1456 Philadelphia #134 · Ontario, CA 91761

$129,900

3 bd · 2.0 ba · 1,836 sqft · Manufactured public records · 276 Days on market

Built 1980 Est $169k · 23% under ↓ 30% since listing

---

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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully Remodeled home with nice open floorplan. Wet bar in living room upgraded kitchen with appliances, Washer and dryer also included in the sale. Enclosed front porch. 2 car carport, Large storage room at the rear of the carport. Complex has many amenities including pool, clubhouse, pickleball courts, dog park area.

Key facts

• Wet bar
• Open floorplan
• Upgraded kitchen

Tags

• REMODELED HOME
• OPEN FLOORPLAN
• WET BAR
• UPGRADED KITCHEN
• ENCLOSED FRONT PORCH
• LARGE STORAGE ROOM

Property features AI

Finance

• Other: Living area source: public records; Located north of the 60 Freeway, east of Grove
• Financial info: Land lease amount: $1,736 (land lease applies)
• HOA & community: Senior community; Community features include a dog park and suburban setting; Close to clubhouse; Land lease applies

Exterior

• Parking: Located in Rancho Ontario park
• Utilities: Public sewer; District/Public water
• Home design: Single-story home; Mobile home remains on site; Entry on ground level
• Construction: Composition roof; Mobile home dimensions: 24 ft wide by 64 ft long; One story
• Exterior features: Association pool

Interior

• Kitchen: Microwave; Gas range; Gas oven; Dishwasher; Butler’s pantry; Quartz counters
• Bedrooms: All bedrooms on the ground floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Wet bar; Quartz counters; One-level home; Ground-level entry
• Laundry & utility: Laundry in a dedicated room; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.6% vs local median 2.7% in Ontario — 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 63/100 on livability (#435 in CA) — a middle-class / working-renter tenant base. Strengths: commute A-, housing B+; Watch: schools F, cost of living F, health & safety F.
• Ontario-Montclair (urban): math 35% / reading 44% proficiency, ranked #731 of 1,400 in CA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.4%/yr); 314 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• This rent runs 42% of the median local income ($101k/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 $898 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.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($114k) 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 276 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.70% ✓
• Cap rate: 23.63%
• Cash-on-cash: 61.92%
• DSCR: 3.76
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $168,912
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1456 E Philadelphia St Spc 320	0.00mi	3/2.0	1,740 (-5%)	14mo	$195,000	$112	80
1456 E Philadelphia St Spc 286	0.00mi	2/2.0 (-1)	1,830 (-0%)	18mo	$160,000	$87	80
1456 E Philadelphia St #150	0.00mi	2/2.0 (-1)	1,840 (+0%)	18mo	$158,800	$86	79
1456 E Philadelphia #372	0.00mi	3/2.0	1,600 (-13%)	2mo	$96,000	$60	77
1456 E Philadelphia St Spc 344	0.00mi	3/2.0	1,670 (-9%)	12mo	$140,000	$84	75
1456 E Philadelphia St #322	0.00mi	3/2.0	2,040 (+11%)	14mo	$190,000	$93	70
1456 E PHILADELPHIA St #431	0.00mi	3/2.0	1,617 (-12%)	16mo	$148,000	$92	67
1456 E Philadelphia St #101	0.00mi	3/2.0	1,602 (-13%)	15mo	$186,000	$116	67
1456 E Philadelphia St Spc 444	0.00mi	3/2.0	1,560 (-15%)	11mo	$150,000	$96	66
1456 E PHILADELPHIA #61	0.00mi	2/2.0 (-1)	2,000 (+9%)	23mo	$112,800	$56	61

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 · 2.39% rent growth · sell at horizon

5-year hold

• IRR: 60.1%
• Equity multiple: 3.65×
• Total profit: $96,398
• Equity at exit: $19,369

10-year hold

• IRR: 64.6%
• Equity multiple: 7.31×
• Total profit: $229,395
• Equity at exit: $11,231

Cash invested: $36,372 (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 91761

• Rents YoY: 2.4%
• Active inventory: 314
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $3,512 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$738
• Net cashflow: $1,877

