365 N Sixth · Upland, CA 91786

$1,100,000

5 bd · 1.0 ba · 1,872 sqft · MultiFamily public records · 2 Days on market

Built 1952 0.40 ac lot Est $824k · 34% over

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Why this score? — see what drove the F 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 +8.1/30.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +2.2/10.0
• 1% rule +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Multi unit. Great Investment! QUADPLEX 4 houses in one Lot! Main house is 5 bed 1 bath. (2)- 2bed/1 Bath and (1)- 1Bed/1bath Great location corner lot. near downtown upland. Each property has a separate meter for electricity and a separate for gas. Each house has individual garage and separate yard.

Key facts

• Separate for gas
• Separate yard
• Individual garage

Tags

• CORNER LOT
• SEPARATE METER FOR ELECTRICITY
• SEPARATE FOR GAS
• INDIVIDUAL GARAGE
• SEPARATE YARD

Property features AI

Finance

• Other: Tenant pays gas and electricity
• Financial info: Gross scheduled income: $44,400; Gross income: $3,700; Total actual rent reported: $2,800 (listed unit rents shown: $900, $1,400; total actual rent field $2,800); Net operating income: $37,654; Operating expenses: $6,746; Total expenses: $16,436; Insurance expense: $5,636; Water/sewer expense: $6,720; Trash expense: $4,080; Number of leased units: 3; Number of buildings: 4
• HOA & community: Community features include biking and sidewalks

Exterior

• Parking: Total of 4 parking spaces; Garage spaces: 4 total (individual units have 2, 1, and 1 garage spaces respectively)
• Security: No security details provided
• Utilities: Private sewer; District/public water; Separate gas meters for each unit (4); Separate electric meters for each unit (4)
• Home design: Multi-unit property (4 total units); Two-story buildings (total of 2 stories); No shared/common walls between units; No accessory dwelling unit
• Construction: Year built per public records (year not specified); Parcel number on file
• Exterior features: No pool

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Unit mix includes units with 5 beds, 2 beds, and 1 bed
• Flooring: Wood flooring
• Bathrooms: Multiple units with full bathrooms (each listed unit has 1 full bath)
• Heating & cooling: No heating or cooling details provided
• Interior features: Front entry; Entry on level 4
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3×2bd/1.0ba + 1×1bd/1.0ba units multifamily listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative. Per door: $-266/mo.
• To cash-flow at today's rent, offer at most $912k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $785k (28.7% below list).
• Recommended offer: $785k (28.7% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 2.7% in Upland — 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 72/100 on livability (#184 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A; Watch: crime C-, health & safety C-, cost of living F.
• Upland Unified (suburban): math 39% / reading 53% proficiency, ranked #493 of 1,400 in CA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Upland Elementary (419 students, 87% FRL); Upland Junior High (667 students, 88% FRL); Upland High (3,070 students, 69% FRL) — zoned schools average 81% FRL vs 44% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.3%/yr); 84 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• At $7,846/mo this rent would consume 102% of the median local household income ($92k/yr) (locally 2409% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $8k of loan paydown is wiped out by about $33k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $240k; list at $1.10M implies a 358% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $784,600 (28.7% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.14%
• DSCR: 0.82
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $823,680
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
558 E 9th St	0.15mi	4/3.0 (-1)	2,057 (+10%)	9mo	$905,000	$440	56
263 S 3rd Ave	0.52mi	4/3.0 (-1)	1,850 (-1%)	8mo	$913,000	$494	54
460 N 3rd Ave	0.22mi	4/2.5 (-1)	1,988 (+6%)	20mo	$720,000	$362	52
769 Valadez	0.71mi	5/2.0	1,712 (-8%)	3mo	$765,000	$447	46
971 5th Ave	0.58mi	4/3.0 (-1)	1,811 (-3%)	18mo	$720,000	$398	39

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: -26.5%
• Equity multiple: 0.13×
• Total profit: $-269,075
• Equity at exit: $164,014

