8998 Mango Unit H · Fontana, CA 92335

$200,000

1 bd · 1.0 ba · 616 sqft · Condo public records · 114 Days on market

Built 1979 $325/sqft · 27% below area Est $273k · 27% under $265/mo HOA · 15% of rent

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.6/30.0
• Schools +4.1/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Centrally located to everything the beautiful City of Fontana has to offer, makes this condo a steal! This spacious 1-bedroom condo is minutes to all shopping needs, Chaffey College and Kaiser Permanente hospital and is also across the street from Veterans Park. The condo does include 1 parking spot and several guest parking spots as well as a laundry room on site.

Key facts

• Centrally located
• Laundry room on site
• $265 HOA

Tags

• CENTRALLY LOCATED
• LAUNDRY ROOM ON SITE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (14.0% below list).
• Recommended offer: $170k (15.0% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 3.2% in Fontana — 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 64/100 on livability (#415 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A-, employment A-; Watch: amenities F, cost of living F, health & safety F.
• Fontana Unified (suburban): math 25% / reading 71% proficiency, ranked #156 of 517 in CA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Palmetto Elementary (602 students, 88% FRL); Harry S. Truman Middle (991 students, 83% FRL); Jurupa Hills High (reading 67%, 1,829 students, 77% FRL).
• Market conditions: Rents rising (+2.3%/yr); 115 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 22y ago; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $169,931 (15.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.65%
• DSCR: 0.84
• GRM: 9.7

CMA / ARV

• ARV (median comp): $272,627
• List price: $200,000
• Delta: -26.64%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.34% rent growth · sell at horizon

5-year hold

• IRR: -23.2%
• Equity multiple: 0.21×
• Total profit: $-44,268
• Equity at exit: $29,821

10-year hold

• IRR: -19.6%
• Equity multiple: -0.01×
• Total profit: $-56,630
• Equity at exit: $17,292

Cash invested: $56,000 (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 92335

• Rents YoY: 2.3%
• Active inventory: 115
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,720 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$132 /mo · $1,579/yr
• Insurance: −$83
• HOA: −$265
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-170

Break-even live

Break-even rent $1,935

Max offer price $169,931

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-114	+0% $-170	+5% $-227	+10% $-283
Rent	-10% $-306	-5% $-238	+0% $-170	+5% $-102	+10% $-34
Rate	-1.0pp $-69	-0.5pp $-119	base $-170	+0.5pp $-222	+1.0pp $-275

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8998 Mango Ave Unit I Fontana, CA	1.0	1.0	692	$1,650	$2.38	23d	1	0.03mi
8919 Mango Ave Fontana, CA	1.0	1.0	500	$1,650	$3.30	16d	2	0.07mi
9168 Cypress Ave Unit B Fontana, CA	1.0	1.0	700	$2,000	$2.86	45d	1	0.78mi
8605 Cypress Ave Unit 3 Fontana, CA	1.0	1.0	650	$1,450	$2.23	26d	1	0.83mi
8605 Cypress Ave Unit 3 Fontana, CA	1.0	1.0	650	$1,475	$2.27	45d	1	0.83mi
8605 Cypress Ave Unit 4 Fontana, CA	1.0	1.0	550	$1,450	$2.64	45d	1	0.83mi
8605 Cypress Ave Unit 4 Fontana, CA	1.0	1.0	550	$1,450	$2.64	4d	1	0.83mi
16594 Arrow Blvd Fontana, CA	1.0–2.0	1.0–1.5	690	$1,550	$2.25	6d	3	0.86mi
16982 San Bernardino Ave Fontana, CA	1.0	1.0	586	$1,700	$2.90	45d	1	0.89mi
17237 Deodar Ave Unit Adu Fontana, CA	1.0	1.0	450	$1,800	$4.00	45d	1	0.90mi
16296 Merrill Ave Fontana, CA	2.0	1.0–2.0	854	$1,960	$2.30	26d	1	1.01mi
8185 Palmetto Ave Fontana, CA	1.0–2.0	1.0–2.0	580	$1,575	$2.72	4d	5	1.03mi
17923 Arrow Blvd Fontana, CA	1.0–3.0	1.0–2.0	850	$1,925	$2.26	0d	1	1.21mi
16029 Ceres Ave Fontana, CA	1.0	1.5	403	$1,800	$4.47	45d	1	1.34mi
8600 Citrus Ave Fontana, CA	1.0–2.0	1.0–2.0	765	$1,799	$2.35	7d	1	1.36mi

