9800 Base Line Rd #114 · Rancho Cucamonga, CA 91701

$195,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 182 Days on market

Built 1974 Est $176k · 11% over ↓ 2% 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
• Schools +5.8/10.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 2-bedroom, 2-bath, 1,344 sq ft home located in a beautifully maintained 55+ senior community. This spacious residence features a bright living room, a large dining area with built-in cabinetry, and a well-appointed kitchen with plenty of storage. The living room has been professionally reinforced to support the weight of a full-size pool table, making it perfect for entertaining or enjoying your favorite hobbies. The home also offers a covered carport, indoor laundry, and a low-maintenance yard with mature fruit trees. Clean, comfortable, and full of potential—this home is ready for its next owner to make it their own.

Key facts

• Community pool
• Built 1974
• Listed 182 days

Property features AI

Finance

• Other: Lot density approximately 0–1 unit per acre; Located on Baseline between Archibald and Hermosa
• Financial info: Land lease amount applies
• HOA & community: Senior community; Land lease community

Exterior

• Parking: Park space in Ramona Villa Estates
• Utilities: Public sewer; Water included with rent (for rental/land lease contexts)
• Home design: Manufactured/mobile home (Royal Lancer model); Double-wide body type; Single-story; Mobile home remains on property; Located in Ramona Villa Estates
• Construction: Mobile home with 12 ft width and 56 ft length; Year built per assessor
• Exterior features: Association pool; Close to clubhouse; Urban community setting

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Ground-level entry; Single-story home; Entry located on the ground floor
• Laundry & utility: Laundry in an individual room; Washer and dryer excluded from sale

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k.

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 $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 2.7% in Rancho Cucamonga — 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 70/100 on livability (#237 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A, housing A-; Watch: amenities D+, health & safety D, cost of living F.
• Alta Loma Elementary (suburban): math 58% / reading 68% proficiency, ranked #162 of 1,400 in CA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.7%/yr); 61 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 32% of the median local income ($114k/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 $6k 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 + 4.7% rent growth), your $55k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.57% ✓
• Cap rate: 12.92%
• Cash-on-cash: 23.68%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $176,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9800 Baseline Rd #82	0.01mi	2/2.0 (-1)	1,440 (+7%)	3mo	$148,500	$103	80
9800 Baseline Rd #62	0.16mi	2/2.0 (-1)	1,296 (-4%)	3mo	$150,000	$116	79
9800 Baseline Rd #76	0.09mi	2/2.0 (-1)	1,440 (+7%)	2mo	$125,000	$87	78
10210 Baseline #263	0.46mi	2/2.0 (-1)	1,320 (-2%)	2mo	$155,500	$118	69
10210 Baseline Rd #115	0.46mi	3/2.0	1,440 (+7%)	3mo	$200,000	$139	64
10210 Base Line #289	0.55mi	3/2.0	1,440 (+7%)	1mo	$210,000	$146	62
10210 Baseline #274	0.46mi	2/2.0 (-1)	1,440 (+7%)	3mo	$189,000	$131	59
10350 Base Line #108	0.64mi	3/2.0	1,400 (+4%)	4mo	$230,000	$164	59
10210 Base Line Rd #235	0.55mi	2/2.0 (-1)	1,440 (+7%)	2mo	$212,000	$147	56
10210 Baseline #291	0.55mi	2/2.0 (-1)	1,440 (+7%)	3mo	$215,000	$149	55
10210 Baseline Rd #51	0.55mi	2/2.0 (-1)	1,440 (+7%)	4mo	$160,000	$111	54
10210 Baseline #173	0.55mi	2/2.0 (-1)	1,200 (-11%)	3mo	$145,000	$121	49

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 · 4.67% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 1.78×
• Total profit: $42,329
• Equity at exit: $29,075

10-year hold

• IRR: 28.2%
• Equity multiple: 3.71×
• Total profit: $147,694
• Equity at exit: $16,860

Cash invested: $54,600 (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 91701

• Rents YoY: 4.7%
• Active inventory: 61
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $3,070 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $1,078

