1177 Congress St W #42 · San Bernardino, CA 92410

$77,900

2 bd · 2.0 ba · 1,040 sqft · Manufactured · 142 Days on market

Manufactured home 55+ age-restricted Built 1965 Fair condition $75/sqft · 34% below area Est $118k · 34% under ↓ 12% 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 +22.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Rent growth +3.9/5.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -5.4

Listing remarks MLS

Beautiful 55 years and older Senior Community mobile home park, with fenced community swimming pool, on-site laundry area and plenty of visitor parking. This is a 2 bedroom and 2 bath home. It has a spacious living room, kitchen and dining area. The master bedroom has its own private entrance from the outside. Must see to appreciate.

Key facts

• Visitor parking
• Private entrance
• On-site laundry area

Tags

• FENCED COMMUNITY SWIMMING POOL
• ON-SITE LAUNDRY AREA
• VISITOR PARKING
• PRIVATE ENTRANCE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $78k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $720 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.4% vs local median 3.5% in San Bernardino — 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 59/100 on livability (#661 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, housing A; Watch: employment D, crime F, cost of living F.
• San Bernardino City Unified (urban): math 27% / reading 40% proficiency, ranked #959 of 1,400 in CA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lytle Creek Elementary (563 students, 93% FRL); Curtis Middle (703 students, 95% FRL); Arroyo Valley High (2,785 students, 91% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 109 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 67d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 81% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 35% of the median local income ($54k/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 $539 of loan paydown is wiped out by about $2k 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 + 5.5% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $68,552 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 2.04% ✓
• Cap rate: 17.38%
• Cash-on-cash: 39.60%
• DSCR: 2.76
• GRM: 4.1

CMA / ARV

• ARV (median comp): $118,405
• List price: $77,900
• Delta: -34.21%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1064 W Congress St	0.24mi	3/2.0 (+1)	1,278 (+23%)	1mo	$470,000	$368	58
649 sixth	1.13mi	2/1.0	1,020 (-2%)	1mo	$424,000	$416	57
862 N F St	1.44mi	2/1.0	1,020 (-2%)	4mo	$379,900	$372	54
840 Valley View Dr	1.17mi	2/1.0	1,093 (+5%)	1mo	$342,500	$313	52
1708 Bordwell Ave	0.83mi	2/1.5	960 (-8%)	1mo	$440,000	$458	49
218 W Mill	1.35mi	2/1.0	1,131 (+9%)	0mo	$410,000	$363	46
261 Kendall	0.48mi	3/1.0 (+1)	1,176 (+13%)	2mo	$325,000	$276	45
218 W Mill	1.35mi	2/1.0	1,131 (+9%)	4mo	$255,000	$225	43
1734 Kippy Dr	1.47mi	3/1.0 (+1)	945 (-9%)	5mo	$460,000	$487	36
1351 N 10th	1.32mi	3/1.0 (+1)	1,171 (+13%)	3mo	$500,000	$427	33
1287 W 8th	1.12mi	3/1.0 (+1)	1,181 (+14%)	2mo	$485,000	$411	31
939 W 8th	1.17mi	3/1.0 (+1)	844 (-19%)	2mo	$250,000	$296	30

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 · 5.5% rent growth · sell at horizon

5-year hold

• IRR: 38.7%
• Equity multiple: 2.71×
• Total profit: $37,349
• Equity at exit: $11,615

10-year hold

• IRR: 46.4%
• Equity multiple: 6.01×
• Total profit: $109,385
• Equity at exit: $6,735

Cash invested: $21,812 (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 92410

• Home prices YoY: -9.7%
• Rents YoY: 5.5%
• Active inventory: 109
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,593 high
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$97 /mo · $1,168/yr
• Insurance: −$32
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $720

Break-even live

Break-even rent $681

Max offer price $77,900

Occupancy floor 50%

Sensitivity live

Price	-10% $774	-5% $747	+0% $720	+5% $693	+10% $666
Rent	-10% $594	-5% $657	+0% $720	+5% $783	+10% $846
Rate	-1.0pp $759	-0.5pp $740	base $720	+0.5pp $700	+1.0pp $679