HOA detail condo

• Monthly dues: $265 · $3,180/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-21
   days on market $200,000 Active 114 DOM
2. 2026-06-18
   days on market $200,000 Active 111 DOM
3. 2026-06-17
   days on market $200,000 Active 110 DOM
4. 2026-06-16
   days on market $200,000 Active 109 DOM
5. 2026-06-15
   days on market $200,000 Active 108 DOM
6. 2026-06-13
   days on market $200,000 Active 106 DOM
7. 2026-06-13
   days on market $200,000 Active 105 DOM
8. 2026-06-09
   days on market $200,000 Active 102 DOM
9. 2026-06-08
   days on market $200,000 Active 101 DOM
10. 2026-06-07
    days on market $200,000 Active 100 DOM
11. 2026-06-04
    days on market $200,000 Active 97 DOM
12. 2026-06-03
    days on market $200,000 Active 96 DOM
13. 2026-06-02
    pricedays on market $200,000 Active 95 DOM
14. 2026-06-01
    days on market $220,000 Active 94 DOM
15. 2026-05-31
    days on market $220,000 Active 93 DOM
16. 2026-03-23
    price $220,000 367-char remark

    Show marketing remark (367 chars)

    Centrally located to everything the beautiful City of Fontana has to offer, makes this condo a steal! This spacious 1-bedroom condo is minutes to all shopping needs, Chaffey College and Kaiser Permanente hospital and is also across the street from Veterans Park. The condo does include 1 parking spot and several guest parking spots as well as a laundry room on site.

17. 2026-02-27
    listed $240,000 Active 367-char remark

    Show marketing remark (367 chars)

    Centrally located to everything the beautiful City of Fontana has to offer, makes this condo a steal! This spacious 1-bedroom condo is minutes to all shopping needs, Chaffey College and Kaiser Permanente hospital and is also across the street from Veterans Park. The condo does include 1 parking spot and several guest parking spots as well as a laundry room on site.

18. 2026-01-03
    status Active
19. 2025-11-18
    price $235,000
20. 2025-10-02
    price $250,000
21. 2025-08-15
    price $265,000
22. 2025-07-20
    status Active
23. 2025-07-16
    status Active
24. 2025-07-10
    listed $280,000
25. 2025-07-10
    historical
26. 2019-08-30
    soldstatus $135,000 Closed Sale
27. 2019-08-29
    soldstatus $135,000
28. 2019-07-31
    status Pending Sale
29. 2019-03-12
    status Active
30. 2019-02-22
    status Pending Sale
31. 2019-01-18
    listed $144,900 Active
32. 2017-07-31
    soldstatus $100,000 Closed Sale
33. 2017-07-31
    soldstatus $100,000
34. 2017-06-20
    status Pending Sale
35. 2017-05-26
    price $99,999
36. 2017-04-25
    listed $115,000 Active
37. 2013-11-15
    soldstatus $70,000 Closed
38. 2013-11-15
    soldstatus $70,000
39. 2013-10-11
    status Pending
40. 2013-09-26
    listed $70,000 Active
41. 2013-09-24
    historical
42. 2013-08-16
    status Pending
43. 2013-07-25
    listed $70,000 Active
44. 2013-01-22
    historical
45. 2012-11-27
    listed $55,000 Active
46. 2011-08-17
    soldstatus $40,000 Closed
47. 2011-08-17
    soldstatus $40,000
48. 2011-06-17
    price $42,500 Active
49. 2011-06-17
    status Active
50. 2011-01-27
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,579 · $132/mo
• Projected year-2 tax: $1,579 · $132/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,635
• − Mortgage interest: −$11,203
• − Property taxes: −$1,579
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − HOA: −$3,180
• − Depreciation: −$5,818
• Taxable loss: −$5,446
• Est. tax savings @ 24.0%: +$1,307
• After-tax cash flow: $-735/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: Fontana Unified
• NCES district ID: 0613920
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 71% ▲ 30.00%
• Median HH income: $53,912
• Composite: 41.31/100
• National rank: #3510
• State rank: #156 of 517 in CA