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 60%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9600 Lomita Ct Rancho Cucamonga, CA	2.0	1.0–2.0	886	$2,345	$2.65	2d	4	0.34mi
7325 Layton St Rancho Cucamonga, CA	3.0	2.0	1471	$3,450	$2.35	2d	1	0.55mi
9775 El Paseo Dr Rancho Cucamonga, CA	2.0	2.5	1166	$2,650	$2.27	2d	1	0.78mi
10223 19th St Rancho Cucamonga, CA	4.0	2.0	1785	$3,500	$1.96	22d	1	0.78mi
9247 Spur Dr Rancho Cucamonga, CA	2.0	2.0	1000	$2,350	$2.35	15d	1	0.80mi
6653 Canary Pine Ave Rancho Cucamonga, CA	2.0–3.0	2.0–3.0	1141	$3,709	$3.25	2d	13	0.81mi
7360 Lariat Pl Rancho Cucamonga, CA	2.0	2.0	1000	$2,350	$2.35	2d	1	0.82mi
7374 Lariat Pl Rancho Cucamonga, CA	2.0	2.0	1000	$2,300	$2.30	2d	1	0.82mi
9600 19th St Rancho Cucamonga, CA	1.0–2.0	1.0–2.0	763	$2,265	$2.97	1d	1	0.82mi
7689 Cornel Ct Rancho Cucamonga, CA	3.0	2.0	1454	$3,600	$2.48	2d	1	0.85mi
10375 Church St Rancho Cucamonga, CA	2.0	2.0	1264	$2,800	$2.22	10d	1	0.92mi
9860 Galena Ct Rancho Cucamonga, CA	3.0	2.5	1288	$3,000	$2.33	24d	1	0.94mi
10596 Evergreen Dr Rancho Cucamonga, CA	3.0	2.0	1420	$3,300	$2.32	2d	1	0.94mi
7055 Avenida Leon Rancho Cucamonga, CA	3.0	2.0	1627	$3,995	$2.46	15d	1	0.94mi
9356 19th St Unit A Rancho Cucamonga, CA	3.0	2.5	1235	$2,990	$2.42	2d	1	0.96mi
9920 Highland Ave Unit A Rancho Cucamonga, CA	3.0	2.5	1244	$3,200	$2.57	17d	1	0.99mi
9920 Highland Ave Unit A Rancho Cucamonga, CA	3.0	2.5	1244	$3,200	$2.57	24d	1	0.99mi
7619 Haven Ave Unit B Rancho Cucamonga, CA	3.0	3.0	1403	$2,700	$1.92	24d	1	1.02mi
7296 Parkside Pl Rancho Cucamonga, CA	3.0	2.0	1272	$3,390	$2.67	12d	1	1.03mi
10554 Cannon Dr Rancho Cucamonga, CA	3.0	2.5	1794	$3,895	$2.17	15d	1	1.10mi
9882 Hampshire St Rancho Cucamonga, CA	4.0	2.0	1440	$3,700	$2.57	3d	1	1.21mi
8990 19th St Alta Loma, CA	1.0–2.0	1.0–2.0	820	$2,600	$3.17	2d	3	1.28mi
10446 Alta Loma Dr Rancho Cucamonga, CA	3.0	2.0	1200	$3,495	$2.91	2d	1	1.28mi
6220 Filkins Ave Rancho Cucamonga, CA	3.0	2.0	1350	$3,000	$2.22	2d	1	1.29mi
10730 Church St Rancho Cucamonga, CA	1.0–3.0	1.0–2.5	893	$3,316	$3.71	2d	8	1.30mi
8990 19th St #419 Rancho Cucamonga, CA	2.0	2.0	925	$2,350	$2.54	24d	1	1.31mi
10935 Terra Vista Pkwy Rancho Cucamonga, CA	2.0	1.0–2.5	747	$2,679	$3.59	2d	13	1.39mi
10655 Lemon Ave #2610 Rancho Cucamonga, CA	2.0	2.0	1008	$2,400	$2.38	10d	1	1.44mi
10655 Lemon Ave #2610 Rancho Cucamonga, CA	2.0	2.0	1008	$2,200	$2.18	2d	1	1.44mi
10655 Lemon Ave #2610 Rancho Cucamonga, CA	2.0	2.0	1008	$2,450	$2.43	24d	1	1.44mi
8200 Haven Ave Rancho Cucamonga, CA	1.0–3.0	1.0–2.5	1055	$3,139	$2.98	2d	33	1.47mi
8760 Church St Rancho Cucamonga, CA	3.0	1.5	1151	$3,395	$2.95	10d	1	1.49mi
10757 Lemon Ave Rancho Cucamonga, CA	1.0–2.0	1.0–2.0	849	$2,799	$3.29	2d	19	1.50mi

Listing history 12 events

1. 2026-06-13
   days on market $195,000 Active 182 DOM
2. 2026-06-09
   days on market $195,000 Active 179 DOM
3. 2026-06-08
   days on market $195,000 Active 178 DOM
4. 2026-06-07
   days on market $195,000 Active 177 DOM
5. 2026-06-04
   days on market $195,000 Active 174 DOM
6. 2026-06-03
   days on market $195,000 Active 173 DOM
7. 2026-06-02
   days on market $195,000 Active 172 DOM
8. 2026-06-01
   days on market $195,000 Active 171 DOM
9. 2026-05-31
   days on market $195,000 Active 170 DOM
10. 2026-04-10
    price $195,000
11. 2025-12-12
    listed $200,000 Active
12. 2025-12-08
    historical $200,000

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 23 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,839
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,947
• − Management: −$2,947
• − Depreciation: −$5,673
• Taxable income: $10,449
• Est. tax owed @ 24.0%: −$2,508
• After-tax cash flow: $10,424/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.

Schools (NCES district)

• District: Alta Loma Elementary
• NCES district ID: 0602160
• Math proficiency: 58% ▲ 4.00%
• Reading proficiency: 68% ▬ 0.00%
• Median HH income: $84,463
• Composite: 58.32/100
• National rank: #2088
• State rank: #162 of 1400 in CA

Livability — Rancho Cucamonga

• Score: 70/100
• State rank: #237
• US rank: #7808

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Cucamonga, CA
• County: San Bernardino County · 2,030,291 people
• City population: 175,531
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 39,287
• Household income: $114,244
• Rent vs Own: 22.5% rent · 77.5% own
• Severe rent burden: 899.0

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 0.68)
• Race & ethnicity: White 40% Hispanic / Latino 38% Two or more races 20% Asian 13% Black 5%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 1%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 71% English-only · Spanish 16% Chinese 5% Other Indo-European 2%

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: ▼ -596.97%
• Current HPI: 389.6264
• Rent YoY: ▲ 4.67%
• 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

-2.5% since first listed

3 events — show timeline

• 2026-04-10 Price Changed $195,000 CRMLS
• 2025-12-12 Listed $200,000 CRMLS
• 2025-12-08 Coming Soon $200,000 CRMLS

Property tax history

-16.9%/yr

Latest (2025): $11 · +0.6% YoY. Source: county tax records.