18772 Bellflower St #5 · Adelanto, CA 92301

$96,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 26 Days on market

Built 1974 Fair condition

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Livability +2.4/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0

Listing remarks

Welcome to this delightful home in the heart of Adelanto, offering comfort, style, and affordability. Featuring a cute open floor plan, this property provides a bright and airy living space perfect for relaxing or entertaining. The spacious kitchen flows seamlessly into the living and dining areas, creating a welcoming environment for everyday living. The large primary bathroom offers a touch of luxury with ample space and thoughtful design, making it a perfect retreat. With low space rent, this home is an excellent opportunity for those seeking value without compromising on comfort. Enjoy a peaceful community setting while being conveniently close to local amenities, schools, and parks. Th

Key facts

• Open floor plan
• Close to schools
• Spacious kitchen

Tags

• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• LARGE PRIMARY BATHROOM
• PEACEFUL COMMUNITY SETTING
• CLOSE TO LOCAL AMENITIES
• CLOSE TO SCHOOLS

Property features AI

Finance

• Other: Living area source: public records; Property has public records parcel number 0459084070000
• HOA & community: Located in Sierra Sands Mobile Home Park; Monthly land lease: $540 (park-managed); Community setting: Rural, mountainous; Manager approval required

Exterior

• Parking: Attached carport (1 space)
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home (mobile home remains); Mobile dimensions approximately 12 ft wide by 56 ft long; Entry level: 1
• Construction: Year built (from public records)
• Exterior features: No pool; One shed on the property; Lot in 0–1 unit per acre density

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Front door entry; Single-level home
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $96k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $695 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $96k).
• Recommended offer: $95k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 4.2% in Adelanto — 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 47/100 on livability (#1,250 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime D, schools F, amenities F.
• Victor Valley Union High (urban): math 25% / reading 25% proficiency, ranked #407 of 517 in CA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.7%/yr); 631 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 30% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $10k of equity ($664 loan paydown + $10k appreciation (10.0% local appreciation)).
• San Bernardino County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 4.7% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($95k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,560 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.79% ✓
• Cap rate: 14.98%
• Cash-on-cash: 31.01%
• DSCR: 2.38
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $51,072
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18772 Bellflower #52	0.07mi	3/2.0 (+1)	1,440 (+7%)	19mo	$55,000	$38	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.68% rent growth · sell at horizon

5-year hold

• IRR: 48.9%
• Equity multiple: 4.70×
• Total profit: $99,509
• Equity at exit: $86,484

10-year hold

• IRR: 43.4%
• Equity multiple: 10.85×
• Total profit: $264,715
• Equity at exit: $186,507

Cash invested: $26,880 (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 92301

• Home prices YoY: 10.0%
• Rents YoY: 4.7%
• Active inventory: 631
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,719 high
• Mortgage (P&I): −$503
• Tax est. 1.5%: −$120 /mo · $1,440/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $695

Break-even live

Break-even rent $840

Max offer price $96,000

Occupancy floor 55%

Sensitivity live

Price	-10% $761	-5% $728	+0% $695	+5% $662	+10% $628
Rent	-10% $559	-5% $627	+0% $695	+5% $763	+10% $830
Rate	-1.0pp $743	-0.5pp $719	base $695	+0.5pp $670	+1.0pp $644

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11159 Chaparral Ave Unit A Adelanto, CA	2.0	1.0	884	$1,395	$1.58	0d	1	0.21mi
11388 Lee Ave Adelanto, CA	3.0	2.0	1058	$1,540	$1.46	0d	1	0.57mi
18254 Madrone St Adelanto, CA	3.0	1.0	1200	$1,950	$1.62	3d	1	0.68mi
12048 Sand Ave Unit B Adelanto, CA	2.0	1.0	900	$1,725	$1.92	0d	1	1.13mi
10415 Buckboard Cir Adelanto, CA	3.0	2.0	1126	$2,200	$1.95	0d	1	1.14mi

Listing history 15 events

1. 2026-06-21
   days on market $96,000 Active 26 DOM
2. 2026-06-18
   days on market $96,000 Active 23 DOM
3. 2026-06-17
   days on market $96,000 Active 22 DOM
4. 2026-06-16
   days on market $96,000 Active 21 DOM
5. 2026-06-15
   days on market $96,000 Active 20 DOM
6. 2026-06-13
   days on market $96,000 Active 18 DOM
7. 2026-06-09
   days on market $96,000 Active 14 DOM
8. 2026-06-08
   days on market $96,000 Active 13 DOM
9. 2026-06-07
   days on market $96,000 Active 12 DOM
10. 2026-06-04
    days on market $96,000 Active 9 DOM
11. 2026-06-03
    days on market $96,000 Active 8 DOM
12. 2026-06-02
    days on market $96,000 Active 7 DOM
13. 2026-06-01
    days on market $96,000 Active 6 DOM
14. 2026-05-31
    days on market $96,000 Active 5 DOM
15. 2026-05-26
    listed $96,000 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,630
• − Mortgage interest: −$5,377
• − Property taxes: −$1,440
• − Insurance: −$480
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$2,793
• Taxable income: $7,239
• Est. tax owed @ 24.0%: −$1,737
• After-tax cash flow: $6,599/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 · 24 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. The interior and exterior need significant updates, including new cabinets, fixtures, and flooring, to make it move-in ready.

Repairs flagged

• Major kitchen cabinets — severely dated and worn
• Major bathroom fixtures — dated and small
• Moderate exterior siding — weathered and needs repainting
• Major flooring — carpeted and worn

Value-add opportunities

• Both paint interior walls — refreshes the interior and improves curb appeal
• Both replace kitchen cabinets — modernizes the kitchen and improves functionality
• Both repair exterior siding — enhances curb appeal and improves home value
• Both replace bathroom fixtures — modernizes the bathroom and improves functionality
• Both replace flooring — modernizes the interior and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and worn	Major	$15,000–50,000
bathroom fixtures · dated and small	Major	$15,000–50,000
exterior siding · weathered and needs repainting	Moderate	$3,000–15,000
flooring · carpeted and worn	Major	$15,000–50,000
Total estimated repair cost · 4 items		$48,000–165,000

Value-add ROI direction

• Both paint interior walls — refreshes the interior and improves curb appeal ↑
• Both replace kitchen cabinets — modernizes the kitchen and improves functionality ↑
• Both repair exterior siding — enhances curb appeal and improves home value ↑
• Both replace bathroom fixtures — modernizes the bathroom and improves functionality ↑
• Both replace flooring — modernizes the interior and improves functionality ↑

ⓘ 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: Victor Valley Union High
• NCES district ID: 0636972
• Math proficiency: 25% ▲ 6.00%
• Reading proficiency: 25% ▼ -12.00%
• Median HH income: $45,112
• Composite: 21.6/100
• National rank: #8296
• State rank: #407 of 517 in CA

Livability — Adelanto

• Score: 47/100
• State rank: #1250
• US rank: #26338

Category grades

Amenities F Commute F Cost of living D- 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: Adelanto, CA
• County: San Bernardino County · 2,030,291 people
• City population: 38,577
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 38,577
• Household income: $68,676
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1345.0

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 (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 34% Black 15% White 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 58%
• Foreign-born: 18% · Canada
• Languages at home: 52% English-only · Spanish 46%

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: ▲ 41.09%
• Current HPI: 453.6071
• Rent YoY: ▲ 4.68%
• 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

• 2026-05-26 Listed $96,000 CRMLS