12995 6th #66 · Yucaipa, CA 92399

$133,000

2 bd · 2.0 ba · 960 sqft · Manufactured · 56 Days on market

Built 1968 11 ac lot $139/sqft · 39% above area Est $95k · 39% over

---

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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +3.8/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Remodeled and upgraded double-wide 2-bed/2-bath home located in Valley View Mobile Home Park, a Senior community (55+) in Yucaipa. Home is well-maintained and includes an open floor plan, newer laminate flooring throughout, double pane window, ceiling fans & remodeled kitchen with a beautiful built-in island. The kitchen opens directly into the living room and includes a 6-burner gas range, custom quartz countertops & backsplash, a huge center island with breakfast bar, lots of cabinet space and stainless steel appliances. Nice Master bedroom size with mirrored closet doors and ceiling fan & remodeled master bathroom. The guest bath has been upgraded and features a shower

Key facts

• Remodeled kitchen
• Built-in island
• Huge center island

Tags

• REMODELED KITCHEN
• BUILT-IN ISLAND
• 6-BURNER GAS RANGE
• CUSTOM QUARTZ COUNTERTOPS
• HUGE CENTER ISLAND
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Manager approval required for multi-unit/pets — contact park for pet policy
• Financial info: Land lease amount applies
• HOA & community: Located in Valley View Mobile Home Park; Senior community; Community features: sidewalks, suburban setting; Land lease applies

Exterior

• Parking: Paved parking; Carport (attached); 2 parking spaces (including 2 garage spaces)
• Security: Smoke and carbon monoxide detectors
• Utilities: Electricity on property (standard, 220V for spa); Natural gas connected; Water connected (district/public); Public sewer; Cable connected
• Home design: Mobile home (24' x 40') — mobile home remains; Double body type; One story; Northeast facing; Updated / remodeled with additions/alterations; Zero lot line on a corner, irregular-shaped lot; Manual sprinklers; Has a view; Two or more access exits
• Construction: Roof: foam, fiberglass, flat, elastomeric, fire-retardant; Construction: drywall walls, blown insulation; Foundation skirt: aluminum
• Exterior features: Covered, enclosed slab patio; Awning; Rain gutters; In-ground community pool; Storage building / shed; Aluminum skirting

Interior

• Kitchen: Kitchen open to family room; Remodeled kitchen with quartz counters; Kitchen island; High-efficiency water heater; Energy Star appliances; Built-in range; Free-standing range / 6-burner stove; Gas oven and gas cooktop
• Bedrooms: Primary bedroom; All bedrooms on one level
• Flooring: Tile floors; Laminate floors
• Bathrooms: One full bath; One 3/4 bath; Soaking tub; Shower in tub (bathtub and shower)
• Heating & cooling: Forced air heating; Central furnace; Heat pump; Ductless cooling; Electric cooling
• Interior features: Wired for data and sound; Quartz counters; Copper partial plumbing; Ceiling fan; Open floor plan; Coffered ceilings; Sliding glass doors; Insulated doors; Mirrored closet doors; Panel doors; Double-pane windows; Window coverings (drapes/curtains, blinds); Carbon monoxide and smoke detectors; Private above-ground spa
• Laundry & utility: Washer/dryer hookups (gas and electric dryer hookup); Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $133k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $133k).
• Recommended offer: $129k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $920 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.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 21y 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 $35k; list at $133k implies a 280% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $129,010 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 1.31% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.62%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $95,442
• List price: $133,000
• Delta: 39.35%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12995 6th St #71	0.00mi	2/2.0	960 (0%)	0mo	$117,000	$122	100
12995 6th #9	0.06mi	2/2.0	880 (-8%)	4mo	$160,000	$182	79
12830 6TH St #67	0.34mi	2/2.0	976 (+2%)	9mo	$100,000	$102	74
34111 Wildwood Canyon Rd #136	0.25mi	2/2.0	1,080 (+12%)	1mo	$150,000	$139	66
33600 Calimesa Blvd SPC # 159	0.60mi	2/2.0	960 (0%)	13mo	$71,500	$74	61
13063 5th St #5	0.23mi	2/1.0	864 (-10%)	12mo	$39,999	$46	58
34111 Wildwood Canyon Rd #33	0.19mi	3/2.0 (+1)	1,056 (+10%)	17mo	$163,400	$155	55
12813 7th St #5	0.44mi	2/2.0	1,080 (+12%)	15mo	$50,000	$46	46
12830 6TH St #5	0.26mi	2/1.5	840 (-12%)	24mo	$114,900	$137	45
33848 Avenue G #24	0.47mi	2/1.0	1,040 (+8%)	23mo	$109,000	$105	41

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: 1.7%
• Equity multiple: 1.06×
• Total profit: $2,279
• Equity at exit: $19,831

10-year hold

• IRR: 8.0%
• Equity multiple: 1.53×
• Total profit: $19,618
• Equity at exit: $11,499

Cash invested: $37,240 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,738 high
• Mortgage (P&I): −$697
• Tax est. 1.5%: −$166 /mo · $1,995/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $454

