1855 E Riverside Dr #252 · Ontario, CA 91761

$219,000

2 bd · 1.0 ba · 864 sqft · Manufactured public records · 78 Days on market

Built 2025 2,000 sqft lot

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! Charming and cozy moble home two Bedrooms and one Bathrooms with a spacious living room with a hardwood wall and new LED lights. Plus a surround sound system to enjoy to watch your movies. As you enter the home from the side porch you are greeted with a large living room that opens up to the nice size kitchen and dining area. Enjoy cooking in a Nice kitchen includes additional cabinets storage. Owner recently has been done some improvements to the property, carpet and tile flooring throughout the property. Laundry Room with Washer and Dryer Hookup with option for gas or electric. This cute mobile home offers a very nice front and backyard of a green grass and pavers with solar lights to expend your afternoons. There is a shed on the back of the property if you need more space. This is a family park community with a pool, playground, laundry room area, and club house!! close to shopping center, parks, freeway and schools!!. You must see to appreciate it!!

Key facts

• New carport
• New flooring
• New paint

Tags

• BRAND NEW HOME
• NEW CARPETS
• NEW FLOORING
• NEW WINDOWS
• NEW CARPORT
• NEW PAINT

Property features AI

Finance

• Financial info: Monthly land lease of $1,700 (park-managed); rent includes pool, water, and sewer; Assessments: Unknown
• HOA & community: Park community (Country Meadows)

Exterior

• Parking: 2 total parking spaces; 2 carport spaces
• Utilities: Public sewer; District/public water; Electricity connected; Water connected; Sewer connected
• Home design: Single-story property; Mobile home model 244483E (24' x 48'); Mobile home remains on site
• Construction: Year built per public records
• Exterior features: Community/association pool; Park within the community; Lot is level/flat

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: Front door entry; Single-level home
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $219k.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $219k).
• Recommended offer: $206k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: cost of living F, health & safety F.
• Chino Valley Unified (suburban): math 46% / reading 58% proficiency, ranked #334 of 1,400 in CA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Chino High (1,900 students, 77% FRL) — zoned schools average 77% FRL vs 37% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.4%/yr); 314 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 33% 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 $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.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $61k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 4y 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 $55k; list at $219k implies a 298% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.28% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.79%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $63,072
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1855 E Riverside Dr #273	0.00mi	2/2.0	960 (+11%)	0mo	$70,000	$73	77

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $7,717
• Equity at exit: $32,654

10-year hold

• IRR: 12.2%
• Equity multiple: 1.94×
• Total profit: $57,734
• Equity at exit: $18,935

Cash invested: $61,320 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,808 high
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $705

Break-even live

Break-even rent $1,916

Max offer price $219,000

Occupancy floor 70%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2550 E Riverside Dr Ontario, CA	1.0–2.0	1.0–2.0	835	$2,795	$3.35	4d	8	1.03mi
1110 E Philadelphia St Ontario, CA	1.0–2.0	1.0–2.0	904	$3,207	$3.55	1d	12	1.27mi
3303 S Archibald Ave Ontario, CA	1.0–2.0	1.0–2.0	877	$2,861	$3.26	2d	27	1.29mi
2432 S Garfield Pl Ontario, CA	3.0	2.0	1118	$3,150	$2.82	1d	1	1.36mi
1056 E Philadelphia St Ontario, CA	1.0	1.0	688	$2,465	$3.58	1d	1	1.40mi

Listing history 27 events

1. 2026-06-02
   status $219,000 Active 78 DOM
2. 2026-04-15
   status Pending Sale
3. 2026-01-26
   listed $219,000 Active
4. 2025-01-06
   status Pending Sale
5. 2025-01-06
   historical
6. 2024-12-06
   status Active
7. 2024-11-25
   status Pending Sale
8. 2024-11-19
   listed $59,000 Active
9. 2024-02-06
   soldstatus $55,000 Closed Sale 982-char remark

   Show marketing remark (982 chars)

   Welcome Home! Charming and cozy moble home two Bedrooms and one Bathrooms with a spacious living room with a hardwood wall and new LED lights. Plus a surround sound system to enjoy to watch your movies. As you enter the home from the side porch you are greeted with a large living room that opens up to the nice size kitchen and dining area. Enjoy cooking in a Nice kitchen includes additional cabinets storage. Owner recently has been done some improvements to the property, carpet and tile flooring throughout the property. Laundry Room with Washer and Dryer Hookup with option for gas or electric. This cute mobile home offers a very nice front and backyard of a green grass and pavers with solar lights to expend your afternoons. There is a shed on the back of the property if you need more space. This is a family park community with a pool, playground, laundry room area, and club house!! close to shopping center, parks, freeway and schools!!. You must see to appreciate it!!

10. 2024-02-02
    status Pending Sale 982-char remark

    Show marketing remark (982 chars)

    Welcome Home! Charming and cozy moble home two Bedrooms and one Bathrooms with a spacious living room with a hardwood wall and new LED lights. Plus a surround sound system to enjoy to watch your movies. As you enter the home from the side porch you are greeted with a large living room that opens up to the nice size kitchen and dining area. Enjoy cooking in a Nice kitchen includes additional cabinets storage. Owner recently has been done some improvements to the property, carpet and tile flooring throughout the property. Laundry Room with Washer and Dryer Hookup with option for gas or electric. This cute mobile home offers a very nice front and backyard of a green grass and pavers with solar lights to expend your afternoons. There is a shed on the back of the property if you need more space. This is a family park community with a pool, playground, laundry room area, and club house!! close to shopping center, parks, freeway and schools!!. You must see to appreciate it!!

