6070 Manzanita Ct · Oak Glen, CA 92305

$369,998

2 bd · 1.0 ba · 2,016 sqft · SingleFamily public records · 165 Days on market

Built 1976 0.29 ac lot $184/sqft · 16% below area Est $442k · 16% 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 +14.9/15.0
• Cash flow +7.3/30.0
• Appreciation +6.7/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.0/5.0
• 1% rule +1.5/10.0
• DSCR +1.5/10.0

Listing remarks MLS

PRICE IMPROVEMENT!!Come see this cozy home on a large 1/4 acre lot with detached carport area! Just a few miles away from Yucaipa and Redlands, but feels farther out with the beautiful mountain views! This home has flat level parking and entry, new leach lines, fresh paint and flooring upstairs and downstairs, new kitchen sink and countertops, beautiful large deck with amazing views, end of a cul-de-sac, Central heat and Air conditioning, RV parking, wood stove fireplace, and the list goes on! Sellers currently only pay $105 a month for CA Fair Fire Insurance plan! Must see to appreciate!

Key facts

• Detached carport
• Flat level parking
• Large lot

Tags

• LARGE LOT
• DETACHED CARPORT
• MOUNTAIN VIEWS
• FLAT LEVEL PARKING
• NEW KITCHEN SINK
• NEW COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $-488 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (23.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (34.8% below list).
• Recommended offer: $241k (34.8% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.6% in Oak Glen — 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 40/100 on livability (#1,386 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: schools D, amenities F, commute F.
• Bear Valley Unified (town): math 26% / reading 43% proficiency, ranked #289 of 517 in CA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($3k loan paydown + $13k appreciation (3.5% local appreciation)).
• San Bernardino County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 10y ago 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.
• Current owner paid $320k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,127 (34.8% 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 165 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 1976 — 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.71%
• Cash-on-cash: -5.66%
• DSCR: 0.75
• GRM: 12.8

CMA / ARV

• ARV (median comp): $442,281
• List price: $369,998
• Delta: -16.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37568 N LIVE OAK St	0.12mi	3/2.0 (+1)	2,000 (-1%)	12mo	$385,000	$193	74
6237 Oak Ave	0.26mi	3/2.5 (+1)	2,034 (+1%)	20mo	$540,000	$265	59
5879 Mountain Creek Home	0.26mi	3/2.0 (+1)	1,725 (-14%)	1mo	$395,000	$229	54
6374 Sugar Pines Cir	0.45mi	3/2.0 (+1)	2,122 (+5%)	24mo	$545,000	$257	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.22×
• Total profit: $22,410
• Equity at exit: $175,948

10-year hold

• IRR: 6.8%
• Equity multiple: 2.08×
• Total profit: $112,391
• Equity at exit: $278,854

Cash invested: $103,599 (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 92305

• Home prices YoY: 1.1%
• Active inventory: 33
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,411 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$299 /mo · $3,585/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-488

Break-even live

Break-even rent $3,029

Max offer price $283,727

Occupancy floor —

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Listing history 49 events

1. 2026-06-01
   days on market $369,998 Active 165 DOM
2. 2026-05-31
   days on market $369,998 Active 164 DOM
3. 2026-05-07
   price $369,998 595-char remark

   Show marketing remark (595 chars)

   PRICE IMPROVEMENT!!Come see this cozy home on a large 1/4 acre lot with detached carport area! Just a few miles away from Yucaipa and Redlands, but feels farther out with the beautiful mountain views! This home has flat level parking and entry, new leach lines, fresh paint and flooring upstairs and downstairs, new kitchen sink and countertops, beautiful large deck with amazing views, end of a cul-de-sac, Central heat and Air conditioning, RV parking, wood stove fireplace, and the list goes on! Sellers currently only pay $105 a month for CA Fair Fire Insurance plan! Must see to appreciate!

4. 2026-02-13
   price $369,999 595-char remark

   Show marketing remark (595 chars)

   PRICE IMPROVEMENT!!Come see this cozy home on a large 1/4 acre lot with detached carport area! Just a few miles away from Yucaipa and Redlands, but feels farther out with the beautiful mountain views! This home has flat level parking and entry, new leach lines, fresh paint and flooring upstairs and downstairs, new kitchen sink and countertops, beautiful large deck with amazing views, end of a cul-de-sac, Central heat and Air conditioning, RV parking, wood stove fireplace, and the list goes on! Sellers currently only pay $105 a month for CA Fair Fire Insurance plan! Must see to appreciate!