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 42%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2632 S Augusta Ave Ontario, CA	4.0	2.5	1983	$4,500	$2.27	44d	1	0.58mi
2631 S Cucamonga Ave Ontario, CA	3.0	2.5	1726	$3,400	$1.97	44d	1	0.71mi
2815 S Augusta Ave Ontario, CA	4.0	2.0	1524	$3,600	$2.36	2d	1	0.77mi
2042 S Bon View Ave Unit C Ontario, CA	2.0	2.5	1364	$2,700	$1.98	2d	1	0.85mi
629 E Madeleine Privado Ontario, CA	3.0	2.5	1465	$3,250	$2.22	22d	1	1.29mi
629 E Madeleine Privado Ontario, CA	3.0	2.5	1465	$3,350	$2.29	44d	1	1.29mi
2057 S Cherry Ave Ontario, CA	4.0	2.0	1236	$3,500	$2.83	2d	1	1.36mi

Listing history 24 events

1. 2026-06-18
   days on market $129,900 Active 276 DOM
2. 2026-06-17
   days on market $129,900 Active 275 DOM
3. 2026-06-16
   days on market $129,900 Active 274 DOM
4. 2026-06-15
   days on market $129,900 Active 273 DOM
5. 2026-06-13
   days on market $129,900 Active 271 DOM
6. 2026-06-13
   days on market $129,900 Active 270 DOM
7. 2026-06-09
   days on market $129,900 Active 267 DOM
8. 2026-06-08
   days on market $129,900 Active 266 DOM
9. 2026-06-07
   days on market $129,900 Active 265 DOM
10. 2026-06-04
    days on market $129,900 Active 262 DOM
11. 2026-06-03
    days on market $129,900 Active 261 DOM
12. 2026-06-02
    days on market $129,900 Active 260 DOM
13. 2026-06-01
    days on market $129,900 Active 259 DOM
14. 2026-05-31
    days on market $129,900 Active 258 DOM
15. 2026-05-18
    price $129,900
16. 2026-04-17
    price $135,900
17. 2026-02-25
    price $139,900
18. 2026-02-09
    price $142,900
19. 2026-01-28
    price $145,900
20. 2026-01-12
    price $149,900
21. 2025-11-16
    price $155,000
22. 2025-11-05
    price $160,000
23. 2025-10-05
    price $170,000
24. 2025-09-15
    listed $185,000 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 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 23 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,145
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$3,372
• − Management: −$3,372
• − Depreciation: −$3,779
• Taxable income: $21,749
• Est. tax owed @ 24.0%: −$5,220
• After-tax cash flow: $17,302/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: Ontario-Montclair
• NCES district ID: 0628470
• Math proficiency: 35% ▲ 4.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $50,668
• Composite: 36.57/100
• National rank: #9282
• State rank: #731 of 1400 in CA

Livability — Ontario

• Score: 63/100
• State rank: #435
• US rank: #14949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ontario, CA
• County: San Bernardino County · 2,030,291 people
• City population: 183,440
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 62,935
• Household income: $100,578
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 1853.0

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 23% White 15% Asian 9% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Iranian 1% Lithuanian 1% Italian 1%
• Foreign-born: 24% · Canada, China, Vietnam
• Languages at home: 51% English-only · Spanish 41% Chinese 3% Tagalog/Filipino 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: ▼ -374.91%
• Current HPI: 400.5674
• Rent YoY: ▲ 2.39%
• 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

-29.8% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $129,900 CRMLS
• 2026-04-17 Price Changed $135,900 CRMLS
• 2026-02-25 Price Changed $139,900 CRMLS
• 2026-02-09 Price Changed $142,900 CRMLS
• 2026-01-28 Price Changed $145,900 CRMLS
• 2026-01-12 Price Changed $149,900 CRMLS
• 2025-11-16 Price Changed $155,000 CRMLS
• 2025-11-05 Price Changed $160,000 CRMLS
• 2025-10-05 Price Changed $170,000 CRMLS
• 2025-09-15 Listed $185,000 CRMLS

Property tax history

+0.1%/yr

Latest (2025): $207 · +0.3% YoY. Source: county tax records.