17225 Valley · Fontana, CA 92335

$100,000

2 bd · 2.0 ba · 720 sqft · Manufactured · 167 Days on market

Built 1990 Good condition 768 sqft lot $139/sqft · 27% above area Est $79k · 27% over ↓ 13% since listing

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Why this score? — see what drove the C+ 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
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained manufactured home located in one of the best parks in Fontana, CA! This 2-bedroom, 2-bath home features a BRAND-NEW ROOF and is completely move-in ready. Enjoy a spacious layout with a bright kitchen that opens to the main living area, perfect for everyday living and entertaining. The home also offers both a front and backyard, plus a cozy front porch—ideal for your morning coffee. Located in a quiet, clean, and well-kept community with low space rent, this home is a rare find and an affordable opportunity.

Key facts

• Bright kitchen
• Brand-new roof
• Front and backyard

Tags

• BRAND-NEW ROOF
• BRIGHT KITCHEN
• FRONT AND BACKYARD
• COZY FRONT PORCH
• QUIET CLEAN COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $837 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.3% 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: schools F, amenities F, cost of living F.
• Colton Joint Unified (suburban): math 16% / reading 38% proficiency, ranked #373 of 517 in CA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.3%/yr); 115 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $691 of loan paydown is wiped out by about $3k 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 + 2.3% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.93% ✓
• Cap rate: 16.34%
• Cash-on-cash: 35.87%
• DSCR: 2.60
• GRM: 4.3

CMA / ARV

• ARV (median comp): $78,521
• List price: $100,000
• Delta: 27.35%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17333 Valley Blvd Unit 140E	0.05mi	2/1.0	720 (0%)	8mo	$58,000	$81	87
17225 Valley Blvd Unit 17F	0.11mi	2/1.0	720 (0%)	17mo	$120,000	$167	77
17333 Valley Blvd #103	0.08mi	2/1.0	800 (+11%)	4mo	$99,900	$125	70
17225 Valley Blvd Unit 58W	0.16mi	2/1.0	660 (-8%)	18mo	$103,000	$156	59
17455 Marygold Ave Unit 49A	0.25mi	2/1.0	795 (+10%)	21mo	$125,000	$157	50

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 · 2.34% rent growth · sell at horizon

5-year hold

• IRR: 30.8%
• Equity multiple: 2.28×
• Total profit: $35,859
• Equity at exit: $14,910

10-year hold

• IRR: 37.7%
• Equity multiple: 4.39×
• Total profit: $94,823
• Equity at exit: $8,646

Cash invested: $28,000 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,934 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $837

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 52%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17237 Deodar Ave Unit Adu Fontana, CA	1.0	1.0	450	$1,800	$4.00	43d	1	0.57mi
16982 San Bernardino Ave Fontana, CA	1.0	1.0	586	$1,700	$2.90	43d	1	0.66mi
8998 Mango Ave Unit I Fontana, CA	1.0	1.0	692	$1,650	$2.38	22d	1	1.44mi

Listing history 18 events

1. 2026-06-18
   days on market $100,000 Active 167 DOM
2. 2026-06-17
   days on market $100,000 Active 166 DOM
3. 2026-06-16
   days on market $100,000 Active 165 DOM
4. 2026-06-15
   days on market $100,000 Active 164 DOM
5. 2026-06-13
   days on market $100,000 Active 162 DOM
6. 2026-06-13
   days on market $100,000 Active 161 DOM
7. 2026-06-09
   days on market $100,000 Active 158 DOM
8. 2026-06-08
   days on market $100,000 Active 157 DOM
9. 2026-06-07
   days on market $100,000 Active 156 DOM
10. 2026-06-04
    days on market $100,000 Active 153 DOM
11. 2026-06-03
    days on market $100,000 Active 152 DOM
12. 2026-06-02
    days on market $100,000 Active 151 DOM
13. 2026-06-01
    days on market $100,000 Active 150 DOM
14. 2026-05-31
    days on market $100,000 Active 149 DOM
15. 2026-05-07
    historical Active Under Contract 550-char remark

