12220 5TH St #226 · Yucaipa, CA 92399

$119,900

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 25 Days on market

Built 1969 Est $130k · 8% 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 +11.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Key facts

• Central heating
• Spacious kitchen
• Built-in hutch

Tags

• CUL-DE-SAC
• CENTRAL HEATING
• AIR PLUS EVAP COOLER
• FULL SIZE DINING ROOM
• BUILT-IN HUTCH
• SPACIOUS KITCHEN

Property features AI

Finance

• Other: Pets allowed; Directions: Enter park, make a right then left; midway make a right; located in cul-de-sac
• Financial info: Located in park (Crestview) — park rules and land lease apply
• HOA & community: Land lease: $397 monthly (park); Suburban community features; Senior community

Exterior

• Parking: Carport (entry at front/carport)
• Utilities: Public sewer; District/public water
• Home design: Mobile home (24' x 56'); Double body type; Single story; Located in a suburban park (Crestview), senior community; Manager approval required
• Construction: Mobile home remains on site; Year built (per assessor)
• Exterior features: Yard; Community pool; Arizona room/patio

Interior

• Kitchen: Refrigerator
• Bedrooms: Single-story (1) mobile home
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating; Central cooling; Evaporative cooling
• Interior features: Front/carport entry; Community spa; Arizona room
• Laundry & utility: Dedicated laundry room; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.6% vs local median 2.7% in Yucaipa — 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 66/100 on livability (#334 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+; Watch: schools D, health & safety D, amenities F.
• Yucaipa-Calimesa Joint Unified (suburban): math 32% / reading 55% proficiency, ranked #195 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.3%/yr); 205 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 31% of the median local income ($92k/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 $829 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 + 0.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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: 1.96% ✓
• Cap rate: 16.62%
• Cash-on-cash: 36.90%
• DSCR: 2.64
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $130,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12220 5th St #193	0.01mi	2/2.0	1,248 (-7%)	2mo	$120,000	$96	86
12220 5th St #187	0.00mi	2/2.0	1,296 (-4%)	12mo	$126,000	$97	84
12220 5TH St #178	0.00mi	2/2.0	1,200 (-11%)	12mo	$114,900	$96	72
12367 4th St #71	0.54mi	2/2.0	1,296 (-4%)	3mo	$145,000	$112	66
12618 3rd St #34	0.67mi	3/2.0 (+1)	1,344 (0%)	3mo	$158,000	$118	62
12618 3rd St #25	0.67mi	2/2.0	1,344 (0%)	10mo	$103,600	$77	60
12680 4th St #47	0.61mi	3/2.0 (+1)	1,392 (+4%)	4mo	$150,000	$108	57
12680-Spc 38 4th St	0.61mi	3/2.0 (+1)	1,440 (+7%)	3mo	$97,000	$67	53
12680 4th St #8	0.61mi	2/2.0	1,440 (+7%)	10mo	$120,000	$83	52
12367 4th #66	0.54mi	3/2.0 (+1)	1,543 (+15%)	4mo	$193,000	$125	42
12367 4th St Spc 59	0.54mi	3/2.0 (+1)	1,512 (+12%)	9mo	$250,000	$165	42
12680 4th St #36	0.60mi	3/2.0 (+1)	1,536 (+14%)	3mo	$90,000	$59	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 29.3%
• Equity multiple: 2.18×
• Total profit: $39,448
• Equity at exit: $17,877

10-year hold

• IRR: 34.9%
• Equity multiple: 3.75×
• Total profit: $92,474
• Equity at exit: $10,367

Cash invested: $33,572 (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 92399

• Rents YoY: -1.3%
• Active inventory: 205
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,356 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $1,032

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 51%

Sensitivity live

Price	-10% $1,115	-5% $1,074	+0% $1,032	+5% $991	+10% $949
Rent	-10% $846	-5% $939	+0% $1,032	+5% $1,125	+10% $1,218
Rate	-1.0pp $1,093	-0.5pp $1,063	base $1,032	+0.5pp $1,001	+1.0pp $970

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34384 Yucaipa Blvd Unit 102 Yucaipa, CA	1.0	1.0	920	$1,900	$2.07	44d	1	0.39mi
34384 Yucaipa Blvd Yucaipa, CA	1.0	1.0	920	$2,100	$2.28	44d	2	0.40mi
11904 4th St Yucaipa, CA	2.0	1.0	1256	$1,995	$1.59	11d	1	0.59mi
33685 Washington Dr Yucaipa, CA	3.0	3.0	1868	$3,000	$1.61	44d	1	0.62mi
12301 3rd St Yucaipa, CA	1.0	1.0	992	$2,150	$2.17	0d	1	0.70mi
11768 Avalon Ave Yucaipa, CA	3.0	2.5	1668	$2,895	$1.74	2d	1	1.01mi
11811 Fairway Dr Yucaipa, CA	3.0	2.0	1458	$2,800	$1.92	0d	1	1.20mi
12646 10th St Yucaipa, CA	2.0	2.0	1413	$3,900	$2.76	25d	1	1.22mi
12837 2nd St Yucaipa, CA	3.0–4.0	2.5–3.0	1688	$3,450	$2.04	0d	31	1.22mi
35371 Schad Ln Yucaipa, CA	2.0	1.0	1000	$2,200	$2.20	25d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $119,900 Active 25 DOM
2. 2026-06-17
   days on market $119,900 Active 24 DOM
3. 2026-06-16
   days on market $119,900 Active 23 DOM
4. 2026-06-15
   days on market $119,900 Active 22 DOM
5. 2026-06-13
   days on market $119,900 Active 20 DOM
6. 2026-06-13
   days on market $119,900 Active 19 DOM
7. 2026-06-09
   days on market $119,900 Active 16 DOM
8. 2026-06-08
   days on market $119,900 Active 15 DOM
9. 2026-06-07
   days on market $119,900 Active 14 DOM
10. 2026-06-04
    days on market $119,900 Active 11 DOM
11. 2026-06-03
    days on market $119,900 Active 10 DOM
12. 2026-06-02
    days on market $119,900 Active 9 DOM
13. 2026-06-01
    days on market $119,900 Active 8 DOM
14. 2026-05-31
    days on market $119,900 Active 7 DOM
15. 2026-05-24
    listed $119,900 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,266
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$2,261
• − Management: −$2,261
• − Depreciation: −$3,488
• Taxable income: $11,141
• Est. tax owed @ 24.0%: −$2,674
• After-tax cash flow: $9,713/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: Yucaipa-Calimesa Joint Unified
• NCES district ID: 0643560
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 55% ▲ 6.00%
• Median HH income: $58,243
• Composite: 38.09/100
• National rank: #4277
• State rank: #195 of 517 in CA

Livability — Yucaipa

• Score: 66/100
• State rank: #334
• US rank: #11542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yucaipa, CA
• County: San Bernardino County · 2,030,291 people
• City population: 55,366
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 55,366
• Household income: $92,440
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1110.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 55% Hispanic / Latino 36% Two or more races 15% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 77% English-only · Spanish 19% Other Indo-European 1% Other Asian/Pacific 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: ▼ -632.71%
• Current HPI: 353.4762
• Rent YoY: ▼ -1.27%
• 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

• 2026-05-24 Listed $119,900 CRMLS

Property tax history

-8.6%/yr

Latest (2015): $83 · +0.0% YoY. Source: county tax records.