4400 Philadelphia St #197 · Chino, CA 91710

$120,000

2 bd · 2.0 ba · 800 sqft · Manufactured public records · 14 Days on market

Built 1972 ↓ 33% since listing

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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
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

HUGE PRICE REDUCTION!! VERY LOW SPACE FEES!!!! ONLY $810.00 TALK ABOUT AFFORTABLE. This home is located in the highly sought after famliy frendly community of Lamplighter MH park in the beautiful City of Chino. Centerally located to Shopping, Restaurants, Schools and Freeways. It features two bedrooms two baths open kitchen, dinning room, livingroom and laundry room, it also has a extra room that can be a large office, den, playroom or another bedroom. Altough the property does require a little TLC, with some creativity and renovation it can be a perfect place to call home. Space rent includes some utilities and access to the club house, pool and spa, fitness center and billards room it mak

Key facts

• Access to spa
• Access to pool
• Access to club house

Tags

• ACCESS TO CLUB HOUSE
• ACCESS TO POOL
• ACCESS TO SPA
• ACCESS TO FITNESS CENTER
• ACCESS TO BILLIARDS ROOM

Property features AI

Finance

• Other: Park name: Lamplighter Chino; Directions: North of the 60 Freeway, west of Ramona
• HOA & community: Land lease community (park-managed); Rent includes trash, pool, water and sewer; Monthly land lease: $810; Community features include street lighting; Manager approval required; Pets allowed with breed restrictions

Exterior

• Parking: Attached carport
• Utilities: Public sewer; District/public water
• Home design: Manufactured/mobile home (16' x 54'); Single-story; Mobile home remains on site
• Construction: Year built per public records
• Exterior features: Community pool; Front yard; Level with street

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-level home; Front door entry
• Laundry & utility: Inside laundry room; Gas dryer hookup; Dedicated laundry room

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 ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $120k).
• Cap rate 18.4% vs local median 2.7% in Chino — 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 (#342 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A-, commute B+; Watch: crime C-, schools D-, cost of living 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.
• Market conditions: Rents rising (+3.0%/yr); 106 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 30% of the median local income ($103k/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 $830 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 + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

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 $120,000

Questions for the listing agent

1. Built in 1972 — 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: 2.15% ✓
• Cap rate: 18.37%
• Cash-on-cash: 43.14%
• DSCR: 2.92
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.96% rent growth · sell at horizon

5-year hold

• IRR: 39.9%
• Equity multiple: 2.71×
• Total profit: $57,423
• Equity at exit: $17,892

10-year hold

• IRR: 46.3%
• Equity multiple: 5.43×
• Total profit: $148,799
• Equity at exit: $10,375

Cash invested: $33,600 (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 91710

• Rents YoY: 3.0%
• Active inventory: 106
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,579 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $1,208

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 48%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12175 Ramona Ave Chino, CA	1.0–2.0	1.0–2.0	900	$2,520	$2.80	43d	1	0.24mi
4871 Independence St Chino, CA	2.0	2.0	800	$3,000	$3.75	43d	1	0.52mi
4937 Taft St Unit ADU Chino, CA	3.0	2.0	800	$3,000	$3.75	43d	1	0.72mi
12660 Yorba Ave Chino, CA	3.0	2.0	1123	$3,100	$2.76	24d	1	0.80mi
5189 Revere St Unit Revere Village-12259-4 Chino, CA	1.0	1.0	620	$1,895	$3.06	43d	1	0.87mi
5189 Revere St Unit Revere Village-5169-1 Chino, CA	2.0	1.0	920	$2,295	$2.49	22d	1	0.87mi
5189 Revere St Unit Revere Village-12201-1 Chino, CA	2.0	1.0	920	$2,295	$2.49	43d	1	0.87mi
12603 Monte Vista Ave Chino, CA	2.0	1.0	1000	$2,650	$2.65	43d	1	0.89mi
12350 Marshall Ave Chino, CA	2.0	2.0	807	$2,310	$2.86	10d	4	0.98mi
11902 Central Ave Chino, CA	1.0–2.0	1.0	619	$1,985	$3.20	43d	4	1.00mi
12831 Yorba Ave Chino, CA	2.0	1.0	790	$2,140	$2.71	43d	1	1.02mi
12351 Marshall Ave Chino, CA	2.0	2.0	990	$2,600	$2.63	24d	1	1.03mi
12948 Yorba Ave Apt A Chino, CA	2.0	1.0	900	$2,500	$2.78	24d	1	1.13mi
12957 Ramona Ave Chino, CA	1.0–2.0	1.0–2.0	797	$2,300	$2.88	2d	22	1.17mi
5095 Phillips Blvd Chino, CA	2.0	1.0	900	$2,800	$3.11	5d	1	1.21mi
13051 Ramona Ave Chino, CA	1.0–2.0	1.0–2.0	797	$2,695	$3.38	2d	1	1.25mi
3828 E Grand Ave Unit 3828-D Ontario, CA	2.0	1.0	837	$1,800	$2.15	1d	1	1.31mi
12950 5th St Unit 7 Chino, CA	2.0	1.0	850	$2,100	$2.47	2d	1	1.38mi
12950 5th St Unit 10 Chino, CA	1.0	1.0	700	$1,800	$2.57	2d	1	1.38mi
11405 Central Ave Chino, CA	1.0–2.0	1.0–2.0	860	$2,372	$2.76	3d	10	1.39mi
13059 3rd St Chino, CA	2.0	2.0	700	$2,750	$3.93	12d	1	1.43mi
13151 Yorba Ave Chino, CA	2.0	1.0–2.0	792	$2,450	$3.09	12d	1	1.46mi

Listing history 9 events

1. 2026-06-18
   days on market $120,000 Active 14 DOM
2. 2026-06-17
   days on market $120,000 Active 13 DOM
3. 2026-06-15
   days on market $120,000 Active 12 DOM
4. 2026-06-13
   days on market $120,000 Active 10 DOM
5. 2026-06-09
   days on market $120,000 Active 6 DOM
6. 2026-06-08
   days on market $120,000 Active 5 DOM
7. 2026-06-07
   days on market $120,000 Active 4 DOM
8. 2026-06-04
   remarks 699-char remark
9. 2026-06-04
   listed $120,000 Active 1 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,945
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,476
• − Management: −$2,476
• − Depreciation: −$3,491
• Taxable income: $13,381
• Est. tax owed @ 24.0%: −$3,211
• After-tax cash flow: $11,284/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 — Chino

• Score: 66/100
• State rank: #342
• US rank: #11717

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chino, CA
• County: San Bernardino County · 2,030,291 people
• City population: 97,967
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 78,754
• Household income: $103,085
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 1877.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 59% Two or more races 20% White 18% Asian 15% Black 5%
• Hispanic origin (detail): Mexican 50%
• Common ancestry: Iranian 1% Slovak 1% Italian 1%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 51% English-only · Spanish 35% Chinese 6% Tagalog/Filipino 2%

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: ▼ -814.34%
• Current HPI: 372.3293
• Rent YoY: ▲ 2.96%
• 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

-33.3% since first listed

8 events — show timeline

• 2026-06-03 Listed $120,000 CRMLS
• 2025-12-31 Listing Removed — CRMLS
• 2025-10-30 Relisted — CRMLS
• 2025-10-30 Price Changed $160,000 CRMLS
• 2025-09-15 Pending — CRMLS
• 2025-07-29 Contingent — CRMLS
• 2025-07-09 Price Changed $169,900 CRMLS
• 2025-05-29 Listed $179,900 CRMLS