Livability — Fontana

• Score: 64/100
• State rank: #415
• US rank: #14177

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fontana, CA
• County: San Bernardino County · 2,030,291 people
• City population: 203,028
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 97,511
• Household income: $77,949
• Rent vs Own: 51.8% rent · 48.2% own
• Severe rent burden: 3437.0

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 (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 13% White 8% Black 4% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Italian 1%
• Foreign-born: 34% · Canada, Vietnam
• Languages at home: 27% English-only · Spanish 69% Arabic 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: ▼ -804.67%
• Current HPI: 507.5862
• Rent YoY: ▲ 2.34%
• 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

+566.7% since first listed

50 events — show timeline

• 2026-03-23 Price Changed $220,000 CRMLS
• 2026-02-27 Listed $240,000 CRMLS
• 2026-01-03 Relisted — CRMLS
• 2025-11-18 Price Changed $235,000 CRMLS
• 2025-10-02 Price Changed $250,000 CRMLS
• 2025-08-15 Price Changed $265,000 CRMLS
• 2025-07-20 Relisted — CRMLS
• 2025-07-16 Relisted — CRMLS
• 2025-07-10 Listing Removed — CRMLS
• 2025-07-10 Listed $280,000 CRMLS
• 2019-08-30 Sold (MLS) $135,000 CRMLS
• 2019-08-29 Sold (Public Records) $135,000 Public Records
• 2019-07-31 Pending — CRMLS
• 2019-03-12 Relisted — CRMLS
• 2019-02-22 Pending — CRMLS
• 2019-01-18 Listed $144,900 CRMLS
• 2017-07-31 Sold (Public Records) $100,000 Public Records
• 2017-07-31 Sold (MLS) $100,000 CRMLS
• 2017-06-20 Pending — CRMLS
• 2017-05-26 Price Changed $99,999 CRMLS
• 2017-04-25 Listed $115,000 CRMLS
• 2013-11-15 Sold (Public Records) $70,000 Public Records
• 2013-11-15 Sold (MLS) $70,000 CRMLS
• 2013-10-11 Pending — CRMLS
• 2013-09-26 Listed $70,000 CRMLS
• 2013-09-24 Listing Removed — CRMLS
• 2013-08-16 Pending — CRMLS
• 2013-07-25 Listed $70,000 CRMLS
• 2013-01-22 Listing Removed — CRMLS
• 2012-11-27 Listed $55,000 CRMLS
• 2011-08-17 Sold (Public Records) $40,000 Public Records
• 2011-08-17 Sold (MLS) $40,000 CRMLS
• 2011-06-17 Relisted — CRMLS
• 2011-06-17 Price Changed $42,500 CRMLS
• 2011-01-27 Listing Removed — CRMLS
• 2010-12-15 Listed $50,000 CRMLS
• 2010-05-26 Sold (MLS) $29,900 CRMLS
• 2010-05-05 Pending — CRMLS
• 2010-04-27 Price Changed $29,900 CRMLS
• 2010-03-25 Listed $39,900 CRMLS
• 2006-06-30 Listing Removed — CRMLS
• 2006-03-14 Sold (Public Records) $112,000 Public Records
• 2006-01-06 Listed $110,000 CRMLS
• 2004-07-16 Sold (Public Records) $83,000 Public Records
• 2004-07-01 Sold (MLS) $84,000 CRMLS
• 2004-03-24 Listed $84,000 CRMLS
• 2003-10-21 Sold (Public Records) $51,000 Public Records
• 1994-08-12 Sold (Public Records) $24,000 Public Records
• 1985-11-20 Sold (Public Records) $33,000 Public Records
• 1982-09-30 Sold (Public Records) $33,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,579 · +7.6% YoY. Source: county tax records.