17333 Valley Unit 71E · Fontana, CA 92335

$249,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured · 44 Days on market

Built 2008 Good condition 4,000 sqft lot $165/sqft · 22% above area Est $204k · 22% over

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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 +26.2/30.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Pride of ownership, stunning mobile home with high ceilings that gives it a great appearance. Laminated flooring throughout the house. 3 bedrooms, 2 bathrooms, laundry room inside the house that leads to the backyard. Spacious Living Room that leads right into the kitchen. Kitchen has many cabinets and an Island in the middle. To the right of the kitchen is the dinning room. Walking distance to Shopping Centers, Hospital, Grocery Stores, Restaurants. Community Pool and Hall for Events. This unique lot has a bigger backyard than the usual. Carport. Front porch. The exterior of the house was recently painted. Storage shed has less than one year and is staying and can be used for garden too

Key facts

• Laminated flooring
• Many cabinets
• Laundry room

Tags

• HIGH CEILINGS
• LAMINATED FLOORING
• LAUNDRY ROOM
• BACKYARD
• MANY CABINETS
• ISLAND

Property features AI

Finance

• Other: Exclusions: washer, dryer, refrigerator, shelves in storage shed, potted plants
• Financial info: Monthly land lease of $900 (park)
• HOA & community: Park name: Sierra Mobile Estates; Street lighting; Manager approval required; Pets allowed

Exterior

• Parking: Assigned covered parking; Attached carport (3 carport spaces); Paved parking
• Security: Smoke detector; Carbon monoxide detector
• Utilities: Standard electric; Public/district water; Public sewer (connected)
• Home design: Single-story; Entry at front; One-level living; Mobile home remains; Turnkey condition; Has a view
• Construction: Drywall walls; One story
• Exterior features: Front porch; In-ground community pool; Storage building; Garden, backyard and lawn

Interior

• Kitchen: Dishwasher; Tile counters; Kitchen island
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Separate tub and walk-in shower; Double sinks; Vanity area
• Heating & cooling: Central heating (central furnace); Central cooling
• Interior features: High ceilings (9 feet+); Formal entry; Living room
• Laundry & utility: Inside laundry room; Washer hookup; Gas dryer hookup; Individual laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $249k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.2% in Fontana — 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 64/100 on livability (#415 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A-, employment A-; Watch: schools F, amenities 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.
• Market conditions: Rents rising (+2.3%/yr); 115 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $2,986/mo this rent would consume 46% of the median local household income ($78k/yr) (locally 3437% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 44 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.98%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (median comp): $203,938
• List price: $249,000
• Delta: 22.10%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17333 Valley Blvd #81	0.00mi	3/2.0	1,440 (-5%)	3mo	$130,000	$90	90
17333 Valley Blvd	0.00mi	2/2.0 (-1)	1,440 (-5%)	13mo	$137,000	$95	76
17400 Valley Blvd #50	0.24mi	3/2.0	1,440 (-5%)	8mo	$175,000	$122	74
17400 Valley Blvd #43	0.24mi	4/2.0 (+1)	1,440 (-5%)	5mo	$205,000	$142	72
17377 valley Blvd #43	0.13mi	3/2.0	1,326 (-12%)	7mo	$222,500	$168	68
17333 Valley Unit 33 E	0.08mi	3/2.0	1,344 (-11%)	13mo	$169,900	$126	67
17400 Valley Blvd #57	0.24mi	3/2.0	1,440 (-5%)	19mo	$142,000	$99	65
17400 Valley Blvd #55	0.24mi	3/2.0	1,344 (-11%)	14mo	$200,000	$149	58
17400 Valley Blvd #24	0.24mi	3/2.0	1,344 (-11%)	17mo	$186,000	$138	56
16860 Slover Ave #70	0.67mi	3/2.0	1,394 (-8%)	6mo	$207,000	$148	51
16860 Slover Ave #8	0.67mi	3/2.0	1,601 (+6%)	16mo	$235,000	$147	46
16860 Slover Ave #24	0.67mi	3/2.0	1,620 (+7%)	14mo	$235,000	$145	46

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 · 2.34% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-1,632
• Equity at exit: $37,127

10-year hold

• IRR: 8.4%
• Equity multiple: 1.62×
• Total profit: $43,118
• Equity at exit: $21,529

Cash invested: $69,720 (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 92335

• Rents YoY: 2.3%
• Active inventory: 115
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,986 medium
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$627
• Net cashflow: $638

Break-even live

Break-even rent $2,178

Max offer price $249,000

Occupancy floor 74%

Sensitivity live

Price	-10% $810	-5% $724	+0% $638	+5% $552	+10% $466
Rent	-10% $402	-5% $520	+0% $638	+5% $756	+10% $874
Rate	-1.0pp $764	-0.5pp $701	base $638	+0.5pp $574	+1.0pp $508

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16970 Marygold Ave Fontana, CA	2.0	2.0	1045	$2,275	$2.18	21d	2	0.61mi
17055 San Bernardino Ave Fontana, CA	3.0	2.0	1630	$3,350	$2.06	44d	1	0.65mi

Listing history 15 events

1. 2026-06-18
   days on market $249,000 Active 44 DOM
2. 2026-06-17
   days on market $249,000 Active 43 DOM
3. 2026-06-16
   days on market $249,000 Active 42 DOM
4. 2026-06-15
   days on market $249,000 Active 41 DOM
5. 2026-06-13
   days on market $249,000 Active 39 DOM
6. 2026-06-13
   days on market $249,000 Active 38 DOM
7. 2026-06-09
   days on market $249,000 Active 35 DOM
8. 2026-06-08
   days on market $249,000 Active 34 DOM
9. 2026-06-07
   days on market $249,000 Active 33 DOM
10. 2026-06-04
    days on market $249,000 Active 30 DOM
11. 2026-06-03
    days on market $249,000 Active 29 DOM
12. 2026-06-02
    days on market $249,000 Active 28 DOM
13. 2026-06-01
    days on market $249,000 Active 27 DOM
14. 2026-05-31
    days on market $249,000 Active 26 DOM
15. 2026-05-05
    listed $249,000 Active 780-char remark

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,831
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,867
• − Management: −$2,867
• − Depreciation: −$7,244
• Taxable income: $3,927
• Est. tax owed @ 24.0%: −$942
• After-tax cash flow: $6,715/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 · 30 photos

Good 80/100 Cosmetic rehab

This mobile home is in good condition with recent exterior painting and a spacious backyard. It offers a good balance of updates and maintenance needs, making it a solid investment.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both New flooring in bathrooms — Improves aesthetics and functionality
• Both New kitchen appliances — Enhances functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen appliances — Enhances functionality and appeal ↑

ⓘ 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 — Fontana

• Score: 64/100
• State rank: #415
• US rank: #14177

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fontana, CA
• County: San Bernardino County · 2,030,291 people
• City population: 203,028
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 97,511
• Household income: $77,949
• Rent vs Own: 51.8% rent · 48.2% own
• Severe rent burden: 3437.0

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: Predominantly Hispanic (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 13% White 8% Black 4% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Italian 1%
• Foreign-born: 34% · Canada, Vietnam
• Languages at home: 27% English-only · Spanish 69% 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: ▼ -804.67%
• Current HPI: 507.5862
• Rent YoY: ▲ 2.34%
• 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

1 event — show timeline

• 2026-05-05 Listed $249,000 CRMLS