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: $19,475
• Closing costs: $2,337
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1360 Poplar St San Bernardino, CA	3.0	2.0	1250	$2,495	$2.00	67d	1	0.34mi
455 Pear St San Bernardino, CA	2.0	1.0	875	$2,050	$2.34	93d	1	0.35mi
515 Ramona Ave San Bernardino, CA	3.0	1.0	1040	$2,095	$2.01	73d	1	0.93mi
555 Ramona Ave San Bernardino, CA	1.0	1.0	724	$1,650	$2.28	93d	1	0.97mi
1455 Veterans Way Apt C Colton, CA	2.0	1.0	779	$1,795	$2.30	31d	1	0.97mi
1455 Veterans Way Apt F Colton, CA	2.0	1.0	779	$1,695	$2.18	31d	1	0.97mi
865 Mission Dr San Bernardino, CA	3.0	1.0	1360	$2,750	$2.02	93d	1	1.01mi
1211 W 8th St San Bernardino, CA	3.0	1.0	950	$1,995	$2.10	73d	1	1.08mi
1554 W 7th St San Bernardino, CA	2.0	1.0	1000	$2,200	$2.20	13d	1	1.12mi
1548 W 7th St San Bernardino, CA	3.0	2.0	1400	$2,800	$2.00	43d	1	1.12mi
834 N Davidson Ave Unit 838-1 San Bernardino, CA	1.0	1.0	700	$1,250	$1.79	93d	1	1.15mi
834 N Davidson Ave Unit 838-1 San Bernardino, CA	1.0	1.0	700	$1,250	$1.79	73d	1	1.15mi
834 N Davidson Ave Unit 834-1 San Bernardino, CA	1.0	1.0	700	$1,250	$1.79	34d	1	1.15mi
619 N Gardena St San Bernardino, CA	3.0	2.0	1000	$2,900	$2.90	54d	1	1.21mi
1279 W 9th St Unit 2 San Bernardino, CA	3.0	1.0	1000	$2,000	$2.00	10d	1	1.21mi
738 N G St San Bernardino, CA	2.0	1.0	800	$1,595	$1.99	34d	1	1.22mi
386 S Arrowhead Ave San Bernardino, CA	2.0	1.0	960	$2,000	$2.08	93d	1	1.23mi
1656 Bryn Mawr Ct Colton, CA	3.0	2.0	1474	$2,675	$1.81	18d	1	1.28mi
1487 W 9th St San Bernardino, CA	3.0	2.0	1136	$2,295	$2.02	15d	1	1.28mi
1487 W 9th St San Bernardino, CA	3.0	2.0	1136	$2,295	$2.02	17d	1	1.28mi
1432 W 9th St San Bernardino, CA	3.0	1.0	1225	$2,700	$2.20	93d	1	1.29mi
649 W 8th St Unit B San Bernardino, CA	2.0	1.0	870	$1,590	$1.83	93d	1	1.33mi
1417 Pennsylvania Ave Colton, CA	3.0	2.0	1300	$2,395	$1.84	93d	1	1.40mi
1331 N Pennsylvania Ave Unit 1331 Colton, CA	1.0	1.0	750	$1,600	$2.13	52d	1	1.44mi
1327 N Pennsylvania Ave Unit 1327 Colton, CA	3.0	2.0	1200	$2,640	$2.20	73d	1	1.45mi
961 Western Ave Colton, CA	2.0	1.0	700	$2,000	$2.86	42d	1	1.50mi

Listing history 50 events

1. 2026-08-08
   days on market $77,900 Active 142 DOM
2. 2026-08-06
   days on market $77,900 Active 140 DOM
3. 2026-08-05
   days on market $77,900 Active 139 DOM
4. 2026-08-04
   days on market $77,900 Active 138 DOM
5. 2026-08-03
   days on market $77,900 Active 137 DOM
6. 2026-07-31
   days on market $77,900 Active 134 DOM
7. 2026-07-30
   days on market $77,900 Active 132 DOM
8. 2026-07-28
   days on market $77,900 Active 131 DOM
9. 2026-07-26
   days on market $77,900 Active 129 DOM
10. 2026-07-24
    days on market $77,900 Active 127 DOM
11. 2026-07-23
    days on market $77,900 Active 126 DOM
12. 2026-07-22
    days on market $77,900 Active 125 DOM
13. 2026-07-21
    days on market $77,900 Active 124 DOM
14. 2026-07-20
    days on market $77,900 Active 123 DOM
15. 2026-07-18
    days on market $77,900 Active 121 DOM
16. 2026-07-18
    days on market $77,900 Active 120 DOM
17. 2026-07-16
    days on market $77,900 Active 119 DOM
18. 2026-07-15
    days on market $77,900 Active 118 DOM
19. 2026-07-14
    days on market $77,900 Active 117 DOM
20. 2026-07-13
    days on market $77,900 Active 116 DOM
21. 2026-07-13
    days on market $77,900 Active 115 DOM
22. 2026-07-11
    days on market $77,900 Active 114 DOM
23. 2026-07-10
    days on market $77,900 Active 113 DOM
24. 2026-07-09
    days on market $77,900 Active 112 DOM
25. 2026-07-07
    price $77,900 Active 110 DOM
26. 2026-07-07
    days on market $79,000 Active 110 DOM
27. 2026-07-06
    days on market $79,000 Active 109 DOM
28. 2026-07-06
    days on market $79,000 Active 108 DOM
29. 2026-07-05
    days on market $79,000 Active 107 DOM
30. 2026-07-03
    days on market $79,000 Active 106 DOM
31. 2026-07-02
    days on market $79,000 Active 105 DOM
32. 2026-07-01
    days on market $79,000 Active 104 DOM
33. 2026-06-30
    days on market $79,000 Active 103 DOM
34. 2026-06-29
    days on market $79,000 Active 102 DOM
35. 2026-06-28
    days on market $79,000 Active 101 DOM
36. 2026-06-27
    days on market $79,000 Active 100 DOM
37. 2026-06-26
    days on market $79,000 Active 99 DOM
38. 2026-06-24
    days on market $79,000 Active 97 DOM
39. 2026-06-22
    days on market $79,000 Active 95 DOM
40. 2026-06-21
    days on market $79,000 Active 94 DOM
41. 2026-06-18
    days on market $79,000 Active 91 DOM
42. 2026-06-17
    days on market $79,000 Active 90 DOM
43. 2026-06-16
    days on market $79,000 Active 89 DOM
44. 2026-06-15
    days on market $79,000 Active 88 DOM
45. 2026-06-13
    days on market $79,000 Active 86 DOM
46. 2026-06-09
    days on market $79,000 Active 82 DOM
47. 2026-06-08
    days on market $79,000 Active 81 DOM
48. 2026-06-07
    days on market $79,000 Active 80 DOM
49. 2026-06-04
    days on market $79,000 Active 77 DOM
50. 2026-06-03
    days on market $79,000 Active 76 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 8/10 Severe 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,111
• − Mortgage interest: −$4,364
• − Property taxes: −$1,168
• − Insurance: −$390
• − Repairs & maintenance: −$1,529
• − Management: −$1,529
• − Depreciation: −$2,266
• Taxable income: $7,865
• Est. tax owed @ 24.0%: −$1,888
• After-tax cash flow: $6,750/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 · 13 photos