    Show marketing remark (550 chars)

    Welcome to this well-maintained manufactured home located in one of the best parks in Fontana, CA! This 2-bedroom, 2-bath home features a BRAND-NEW ROOF and is completely move-in ready. Enjoy a spacious layout with a bright kitchen that opens to the main living area, perfect for everyday living and entertaining. The home also offers both a front and backyard, plus a cozy front porch—ideal for your morning coffee. Located in a quiet, clean, and well-kept community with low space rent, this home is a rare find and an affordable opportunity.

16. 2026-04-16
    price $100,000 550-char remark

    Show marketing remark (550 chars)

    Welcome to this well-maintained manufactured home located in one of the best parks in Fontana, CA! This 2-bedroom, 2-bath home features a BRAND-NEW ROOF and is completely move-in ready. Enjoy a spacious layout with a bright kitchen that opens to the main living area, perfect for everyday living and entertaining. The home also offers both a front and backyard, plus a cozy front porch—ideal for your morning coffee. Located in a quiet, clean, and well-kept community with low space rent, this home is a rare find and an affordable opportunity.

17. 2026-03-05
    price $110,000 550-char remark

    Show marketing remark (550 chars)

    Welcome to this well-maintained manufactured home located in one of the best parks in Fontana, CA! This 2-bedroom, 2-bath home features a BRAND-NEW ROOF and is completely move-in ready. Enjoy a spacious layout with a bright kitchen that opens to the main living area, perfect for everyday living and entertaining. The home also offers both a front and backyard, plus a cozy front porch—ideal for your morning coffee. Located in a quiet, clean, and well-kept community with low space rent, this home is a rare find and an affordable opportunity.

18. 2026-01-02
    listed $115,000 Active 550-char remark

    Show marketing remark (550 chars)

    Welcome to this well-maintained manufactured home located in one of the best parks in Fontana, CA! This 2-bedroom, 2-bath home features a BRAND-NEW ROOF and is completely move-in ready. Enjoy a spacious layout with a bright kitchen that opens to the main living area, perfect for everyday living and entertaining. The home also offers both a front and backyard, plus a cozy front porch—ideal for your morning coffee. Located in a quiet, clean, and well-kept community with low space rent, this home is a rare find and an affordable opportunity.

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

Taxation est. · year 1

• Rental income: $23,212
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − Depreciation: −$2,909
• Taxable income: $8,987
• Est. tax owed @ 24.0%: −$2,157
• After-tax cash flow: $7,887/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained manufactured home in Fontana, CA is move-in ready with a new roof and a spacious layout. It offers a bright kitchen and two bathrooms, both in need of updates. The home's exterior and landscaping could benefit from some improvements to increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Moderate exterior siding — moderate wear and tear

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing the kitchen would appeal to both buyers and renters
• Both update bathroom fixtures — modernizing the bathrooms would appeal to both buyers and renters
• Both paint exterior — painting the exterior would improve curb appeal and value
• Both repair exterior siding — repairing the siding would improve the home's appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
exterior siding · moderate wear and tear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizing the kitchen would appeal to both buyers and renters ↑
• Both update bathroom fixtures — modernizing the bathrooms would appeal to both buyers and renters ↑
• Both paint exterior — painting the exterior would improve curb appeal and value ↑
• Both repair exterior siding — repairing the siding would improve the home's appearance and value ↑

ⓘ 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: Colton Joint Unified
• NCES district ID: 0609390
• Math proficiency: 16% ▼ -9.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $51,178
• Composite: 23.74/100
• National rank: #7820
• State rank: #373 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

-13.0% since first listed

4 events — show timeline

• 2026-05-07 Contingent — CRMLS
• 2026-04-16 Price Changed $100,000 CRMLS
• 2026-03-05 Price Changed $110,000 CRMLS
• 2026-01-02 Listed $115,000 CRMLS