8562 C. Ave #13 · Hesperia, CA 92345

$57,000

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 74 Days on market

Built 1974 $79/sqft · 12% below area Est $65k · 12% 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 +13.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.2/5.0
• Schools +2.6/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully maintained 12’x 60’ mobile home with * * SHED INCLUDED * * offers 720 square feet of comfortable, worry-free living in a prime location. Built in 1974 and kept in great condition, the home features significant recent upgrades, including a brand-new water heater, fully repaired plumbing, and a freshly fixed roof for total peace of mind. To keep you comfortable year-round, the unit is equipped with washer & dryer hookups, 2 (two) efficient swamp coolers. Perfectly situated close to local schools and major shopping centers, this home combines convenience with affordability at approximately $760 per month—a price that conveniently covers your water and trash services. It’s an ideal, move-in-ready choice for anyone seeking a clean and updated space in a friendly neighborhood.

Key facts

• Repaired plumbing
• Recent upgrades
• Fixed roof

Tags

• RECENT UPGRADES
• WATER HEATER
• REPAIRED PLUMBING
• FIXED ROOF
• WASHER AND DRYER HOOKUPS
• SWAMP COOLERS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $57k.

Deal economics

• At list price, monthly cash flow is $968 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $57k).
• Recommended offer: $54k (6.0% below list) — sets the bar for market timing.
• Cap rate 26.7% vs local median 3.7% in Hesperia — 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 52/100 on livability (#1,009 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: employment D, schools F, crime D-.
• Hesperia Unified (suburban): math 20% / reading 39% proficiency, ranked #353 of 517 in CA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.9%/yr); 479 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $394 of loan paydown is wiped out by about $2k 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 + 2.9% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $31k; list at $57k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,580 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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 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 F-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 3.02% ✓
• Cap rate: 26.67%
• Cash-on-cash: 72.77%
• DSCR: 4.24
• GRM: 2.8

CMA / ARV

• ARV (median comp): $65,000
• List price: $57,000
• Delta: -12.31%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.85% rent growth · sell at horizon

5-year hold

• IRR: 72.3%
• Equity multiple: 4.27×
• Total profit: $52,173
• Equity at exit: $8,499

10-year hold

• IRR: 76.2%
• Equity multiple: 8.76×
• Total profit: $123,850
• Equity at exit: $4,928

Cash invested: $15,960 (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 92345

• Rents YoY: 2.9%
• Active inventory: 479
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,724 medium
• Mortgage (P&I): −$299
• Tax est. 1.5%: −$71 /mo · $855/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $968

Break-even live

Break-even rent $499

Max offer price $57,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,007	-5% $988	+0% $968	+5% $948	+10% $928
Rent	-10% $832	-5% $900	+0% $968	+5% $1,036	+10% $1,104
Rate	-1.0pp $997	-0.5pp $982	base $968	+0.5pp $953	+1.0pp $938

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16837 Sultana St Apt 4 Hesperia, CA	2.0	1.0	750	$1,624	$2.17	45d	1	0.49mi
8956 G Ave Hesperia, CA	1.0	1.0	650	$1,370	$2.11	45d	1	0.79mi
9090 G Ave Apt 2 Hesperia, CA	1.0	1.0	720	$1,100	$1.53	25d	1	0.95mi
16209 Juniper St Unit 2 Hesperia, CA	2.0	1.0	730	$2,200	$3.01	25d	1	1.28mi

Listing history 16 events

1. 2026-06-15
   days on market $57,000 Active 74 DOM
2. 2026-06-13
   days on market $57,000 Active 72 DOM
3. 2026-06-13
   days on market $57,000 Active 71 DOM
4. 2026-06-09
   days on market $57,000 Active 68 DOM
5. 2026-06-08
   days on market $57,000 Active 67 DOM
6. 2026-06-07
   days on market $57,000 Active 66 DOM
7. 2026-06-04
   days on market $57,000 Active 63 DOM
8. 2026-06-03
   days on market $57,000 Active 62 DOM
9. 2026-06-02
   days on market $57,000 Active 61 DOM
10. 2026-06-01
    days on market $57,000 Active 60 DOM
11. 2026-05-31
    days on market $57,000 Active 59 DOM
12. 2026-04-16
    price $57,000 833-char remark

