex St #55, Fontana a beautifully designed manufactured home offering the perfect blend of comfort, style, and affordability. This spacious residence features 9 foot ceilings, 4 bedrooms, 2 bathrooms, and approximately 1,415 square feet of well planned living space and huge storage space, providing plenty of room for families, entertaining, or working from home. Built in 2019, the home offers modern finishes and a contemporary layout designed for today's lifestyle. Step inside to discover an open-concept floor plan filled with natural light, creating a warm and inviting atmosphere from the moment you enter. The spacious kitchen flows seamlessly into the living and dining ar

Key facts

• Clubhouse
• Off street parking
• Spacious kitchen

Tags

• OPEN-CONCEPT FLOOR PLAN
• SPACIOUS KITCHEN
• SWIMMING POOL
• CLUBHOUSE
• RECREATIONAL FACILITIES
• OFF STREET PARKING

Property features AI

Finance

• HOA & community: Land lease (approx. $825/month); Located in Starlite Mobile Home Community

Exterior

• Parking: Attached carport; Guest parking; Additional parking space
• Utilities: Public/district water; Public sewer; Natural gas connected; Electricity connected
• Home design: Single-story mobile home; Front-facing entry; Mobile home remains on site; Estimated year built
• Construction: Composition shingle roof; Mobile home dimensions approximately 27' x 52'; One total story
• Exterior features: Community pool; Sidewalks

Interior

• Kitchen: Remodeled kitchen; Formica counters; Walk-in pantry; Range with stove hood; Dishwasher
• Bedrooms: Primary bedroom (ground level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Double sinks in primary bathroom; Shower and shower-in-tub; Privacy toilet door; Formica counters in bathrooms
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Front entry; Entry at ground level; Walk-in closet; Primary bedroom
• Laundry & utility: Dedicated laundry room; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $269k. 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 $269k).
• Cap rate 11.4% 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.
• Fontana Unified (suburban): math 25% / reading 71% proficiency, ranked #156 of 517 in CA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.3%/yr); 115 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $3,458/mo this rent would consume 53% of the median local household income ($78k/yr) (locally 3437% 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 $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 + 2.3% rent growth), your $75k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

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 $269,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.29% ✓
• Cap rate: 11.42%
• Cash-on-cash: 18.32%
• DSCR: 1.82
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $189,610
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8191 Calabash #38	0.67mi	3/2.0 (-1)	1,344 (-5%)	4mo	$166,000	$124	52
8191 Calabash Ave #39	0.67mi	4/2.0	1,344 (-5%)	21mo	$180,100	$134	43

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: 9.3%
• Equity multiple: 1.36×
• Total profit: $27,267
• Equity at exit: $40,109

10-year hold

• IRR: 17.9%
• Equity multiple: 2.44×
• Total profit: $108,355
• Equity at exit: $23,258

Cash invested: $75,320 (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: 6.5×

Monthly cashflow live

• Estimated rent: $3,458 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$58 /mo · $702/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$726
• Net cashflow: $1,150

Break-even live

Break-even rent $2,002

Max offer price $269,000

Occupancy floor 62%

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13245 Flagstaff Dr Rancho Cucamonga, CA	3.0	2.0	1839	$3,500	$1.90	1d	1	0.32mi
13665 Arrow Blvd Fontana, CA	3.0	2.0	1625	$3,000	$1.85	43d	1	0.47mi
12995 Chestnut Ave Rancho Cucamonga, CA	3.0	1.0	1066	$2,900	$2.72	1d	1	0.56mi
12915 Foothill Blvd Rancho Cucamonga, CA	1.0–3.0	1.0–2.0	1039	$4,194	$4.03	1d	13	0.61mi
8493 Etiwanda Ave Rancho Cucamonga, CA	2.0–3.0	1.0–2.0	977	$2,895	$2.96	1d	3	0.74mi
8186 Banana Ave Fontana, CA	2.0–4.0	2.0–3.5	1686	$4,387	$2.60	1d	14	0.81mi
13742 Lighthouse Ct Fontana, CA	4.0	3.0	1857	$3,600	$1.94	1d	1	0.83mi
13632 Cabrillo Ct Fontana, CA	3.0	2.5	1447	$3,200	$2.21	1d	1	0.84mi
8185 Banana Ave Unit 9 Fontana, CA	4.0	2.5	1790	$3,300	$1.84	43d	1	0.86mi
8185 Banana Ave Unit 23 Fontana, CA	4.0	2.5	1790	$3,300	$1.84	10d	1	0.86mi
8153 Banana Ave Fontana, CA	3.0	2.0	1300	$3,000	$2.31	19d	4	0.86mi
8285 Cashmere Ct Fontana, CA	4.0	2.0	1690	$3,700	$2.19	1d	1	0.88mi
14136 Farralon Ct Fontana, CA	4.0	3.0	1783	$3,400	$1.91	2d	1	1.07mi
7894 Ocean Ct Fontana, CA	3.0	2.5	1839	$3,300	$1.79	10d	1	1.19mi
7691 Creole Pl Unit 6 Rancho Cucamonga, CA	3.0	3.5	1560	$3,600	$2.31	1d	1	1.34mi

Listing history 11 events

1. 2026-06-18
   days on market $269,000 Active 13 DOM
2. 2026-06-17
   days on market $269,000 Active 12 DOM
3. 2026-06-16
   days on market $269,000 Active 11 DOM
4. 2026-06-15
   days on market $269,000 Active 10 DOM
5. 2026-06-13
   days on market $269,000 Active 8 DOM
6. 2026-06-13
   pricedays on market $269,000 Active 7 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-09
   days on market $250,000 Active 4 DOM
9. 2026-06-08
   days on market $250,000 Active 3 DOM
10. 2026-06-07
    remarks 693-char remark
11. 2026-06-07
    listed $250,000 Active 2 DOM

ⓘ 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: $702 · $58/mo
• Projected year-2 tax: $2,044 · $170/mo
• Expected delta: +$1,343/yr (+$112/mo · 191.3%)

ⓘ 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 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,490
• − Mortgage interest: −$15,068
• − Property taxes: −$702
• − Insurance: −$1,345
• − Repairs & maintenance: −$3,319
• − Management: −$3,319
• − Depreciation: −$7,825
• Taxable income: $9,911
• Est. tax owed @ 24.0%: −$2,379
• After-tax cash flow: $11,424/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 well-maintained manufactured home offers a good condition with modern finishes and a spacious floor plan, ideal for both resale and rental.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Rental Replace ceiling fans — Improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Rental Replace ceiling fans — Improves comfort and energy efficiency ↑

ⓘ 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: Fontana Unified
• NCES district ID: 0613920
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 71% ▲ 30.00%
• Median HH income: $53,912
• Composite: 41.31/100
• National rank: #3510
• State rank: #156 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

• 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

1 event — show timeline

• 2026-06-05 Listed $250,000 CRMLS

Property tax history

-1.6%/yr

Latest (2025): $702 · +5.4% YoY. Source: county tax records.