10-year hold

• IRR: -37.3%
• Equity multiple: -0.33×
• Total profit: $-410,765
• Equity at exit: $95,108

Cash invested: $308,000 (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 91786

• Rents YoY: -0.3%
• Active inventory: 84
• Price-to-rent: 45.1×

Monthly cashflow live

• Estimated rent: $7,846 medium
• Mortgage (P&I): −$5,769
• Tax from tax record: −$1,035 /mo · $12,422/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,648
• Net cashflow: $-1,064

Break-even live

Break-even rent $9,192

Max offer price $912,104

Occupancy floor —

Sensitivity live

Price	-10% $-441	-5% $-752	+0% $-1,064	+5% $-1,375	+10% $-1,686
Rent	-10% $-1,683	-5% $-1,374	+0% $-1,064	+5% $-754	+10% $-444
Rate	-1.0pp $-510	-0.5pp $-784	base $-1,064	+0.5pp $-1,349	+1.0pp $-1,639

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$6,093
1× unit	1	1	$1,753
Total (4 units)			$7,846

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
587 E Arrow Hwy Upland, CA	5.0	2.0	2215	$3,495	$1.58	0d	1	0.14mi
430 E Arrow Hwy Upland, CA	4.0	2.0	1600	$3,350	$2.09	19d	1	0.17mi
430 E Arrow Hwy Upland, CA	4.0	2.0	1649	$3,350	$2.03	23d	1	0.17mi
392 E Arrow Hwy Upland, CA	4.0	2.0	1930	$4,250	$2.20	0d	1	0.20mi
250 Settlers Rd Upland, CA	4.0	2.5	1972	$3,980	$2.02	21d	1	0.62mi
1443 Orange Grove St Upland, CA	4.0	3.0	2146	$3,380	$1.58	0d	1	0.76mi
621 E Pine St Upland, CA	4.0	2.0	1750	$3,500	$2.00	45d	1	0.81mi
811 Orchid Ct Unit L Upland, CA	4.0	2.0	1600	$3,500	$2.19	23d	1	1.17mi
8445 Chaffee St Rancho Cucamonga, CA	4.0	2.0	1438	$3,300	$2.29	16d	1	1.29mi
8523 Jasper St Rancho Cucamonga, CA	4.0	2.0	1640	$3,300	$2.01	0d	1	1.29mi
1467 Winston Ct Upland, CA	4.0	2.0	1585	$3,500	$2.21	45d	1	1.30mi

Listing history 2 events

1. 2026-06-21
   remarks 301-char remark
2. 2026-06-21
   listed $1,100,000 Active 2 DOM

ⓘ 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: $12,422 · $1,035/mo
• Projected year-2 tax: $12,422 · $1,035/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 7/10 Severe 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 23 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $94,152
• − Mortgage interest: −$61,617
• − Property taxes: −$12,422
• − Insurance: −$5,500
• − Repairs & maintenance: −$7,532
• − Management: −$7,532
• − Depreciation: −$32,000
• Taxable loss: −$32,451
• Est. tax savings @ 24.0%: +$7,788
• After-tax cash flow: $-4,975/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: Upland Unified
• NCES district ID: 0600016
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $66,267
• Composite: 43.17/100
• National rank: #6593
• State rank: #493 of 1400 in CA

Livability — Upland

• Score: 72/100
• State rank: #184
• US rank: #6041

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Upland, CA
• County: San Bernardino County · 2,030,291 people
• City population: 82,715
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 55,829
• Household income: $92,458
• Rent vs Own: 54.1% rent · 45.9% own
• Severe rent burden: 2409.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 50% White 30% Two or more races 20% Asian 8% Black 7% Native American 1%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 66% English-only · Spanish 24% Chinese 2% Other Indo-European 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: ▼ -771.58%
• Current HPI: 379.2283
• Rent YoY: ▼ -0.27%
• 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

+358.3% since first listed

2 events — show timeline

• 2026-06-19 Listed $1,100,000 CRMLS
• 1999-09-30 Sold (Public Records) $240,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $12,422 · +5.5% YoY. Source: county tax records.