12680 4th St #50 · Yucaipa, CA 92399

$115,000

2 bd · 1.0 ba · 1,056 sqft · Manufactured public records · 75 Days on market

Built 1976 $109/sqft · 7% above area Est $107k · 7% over

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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
• ARV discount +4.3/15.0
• Schools +3.8/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Hidden Valley Mobile Estates, a desirable 55+ community offering peaceful and comfortable living! This well maintained 2 bedroom, 2 bath double wide mobile home also features a versatile den that can be used as a home office or hobby space. The home features a spacious open floor plan, with a bright living room that flows seamlessly into the dining area and kitchen, perfect for relaxing and entertaining. The kitchen includes ample cabinetry and counter space for everyday convenience. The primary suite features a private bathroom and generous closet space, while the second bedroom and full bath are ideal for guests. Enjoy the convenience of indoor laundry and natural light throughout. Step outside to a covered carport and a private outdoor area with room to relax or garden. A fantastic opportunity for affordable, flexible living in a sought after 55+ community.

Key facts

• Open floor plan
• Versatile den
• Ample cabinetry

Tags

• VERSATILE DEN
• OPEN FLOOR PLAN
• AMPLE CABINETRY
• PRIVATE BATHROOM
• INDOOR LAUNDRY
• COVERED CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $795 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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 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?
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: 1.58% ✓
• Cap rate: 13.01%
• Cash-on-cash: 24.00%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (median comp): $107,465
• List price: $115,000
• Delta: 7.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12680 4th St, SPC #29	0.00mi	2/2.0	1,110 (+5%)	6mo	$147,000	$132	83
12582 2nd #65	0.50mi	3/1.5 (+1)	990 (-6%)	1mo	$83,000	$84	58
12656 2ND #51	0.60mi	2/2.0	1,100 (+4%)	6mo	$125,000	$114	56
12367 4th St, Spc #29	0.35mi	2/2.0	968 (-8%)	14mo	$107,000	$111	54
12995 6th St #71	0.57mi	2/2.0	960 (-9%)	0mo	$117,000	$122	54
12220 5TH St #210	0.58mi	2/1.0	1,100 (+4%)	15mo	$110,000	$100	54
12220 5TH ST #163	0.57mi	2/2.0	1,110 (+5%)	11mo	$120,000	$108	52
12830 6TH St #67	0.56mi	2/2.0	976 (-8%)	9mo	$100,000	$102	50
12582 2nd St #35	0.50mi	2/2.0	1,152 (+9%)	11mo	$110,000	$95	48
12220 5th St #213	0.58mi	2/2.0	1,140 (+8%)	10mo	$110,000	$96	48
12367 4th Street, SPC 41	0.35mi	2/2.0	1,200 (+14%)	14mo	$165,000	$138	46
12220 5TH St #178	0.57mi	2/2.0	1,200 (+14%)	12mo	$114,900	$96	37

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: 13.8%
• Equity multiple: 1.53×
• Total profit: $17,075
• Equity at exit: $17,147

10-year hold

• IRR: 20.2%
• Equity multiple: 2.47×
• Total profit: $47,174
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,821 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $644