    Show marketing remark (833 chars)

    This beautifully maintained 12’x 60’ mobile home with * * SHED INCLUDED * * offers 720 square feet of comfortable, worry-free living in a prime location. Built in 1974 and kept in great condition, the home features significant recent upgrades, including a brand-new water heater, fully repaired plumbing, and a freshly fixed roof for total peace of mind. To keep you comfortable year-round, the unit is equipped with washer & dryer hookups, 2 (two) efficient swamp coolers. Perfectly situated close to local schools and major shopping centers, this home combines convenience with affordability at approximately $760 per month—a price that conveniently covers your water and trash services. It’s an ideal, move-in-ready choice for anyone seeking a clean and updated space in a friendly neighborhood.

13. 2026-04-02
    listed $58,000 Active 833-char remark

    Show marketing remark (833 chars)

    This beautifully maintained 12’x 60’ mobile home with * * SHED INCLUDED * * offers 720 square feet of comfortable, worry-free living in a prime location. Built in 1974 and kept in great condition, the home features significant recent upgrades, including a brand-new water heater, fully repaired plumbing, and a freshly fixed roof for total peace of mind. To keep you comfortable year-round, the unit is equipped with washer & dryer hookups, 2 (two) efficient swamp coolers. Perfectly situated close to local schools and major shopping centers, this home combines convenience with affordability at approximately $760 per month—a price that conveniently covers your water and trash services. It’s an ideal, move-in-ready choice for anyone seeking a clean and updated space in a friendly neighborhood.

14. 2024-04-24
    soldstatus $31,000 Closed Sale 112-char remark

    Show marketing remark (112 chars)

    Cute little mobile home with 2 Bedroom 1 Bathroom, living room, nice kitchen with open space small, wooden shed.

15. 2024-03-04
    status Pending Sale 112-char remark

    Show marketing remark (112 chars)

    Cute little mobile home with 2 Bedroom 1 Bathroom, living room, nice kitchen with open space small, wooden shed.

16. 2024-02-19
    listed $45,000 Active 112-char remark

    Show marketing remark (112 chars)

    Cute little mobile home with 2 Bedroom 1 Bathroom, living room, nice kitchen with open space small, wooden shed.

ⓘ 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 6/10 Major 5 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,685
• − Mortgage interest: −$3,193
• − Property taxes: −$855
• − Insurance: −$285
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$1,658
• Taxable income: $11,384
• Est. tax owed @ 24.0%: −$2,732
• After-tax cash flow: $8,882/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: Hesperia Unified
• NCES district ID: 0600014
• Math proficiency: 20% ▼ -4.00%
• Reading proficiency: 39% ▲ 4.00%
• Median HH income: $49,376
• Composite: 25.66/100
• National rank: #7397
• State rank: #353 of 517 in CA

Livability — Hesperia

• Score: 52/100
• State rank: #1009
• US rank: #24896

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hesperia, CA
• County: San Bernardino County · 2,030,291 people
• City population: 110,055
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 88,706
• Household income: $69,485
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 2768.0

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: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 30% Two or more races 19% Black 4% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Italian 1% Lithuanian 1% Iranian 1%
• Foreign-born: 17% · Canada
• Languages at home: 65% English-only · Spanish 34%

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: ▼ -375.87%
• Current HPI: 433.2103
• Rent YoY: ▲ 2.85%
• 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

+26.7% since first listed

5 events — show timeline

• 2026-04-16 Price Changed $57,000 CRMLS
• 2026-04-02 Listed $58,000 CRMLS
• 2024-04-24 Sold (MLS) $31,000 CRMLS
• 2024-03-04 Pending — CRMLS
• 2024-02-19 Listed $45,000 CRMLS