5. 2026-02-07
   price $374,899 595-char remark

   Show marketing remark (595 chars)

   PRICE IMPROVEMENT!!Come see this cozy home on a large 1/4 acre lot with detached carport area! Just a few miles away from Yucaipa and Redlands, but feels farther out with the beautiful mountain views! This home has flat level parking and entry, new leach lines, fresh paint and flooring upstairs and downstairs, new kitchen sink and countertops, beautiful large deck with amazing views, end of a cul-de-sac, Central heat and Air conditioning, RV parking, wood stove fireplace, and the list goes on! Sellers currently only pay $105 a month for CA Fair Fire Insurance plan! Must see to appreciate!

6. 2026-01-27
   price $374,900 595-char remark

   Show marketing remark (595 chars)

   PRICE IMPROVEMENT!!Come see this cozy home on a large 1/4 acre lot with detached carport area! Just a few miles away from Yucaipa and Redlands, but feels farther out with the beautiful mountain views! This home has flat level parking and entry, new leach lines, fresh paint and flooring upstairs and downstairs, new kitchen sink and countertops, beautiful large deck with amazing views, end of a cul-de-sac, Central heat and Air conditioning, RV parking, wood stove fireplace, and the list goes on! Sellers currently only pay $105 a month for CA Fair Fire Insurance plan! Must see to appreciate!

7. 2026-01-03
   price $374,998 595-char remark

   Show marketing remark (595 chars)

   PRICE IMPROVEMENT!!Come see this cozy home on a large 1/4 acre lot with detached carport area! Just a few miles away from Yucaipa and Redlands, but feels farther out with the beautiful mountain views! This home has flat level parking and entry, new leach lines, fresh paint and flooring upstairs and downstairs, new kitchen sink and countertops, beautiful large deck with amazing views, end of a cul-de-sac, Central heat and Air conditioning, RV parking, wood stove fireplace, and the list goes on! Sellers currently only pay $105 a month for CA Fair Fire Insurance plan! Must see to appreciate!

8. 2025-12-18
   listed $374,999 Active 595-char remark

   Show marketing remark (595 chars)

   PRICE IMPROVEMENT!!Come see this cozy home on a large 1/4 acre lot with detached carport area! Just a few miles away from Yucaipa and Redlands, but feels farther out with the beautiful mountain views! This home has flat level parking and entry, new leach lines, fresh paint and flooring upstairs and downstairs, new kitchen sink and countertops, beautiful large deck with amazing views, end of a cul-de-sac, Central heat and Air conditioning, RV parking, wood stove fireplace, and the list goes on! Sellers currently only pay $105 a month for CA Fair Fire Insurance plan! Must see to appreciate!

9. 2025-12-17
   historical
10. 2025-12-05
    price $374,900
11. 2025-11-26
    price $374,998
12. 2025-11-08
    price $374,999
13. 2025-10-31
    price $376,999
14. 2025-10-22
    price $377,000
15. 2025-10-09
    price $378,000
16. 2025-09-27
    price $379,000
17. 2025-09-16
    price $380,000
18. 2025-07-23
    price $384,999
19. 2025-07-21
    price $393,999
20. 2025-07-11
    price $394,999
21. 2025-06-17
    listed $395,000 Active
22. 2025-05-28
    historical
23. 2025-05-20
    price $399,999
24. 2025-05-19
    price $405,000
25. 2025-03-24
    price $409,000
26. 2025-01-10
    price $414,999
27. 2024-11-07
    price $419,999
28. 2024-10-28
    listed $429,999 Active
29. 2023-04-21
    soldstatus $320,000 Closed Sale
30. 2023-04-21
    soldstatus $320,000
31. 2023-03-16
    historical Active Under Contract
32. 2023-03-05
    price $341,700
33. 2023-02-14
    status Active
34. 2023-02-02
    price $369,500
35. 2022-11-02
    listed $385,000 Active
36. 2022-10-28
    historical $385,000
37. 2020-07-22
    soldstatus $205,000
38. 2020-07-22
    soldstatus $205,000 Closed Sale
39. 2020-07-21
    soldstatus $212,000
40. 2020-05-23
    status Pending Sale
41. 2020-04-14
    listed $205,000
42. 2020-04-14
    listed $205,000 Active
43. 2019-07-24
    historical
44. 2019-04-17
    price $239,900
45. 2019-01-27
    price $259,900
46. 2018-07-26
    listed $289,150 Active
47. 2017-11-30
    historical
48. 2017-08-22
    price $249,900
49. 2016-10-29
    listed $265,000 Active