Fair 45/100 Cosmetic rehab Est. rehab $5,200–$15,600 screening

This home is in fair condition with some repairs and maintenance needed. It has a spacious living room, kitchen and dining area, and a master bedroom with its own private entrance. The home is located in a senior community with a fenced community swimming pool, on-site laundry area and plenty of visitor parking.

Repairs flagged

• Minor Exterior siding — Some discoloration and wear visible.
• Minor Interior walls — Some discoloration and wear visible.
• Minor Kitchen cabinets — Some wear visible.
• Minor Bathrooms — Some wear visible.
• Minor Windows — Some discoloration and wear visible.
• Minor HVAC/mechanicals — Some wear visible.
• Minor Landscaping — Some overgrown areas and wear visible.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can significantly improve the curb appeal and value of the home. ↑
• Resale Replace carpet in living room and kitchen — Fresh carpet can improve the overall look and feel of the home, making it more appealing to potential buyers. ↑
• Resale Paint interior walls — Fresh paint can improve the overall look and feel of the home, making it more appealing to potential buyers. ↑
• Resale Replace kitchen cabinets — Fresh cabinets can improve the overall look and feel of the home, making it more appealing to potential buyers. ↑
• Resale Replace bathroom fixtures — Fresh fixtures can improve the overall look and feel of the home, making it more appealing to potential buyers. ↑
• Resale Replace windows — Fresh windows can improve the overall look and feel of the home, making it more appealing to potential buyers. ↑
• Resale Service HVAC system — A well-maintained HVAC system can improve the overall comfort and energy efficiency of the home, making it more appealing to potential buyers. ↑
• Resale Trim and maintain landscaping — Fresh landscaping can improve the overall look and feel of the home, making it more appealing to potential buyers. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Lytle Creek Elementary Middle Curtis Middle High Arroyo Valley High

Schools (NCES district)

• District: San Bernardino City Unified
• NCES district ID: 0634170
• Math proficiency: 27% ▲ 1.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $39,758
• Composite: 30.8/100
• National rank: #11385
• State rank: #959 of 1400 in CA

D Composite livability gradescore 59/100

Livability — San Bernardino

• Score: 59/100
• State rank: #661
• US rank: #20479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Bernardino, CA
• County: San Bernardino County · 2,300,329 people
• City population: 255,614
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 47,869
• Household income: $54,181
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 16% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 12% Black 8% White 7% Asian 3%
• Hispanic origin (detail): Mexican 70%
• Common ancestry: Romanian 0%
• Foreign-born: 29% · Canada, Vietnam, Jamaica
• Languages at home: 32% English-only · Spanish 65% Vietnamese 1%

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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: ▼ -54.39%
• Current HPI: 504.0299
• Rent YoY: ▲ 5.50%
• Metro: Riverside-San Bernardino-Ontario, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

-12.1% since first listed

4 events — show timeline

• 2026-04-24 Price Changed $79,000 CRMLS
• 2026-03-19 Listed $88,000 CRMLS
• 2024-04-03 Listing Removed — CRMLS
• 2024-03-23 Listed $89,900 CRMLS