Break-even live

Break-even rent $1,006

Max offer price $115,000

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12710 3rd St Spc 54 Yucaipa, CA	2.0	1.0	800	$1,595	$1.99	43d	1	0.24mi
12710 3rd St Spc 64 Yucaipa, CA	3.0	2.0	800	$1,795	$2.24	43d	1	0.24mi
12710 3rd St #21 Yucaipa, CA	2.0	2.0	760	$1,650	$2.17	24d	1	0.29mi
12710 3rd St #57 Yucaipa, CA	2.0	1.0	720	$1,495	$2.08	43d	1	0.32mi
12710 3rd St #32 Yucaipa, CA	2.0	1.0	800	$1,650	$2.06	43d	1	0.32mi
12710 3rd St Unit 31 Yucaipa, CA	2.0	1.0	800	$1,650	$2.06	24d	1	0.37mi
12350 5th St Unit 12382 Yucaipa, CA	2.0	1.0	825	$1,850	$2.24	24d	1	0.41mi
12301 3rd St Yucaipa, CA	1.0	1.0	992	$2,150	$2.17	1d	1	0.59mi
34449 Yucaipa Blvd Unit 10 Yucaipa, CA	2.0	1.0	802	$1,595	$1.99	43d	1	0.66mi
34759 Avenue B Ct Unit 3 Yucaipa, CA	2.0	1.0	700	$1,795	$2.56	43d	1	0.68mi
34384 Yucaipa Blvd Unit 102 Yucaipa, CA	1.0	1.0	920	$1,900	$2.07	43d	1	0.74mi
34384 Yucaipa Blvd Yucaipa, CA	1.0	1.0	920	$2,100	$2.28	43d	2	0.77mi
12225 2nd St Yucaipa, CA	1.0	1.0	720	$2,295	$3.19	1d	1	0.81mi
34947 Avenue A Unit A Yucaipa, CA	2.0	1.0	800	$1,900	$2.38	43d	1	0.90mi
11904 4th St Yucaipa, CA	2.0	1.0	1256	$1,995	$1.59	10d	1	0.93mi
34976 Avenue A Unit A Yucaipa, CA	2.0	1.0	755	$1,925	$2.55	3d	1	0.94mi
34976 Avenue A Unit A Yucaipa, CA	2.0	1.0	755	$1,895	$2.51	43d	1	0.94mi
13383 3rd St Unit 3 Yucaipa, CA	2.0	1.0	750	$1,800	$2.40	24d	1	1.00mi
13645 5th St #75 Yucaipa, CA	2.0	2.0	890	$1,700	$1.91	43d	1	1.23mi
35371 Schad Ln Yucaipa, CA	2.0	1.0	1000	$2,200	$2.20	24d	1	1.25mi
34063 Avenue J Apt A Yucaipa, CA	1.0	1.0	800	$1,250	$1.56	43d	1	1.30mi
12646 10th St Yucaipa, CA	2.0	2.0	1413	$3,900	$2.76	24d	1	1.40mi
35294 Adams Ln Unit C Yucaipa, CA	2.0	1.0	794	$1,795	$2.26	21d	1	1.41mi
213 W County Line Rd #5 Calimesa, CA	2.0	2.0	950	$1,750	$1.84	11d	1	1.48mi

Listing history 24 events

1. 2026-06-18
   days on market $115,000 Active 75 DOM
2. 2026-06-17
   days on market $115,000 Active 74 DOM
3. 2026-06-16
   days on market $115,000 Active 73 DOM
4. 2026-06-15
   days on market $115,000 Active 72 DOM
5. 2026-06-13
   days on market $115,000 Active 70 DOM
6. 2026-06-13
   days on market $115,000 Active 69 DOM
7. 2026-06-09
   days on market $115,000 Active 66 DOM
8. 2026-06-08
   days on market $115,000 Active 65 DOM
9. 2026-06-07
   days on market $115,000 Active 64 DOM
10. 2026-06-04
    days on market $115,000 Active 61 DOM
11. 2026-06-03
    days on market $115,000 Active 60 DOM
12. 2026-06-02
    days on market $115,000 Active 59 DOM
13. 2026-06-01
    days on market $115,000 Active 58 DOM
14. 2026-05-31
    days on market $115,000 Active 57 DOM
15. 2026-04-04
    listed $115,000 Active 883-char remark

    Show marketing remark (883 chars)

    Welcome to Hidden Valley Mobile Estates, a desirable 55+ community offering peaceful and comfortable living! This well maintained 2 bedroom, 2 bath double wide mobile home also features a versatile den that can be used as a home office or hobby space. The home features a spacious open floor plan, with a bright living room that flows seamlessly into the dining area and kitchen, perfect for relaxing and entertaining. The kitchen includes ample cabinetry and counter space for everyday convenience. The primary suite features a private bathroom and generous closet space, while the second bedroom and full bath are ideal for guests. Enjoy the convenience of indoor laundry and natural light throughout. Step outside to a covered carport and a private outdoor area with room to relax or garden. A fantastic opportunity for affordable, flexible living in a sought after 55+ community.

16. 2013-09-11
    historical
17. 2013-06-10
    listed $22,900 Active
18. 2012-12-01
    historical
19. 2012-07-30
    listed $23,000 Active
20. 2012-06-14
    historical
21. 2012-01-15
    listed $23,000 Active
22. 2011-08-15
    historical
23. 2011-02-02
    price $22,900
24. 2010-09-01
    listed $23,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 21 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: $21,855
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$3,345
• Taxable income: $6,271
• Est. tax owed @ 24.0%: −$1,505
• After-tax cash flow: $6,224/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

+400.0% since first listed

10 events — show timeline

• 2026-04-04 Listed $115,000 CRMLS
• 2013-09-11 Listing Removed — CRMLS
• 2013-06-10 Listed $22,900 CRMLS
• 2012-12-01 Listing Removed — CRMLS
• 2012-07-30 Listed $23,000 CRMLS
• 2012-06-14 Listing Removed — CRMLS
• 2012-01-15 Listed $23,000 CRMLS
• 2011-08-15 Listing Removed — CRMLS
• 2011-02-02 Price Changed $22,900 CRMLS
• 2010-09-01 Listed $23,000 CRMLS