22111 Newport St #98 · Grand Terrace, CA 92313

$150,000

3 bd · 2.0 ba · 1,080 sqft · Manufactured · 11 Days on market

Built 1967 Fair condition Est $188k · 20% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming mobile home is located in the quiet and peaceful community of Grand Terrance, California. This cozy home features 3 bedrooms and 2 bathrooms, making it an ideal space for anyone. Upon entering the home, you are greeted with a spacious living room perfect for relaxing and entertaining guests. The kitchen is equipped with modern touches and convenient cabinet space, making meal preparation a breeze. Additionally, you'll find beautiful recessed lighting throughout the home, creating a warm and inviting ambiance that is perfect for relaxing and entertaining. The bedrooms in this home are well-sized and provide plenty of natural light. This mobile home also offers a covered carport and additional outdoor storage space for your convenience. The community is well-maintained and features a pool, which you can catch up with friends at the clubhouse, and includes a full-sized kitchen and ample space for parties and get-togethers.

Key facts

• Clubhouse
• Community pool
• Covered carport

Tags

• UPDATED KITCHEN
• COVERED CARPORT
• OUTDOOR STORAGE SHED
• COMMUNITY POOL
• CLUBHOUSE

Property features AI

Finance

• Other: Pets allowed with number limits and breed restrictions; Park name: Grand Royal Estates
• Financial info: Monthly land lease: $1,090 (seller provided)
• HOA & community: Land lease in park (Grand Royal Estates)

Exterior

• Parking: Covered parking; Attached carport (3 carport spaces); Driveway parking; Paved parking
• Utilities: Public/district water; Public sewer; Natural gas available; Electricity available; Cable available; Telephone available (in street); Underground utilities
• Home design: Single-story mobile home (model LA CORONA); Mobile home remains on site (20 ft by 54 ft); Turnkey and updated/remodeled condition; Faces north; One total story; Entry at front door
• Construction: Metal roof; Vinyl exterior fencing; Number of sheds: 2; Accessible design features (wide doors, no interior steps)
• Exterior features: Metal roof; Awning; Community pool; Shed (2 on property); Vinyl fencing in new condition; Corner lot; Level with street; Paved surfaces; Landscaped yard with front yard, back yard, lawn and garden; Street lighting

Interior

• Kitchen: Remodeled kitchen with quartz counters; Kitchen open to family room; Kitchen island; Self-closing drawers; Utility sink; Dishwasher; Gas cooktop; Gas range and gas oven; Range/stove hood; Microwave; Garbage disposal; Refrigerator; Gas water heater; Water heater unit
• Bedrooms: All bedrooms on main level
• Flooring: Laminated flooring
• Bathrooms: Two full bathrooms; Remodeled baths with quartz counters; Shower-in-tub and bathtub options; Exhaust fans; Closet in bathroom
• Heating & cooling: Heat pump (cooling available)
• Interior features: Unfurnished; Pantry; Living room deck attached; Recessed lighting; Open floor plan; Energy Star doors; Sliding glass doors; Double pane windows; No interior steps; Entry slope less than 1 foot; 32-inch-or-wider doors; Multiple access exits
• Laundry & utility: Washer included; Dryer included; Washer hookup; Gas dryer hookup; Laundry area inside (in kitchen area)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Cap rate 14.8% vs local median 3.4% in Grand Terrace — 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 60/100 on livability (#592 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: amenities F, commute 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.
• Zoned schools: Grand Terrace Elementary (650 students, 82% FRL); Terrace Hills Middle (math 18% / reading 33%, grade F, #260 of 498 statewide, top 54%, 838 students, 74% FRL); Grand Terrace High Sch At The Ray Abril Jr. Edal Complex (math 20% / reading 58%, grade F, #558 of 1,170 statewide, top 48%, 1,726 students, 68% FRL) — zoned schools at 74% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 23 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 ($84k/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 $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 + 2.4% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $70k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major 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 $150,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.78% ✓
• Cap rate: 14.83%
• Cash-on-cash: 30.49%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $187,920
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22111 NEWPORT Ave #5	0.01mi	3/2.0	1,128 (+4%)	5mo	$175,000	$155	88
22111 Newport Ave #68	0.02mi	2/2.0 (-1)	1,120 (+4%)	1mo	$128,000	$114	88
21845 Grand Terrace Rd #12	0.38mi	3/2.0	1,008 (-7%)	2mo	$175,960	$175	70
21845 Grand Terrace Rd #22	0.35mi	3/2.0	940 (-13%)	6mo	$163,960	$174	57
700 E Washington St #201	0.36mi	3/2.0	1,224 (+13%)	22mo	$425,000	$347	42

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 · 2.38% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.00×
• Total profit: $42,047
• Equity at exit: $22,365

10-year hold

• IRR: 31.9%
• Equity multiple: 3.80×
• Total profit: $117,601
• Equity at exit: $12,969

Cash invested: $42,000 (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 92313

• Rents YoY: 2.4%
• Active inventory: 23
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,663 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $1,067