Break-even live

Break-even rent $1,163

Max offer price $133,000

Occupancy floor 69%

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12710 3rd St Spc 64 Yucaipa, CA	3.0	2.0	800	$1,795	$2.24	43d	1	0.67mi
12710 3rd St Spc 54 Yucaipa, CA	2.0	1.0	800	$1,595	$1.99	43d	1	0.67mi
12710 3rd St #21 Yucaipa, CA	2.0	2.0	760	$1,650	$2.17	24d	1	0.69mi
12710 3rd St #57 Yucaipa, CA	2.0	1.0	720	$1,495	$2.08	43d	1	0.71mi
12710 3rd St #32 Yucaipa, CA	2.0	1.0	800	$1,650	$2.06	43d	1	0.71mi
12710 3rd St Spc 2 Yucaipa, CA	2.0	1.5	660	$1,650	$2.50	43d	1	0.71mi
12710 3rd St Spc 3 Yucaipa, CA	2.0	1.0	640	$1,595	$2.49	24d	1	0.71mi
12710 3rd St Unit 97 Yucaipa, CA	1.0	1.0	672	$1,350	$2.01	43d	1	0.75mi
12710 3rd St Unit 81 Yucaipa, CA	2.0	1.0	560	$1,495	$2.67	5d	1	0.75mi
34063 Avenue J Apt A Yucaipa, CA	1.0	1.0	800	$1,250	$1.56	43d	1	0.75mi
12710 3rd St Unit 31 Yucaipa, CA	2.0	1.0	800	$1,650	$2.06	24d	1	0.76mi
13645 5th St #75 Yucaipa, CA	2.0	2.0	890	$1,700	$1.91	43d	1	0.77mi
13383 3rd St Unit 3 Yucaipa, CA	2.0	1.0	750	$1,800	$2.40	24d	1	0.80mi
12350 5th St Unit 12382 Yucaipa, CA	2.0	1.0	825	$1,850	$2.24	24d	1	0.87mi
947 Park Ave Calimesa, CA	2.0	1.0	800	$1,600	$2.00	15d	1	1.01mi
12301 3rd St Yucaipa, CA	1.0	1.0	992	$2,150	$2.17	1d	1	1.15mi
34449 Yucaipa Blvd Unit 10 Yucaipa, CA	2.0	1.0	802	$1,595	$1.99	43d	1	1.19mi
213 W County Line Rd #5 Calimesa, CA	2.0	2.0	950	$1,750	$1.84	11d	1	1.23mi
34759 Avenue B Ct Unit 3 Yucaipa, CA	2.0	1.0	700	$1,795	$2.56	43d	1	1.24mi
34384 Yucaipa Blvd Unit 102 Yucaipa, CA	1.0	1.0	920	$1,900	$2.07	43d	1	1.25mi
34384 Yucaipa Blvd Yucaipa, CA	1.0	1.0	920	$2,100	$2.28	43d	2	1.28mi
12225 2nd St Yucaipa, CA	1.0	1.0	720	$2,295	$3.19	1d	1	1.35mi
34947 Avenue A Unit A Yucaipa, CA	2.0	1.0	800	$1,900	$2.38	43d	1	1.44mi
34976 Avenue A Unit A Yucaipa, CA	2.0	1.0	755	$1,925	$2.55	3d	1	1.49mi
34976 Avenue A Unit A Yucaipa, CA	2.0	1.0	755	$1,895	$2.51	43d	1	1.49mi

Listing history 31 events

1. 2026-06-18
   days on market $133,000 Active 56 DOM
2. 2026-06-17
   days on market $133,000 Active 55 DOM
3. 2026-06-16
   days on market $133,000 Active 54 DOM
4. 2026-06-15
   days on market $133,000 Active 53 DOM
5. 2026-06-13
   days on market $133,000 Active 51 DOM
6. 2026-06-13
   days on market $133,000 Active 50 DOM
7. 2026-06-09
   days on market $133,000 Active 47 DOM
8. 2026-06-08
   days on market $133,000 Active 46 DOM
9. 2026-06-07
   days on market $133,000 Active 45 DOM
10. 2026-06-04
    days on market $133,000 Active 42 DOM
11. 2026-06-03
    days on market $133,000 Active 41 DOM
12. 2026-06-02
    days on market $133,000 Active 40 DOM
13. 2026-06-01
    days on market $133,000 Active 39 DOM
14. 2026-05-31
    days on market $133,000 Active 38 DOM
15. 2026-04-23
    listed $133,000 Active 1055-char remark
16. 2024-05-27
    historical
17. 2024-05-17
    status Active
18. 2024-05-07
    status Active
19. 2024-04-28
    status Active
20. 2024-04-23
    status Active
21. 2024-03-14
    status Active
22. 2024-03-02
    status Active
23. 2024-02-29
    status Active
24. 2023-04-26
    status Active
25. 2023-04-11
    listed $137,500 Active
26. 2007-10-17
    historical
27. 2007-07-28
    price $45,900
28. 2007-05-28
    price $49,000
29. 2007-04-19
    listed $54,900
30. 2005-07-22
    soldstatus $35,000
31. 2005-05-06
    listed $40,000

ⓘ 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 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: $20,853
• − Mortgage interest: −$7,450
• − Property taxes: −$1,995
• − Insurance: −$665
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$3,869
• Taxable income: $3,538
• Est. tax owed @ 24.0%: −$849
• After-tax cash flow: $4,595/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: 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

+232.5% since first listed

17 events — show timeline

• 2026-04-23 Listed $133,000 CRMLS
• 2024-05-27 Listing Removed — CRMLS
• 2024-05-17 Relisted — CRMLS
• 2024-05-07 Relisted — CRMLS
• 2024-04-28 Relisted — CRMLS
• 2024-04-23 Relisted — CRMLS
• 2024-03-14 Relisted — CRMLS
• 2024-03-02 Relisted — CRMLS
• 2024-02-29 Relisted — CRMLS
• 2023-04-26 Relisted — CRMLS
• 2023-04-11 Listed $137,500 CRMLS
• 2007-10-17 Listing Removed — CRMLS
• 2007-07-28 Price Changed $45,900 CRMLS
• 2007-05-28 Price Changed $49,000 CRMLS
• 2007-04-19 Listed $54,900 CRMLS
• 2005-07-22 Sold (MLS) $35,000 CRMLS
• 2005-05-06 Listed $40,000 CRMLS