11. 2023-09-12
    status Active 982-char remark

    Show marketing remark (982 chars)

    Welcome Home! Charming and cozy moble home two Bedrooms and one Bathrooms with a spacious living room with a hardwood wall and new LED lights. Plus a surround sound system to enjoy to watch your movies. As you enter the home from the side porch you are greeted with a large living room that opens up to the nice size kitchen and dining area. Enjoy cooking in a Nice kitchen includes additional cabinets storage. Owner recently has been done some improvements to the property, carpet and tile flooring throughout the property. Laundry Room with Washer and Dryer Hookup with option for gas or electric. This cute mobile home offers a very nice front and backyard of a green grass and pavers with solar lights to expend your afternoons. There is a shed on the back of the property if you need more space. This is a family park community with a pool, playground, laundry room area, and club house!! close to shopping center, parks, freeway and schools!!. You must see to appreciate it!!

12. 2023-09-09
    historical 982-char remark

    Show marketing remark (982 chars)

    Welcome Home! Charming and cozy moble home two Bedrooms and one Bathrooms with a spacious living room with a hardwood wall and new LED lights. Plus a surround sound system to enjoy to watch your movies. As you enter the home from the side porch you are greeted with a large living room that opens up to the nice size kitchen and dining area. Enjoy cooking in a Nice kitchen includes additional cabinets storage. Owner recently has been done some improvements to the property, carpet and tile flooring throughout the property. Laundry Room with Washer and Dryer Hookup with option for gas or electric. This cute mobile home offers a very nice front and backyard of a green grass and pavers with solar lights to expend your afternoons. There is a shed on the back of the property if you need more space. This is a family park community with a pool, playground, laundry room area, and club house!! close to shopping center, parks, freeway and schools!!. You must see to appreciate it!!

13. 2023-07-27
    listed $59,999 Active 982-char remark

    Show marketing remark (982 chars)

    Welcome Home! Charming and cozy moble home two Bedrooms and one Bathrooms with a spacious living room with a hardwood wall and new LED lights. Plus a surround sound system to enjoy to watch your movies. As you enter the home from the side porch you are greeted with a large living room that opens up to the nice size kitchen and dining area. Enjoy cooking in a Nice kitchen includes additional cabinets storage. Owner recently has been done some improvements to the property, carpet and tile flooring throughout the property. Laundry Room with Washer and Dryer Hookup with option for gas or electric. This cute mobile home offers a very nice front and backyard of a green grass and pavers with solar lights to expend your afternoons. There is a shed on the back of the property if you need more space. This is a family park community with a pool, playground, laundry room area, and club house!! close to shopping center, parks, freeway and schools!!. You must see to appreciate it!!

14. 2023-07-11
    status Active
15. 2023-07-07
    status Active
16. 2023-06-14
    historical Active Under Contract
17. 2023-06-02
    status Active
18. 2023-05-16
    historical Active Under Contract
19. 2023-04-14
    status Active
20. 2023-04-04
    status Pending Sale
21. 2023-03-30
    price $60,000
22. 2023-02-06
    status Active
23. 2023-01-31
    status Pending Sale
24. 2023-01-19
    listed $69,000 Active
25. 2022-07-11
    soldstatus $50,000 Closed Sale
26. 2022-06-20
    status Pending Sale
27. 2022-06-19
    listed $45,000 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 18 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: $33,692
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,695
• − Management: −$2,695
• − Depreciation: −$6,371
• Taxable income: $5,283
• Est. tax owed @ 24.0%: −$1,268
• After-tax cash flow: $7,187/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: Chino Valley Unified
• NCES district ID: 0608460
• Math proficiency: 46% ▲ 1.00%
• Reading proficiency: 58% ▲ 1.00%
• Median HH income: $83,575
• Composite: 49.56/100
• National rank: #4275
• State rank: #334 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

+386.7% since first listed

26 events — show timeline

• 2026-04-15 Pending — CRMLS
• 2026-01-26 Listed $219,000 CRMLS
• 2025-01-06 Pending — CRMLS
• 2025-01-06 Listing Removed — CRMLS
• 2024-12-06 Relisted — CRMLS
• 2024-11-25 Pending — CRMLS
• 2024-11-19 Listed $59,000 CRMLS
• 2024-02-06 Sold (MLS) $55,000 CRMLS
• 2024-02-02 Pending — CRMLS
• 2023-09-12 Relisted — CRMLS
• 2023-09-09 Listing Removed — CRMLS
• 2023-07-27 Listed $59,999 CRMLS
• 2023-07-11 Relisted — CRMLS
• 2023-07-07 Relisted — CRMLS
• 2023-06-14 Contingent — CRMLS
• 2023-06-02 Relisted — CRMLS
• 2023-05-16 Contingent — CRMLS
• 2023-04-14 Relisted — CRMLS
• 2023-04-04 Pending — CRMLS
• 2023-03-30 Price Changed $60,000 CRMLS
• 2023-02-06 Relisted — CRMLS
• 2023-01-31 Pending — CRMLS
• 2023-01-19 Listed $69,000 CRMLS
• 2022-07-11 Sold (MLS) $50,000 CRMLS
• 2022-06-20 Pending — CRMLS
• 2022-06-19 Listed $45,000 CRMLS

Property tax history

+4.6%/yr

Latest (2025): $193 · +252.6% YoY. Source: county tax records.