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 55%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12001 Vivienda Ave Grand Terrace, CA	3.0	2.0	1048	$3,100	$2.96	44d	1	0.24mi
12005 Aspen Cir Grand Terrace, CA	2.0	2.0	1100	$2,395	$2.18	44d	1	0.40mi
11750 Mount Vernon Ave Grand Terrace, CA	1.0–2.0	1.0–2.0	776	$2,348	$3.03	2d	13	0.40mi
700 E Washington St Colton, CA	3.0	2.0	1465	$3,149	$2.15	18d	1	0.41mi
700 E Washington St #130 Colton, CA	3.0	2.0	1344	$2,500	$1.86	24d	1	0.48mi
800 E Washington St Colton, CA	1.0–2.0	1.0–2.0	664	$2,150	$3.24	2d	18	0.61mi
12168 Mount Vernon Ave #31 Grand Terrace, CA	3.0	3.0	1427	$3,095	$2.17	44d	1	0.62mi
22491 De Berry St Grand Terrace, CA	1.0–2.0	1.0–2.0	875	$1,900	$2.17	2d	18	0.82mi
1043 Santo Antonio Dr Colton, CA	1.0–2.0	1.0–2.0	933	$2,320	$2.49	2d	5	1.05mi
1251 S Meadow Ln #158 Colton, CA	2.0	2.0	864	$2,199	$2.55	44d	1	1.36mi
1316 S Meadow Ln Colton, CA	2.0–3.0	1.0–2.0	916	$2,707	$2.96	3d	15	1.40mi
1699 E Washington St Colton, CA	1.0–2.0	1.0–2.0	845	$2,318	$2.74	2d	9	1.44mi

Listing history 9 events

1. 2026-06-18
   days on market $150,000 Active 11 DOM
2. 2026-06-17
   days on market $150,000 Active 10 DOM
3. 2026-06-16
   days on market $150,000 Active 9 DOM
4. 2026-06-15
   days on market $150,000 Active 8 DOM
5. 2026-06-13
   days on market $150,000 Active 6 DOM
6. 2026-06-13
   pricedays on market $150,000 Active 5 DOM
7. 2026-06-09
   days on market $220,000 Active 2 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $220,000 Active 1 DOM

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 22 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,955
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,556
• − Management: −$2,556
• − Depreciation: −$4,364
• Taxable income: $11,076
• Est. tax owed @ 24.0%: −$2,658
• After-tax cash flow: $10,147/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and value. Painting, updating cabinets, and landscaping would significantly enhance its curb appeal and interior aesthetics.

Repairs flagged

• Moderate Kitchen cabinets — Worn condition
• Moderate Kitchen countertops — Worn condition
• Moderate Bathroom fixtures — Worn condition
• Moderate Exterior siding — Worn condition
• Moderate Flooring — Worn condition
• Moderate Paint — Scuffs and marks
• Moderate Windows — Signs of wear
• Moderate HVAC unit — Signs of wear

Value-add opportunities

• Both Painting and updating kitchen cabinets — Improves curb appeal and interior aesthetics
• Both Landscaping and trimming — Enhances curb appeal and creates a more inviting exterior
• Both HVAC unit replacement — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn condition	Moderate	$3,000–15,000
Kitchen countertops · Worn condition	Moderate	$3,000–15,000
Bathroom fixtures · Worn condition	Moderate	$3,000–15,000
Exterior siding · Worn condition	Moderate	$3,000–15,000
Flooring · Worn condition	Moderate	$3,000–15,000
Paint · Scuffs and marks	Moderate	$3,000–15,000
Windows · Signs of wear	Moderate	$3,000–15,000
HVAC unit · Signs of wear	Moderate	$3,000–15,000
Total estimated repair cost · 8 items		$24,000–120,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Improves curb appeal and interior aesthetics ↑
• Both Landscaping and trimming — Enhances curb appeal and creates a more inviting exterior ↑
• Both HVAC unit replacement — 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: 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 — Grand Terrace

• Score: 60/100
• State rank: #592
• US rank: #19184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Terrace, CA
• County: San Bernardino County · 2,030,291 people
• City population: 13,078
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 13,078
• Household income: $83,628
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 398.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 53% White 33% Two or more races 15% Asian 4% Black 4% Pacific Islander 2%
• Hispanic origin (detail): Mexican 42% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Serbian 2% Armenian 2%
• Foreign-born: 14% · Canada, China
• Languages at home: 65% English-only · Spanish 29% Other Asian/Pacific 2% 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: ▼ -235.93%
• Current HPI: 344.0046
• Rent YoY: ▲ 2.38%
• 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

+58.3% since first listed

7 events — show timeline

• 2026-06-07 Listed $220,000 CRMLS
• 2023-05-12 Sold (MLS) $140,000 CRMLS
• 2023-04-13 Pending — CRMLS
• 2023-04-07 Relisted — CRMLS
• 2023-03-31 Listed $130,000 CRMLS
• 2022-03-30 Listing Removed — CRMLS
• 2022-02-21 Listed $139,000 CRMLS