ⓘ 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: $3,585 · $299/mo
• Projected year-2 tax: $3,585 · $299/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 2/10 Low 10 d/yr ≥87°F today · 28 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 37 unhealthy d/yr today · 43 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,935
• − Mortgage interest: −$20,726
• − Property taxes: −$3,585
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,315
• − Management: −$2,315
• − Depreciation: −$10,764
• Taxable loss: −$12,619
• Est. tax savings @ 24.0%: +$3,029
• After-tax cash flow: $-2,832/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: Bear Valley Unified
• NCES district ID: 0604230
• Math proficiency: 26% ▼ -4.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $42,222
• Composite: 29.12/100
• National rank: #6588
• State rank: #289 of 517 in CA

Livability — Oak Glen

• Score: 40/100
• State rank: #1386
• US rank: #27266

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 371

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 White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Scotch-Irish 5% Iranian 3% Russian 2%
• Foreign-born: 5%
• Languages at home: 79% English-only · Russian/Polish/Slavic 21%

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: ▲ 3.46%
• Current HPI: 307.1726
• Rent YoY: —
• Metro: —
• 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

+39.6% since first listed

47 events — show timeline

• 2026-05-07 Price Changed $369,998 CRMLS
• 2026-02-13 Price Changed $369,999 CRMLS
• 2026-02-07 Price Changed $374,899 CRMLS
• 2026-01-27 Price Changed $374,900 CRMLS
• 2026-01-03 Price Changed $374,998 CRMLS
• 2025-12-18 Listed $374,999 CRMLS
• 2025-12-17 Listing Removed — CRMLS
• 2025-12-05 Price Changed $374,900 CRMLS
• 2025-11-26 Price Changed $374,998 CRMLS
• 2025-11-08 Price Changed $374,999 CRMLS
• 2025-10-31 Price Changed $376,999 CRMLS
• 2025-10-22 Price Changed $377,000 CRMLS
• 2025-10-09 Price Changed $378,000 CRMLS
• 2025-09-27 Price Changed $379,000 CRMLS
• 2025-09-16 Price Changed $380,000 CRMLS
• 2025-07-23 Price Changed $384,999 CRMLS
• 2025-07-21 Price Changed $393,999 CRMLS
• 2025-07-11 Price Changed $394,999 CRMLS
• 2025-06-17 Listed $395,000 CRMLS
• 2025-05-28 Listing Removed — CRMLS
• 2025-05-20 Price Changed $399,999 CRMLS
• 2025-05-19 Price Changed $405,000 CRMLS
• 2025-03-24 Price Changed $409,000 CRMLS
• 2025-01-10 Price Changed $414,999 CRMLS
• 2024-11-07 Price Changed $419,999 CRMLS
• 2024-10-28 Listed $429,999 CRMLS
• 2023-04-21 Sold (Public Records) $320,000 Public Records
• 2023-04-21 Sold (MLS) $320,000 CRMLS
• 2023-03-16 Contingent — CRMLS
• 2023-03-05 Price Changed $341,700 CRMLS
• 2023-02-14 Relisted — CRMLS
• 2023-02-02 Price Changed $369,500 CRMLS
• 2022-11-02 Listed $385,000 CRMLS
• 2022-10-28 Coming Soon $385,000 CRMLS
• 2020-07-22 Sold (MLS) $205,000 CRMLS
• 2020-07-22 Sold (MLS) $205,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2020-07-21 Sold (Public Records) $212,000 Public Records
• 2020-05-23 Pending — CRMLS
• 2020-04-14 Listed $205,000 CRMLS
• 2020-04-14 Listed $205,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2019-07-24 Listing Removed — CRMLS
• 2019-04-17 Price Changed $239,900 CRMLS
• 2019-01-27 Price Changed $259,900 CRMLS
• 2018-07-26 Listed $289,150 CRMLS
• 2017-11-30 Listing Removed — CRMLS
• 2017-08-22 Price Changed $249,900 CRMLS
• 2016-10-29 Listed $265,000 CRMLS

Property tax history

+8.5%/yr

Latest (2025): $3,585 · -2.5% YoY. Source: county tax records.