8389 Baker #29 · Rancho Cucamonga, CA 91730

$149,999

3 bd · 2.0 ba · 1,400 sqft · Manufactured · 82 Days on market

Built 1966 Good condition Est $140k · 7% over

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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 +4.3/15.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

2 Bed | 2 Bath | Renovated Mobile Home — Move-In Ready! Clean, updated, and move in ready! This charming 2-bedroom, 2-bathroom mobile home has been thoughtfully renovated with fresh flooring throughout, an updated kitchen, and refreshed bathrooms — so the hard work is already done. The open living space feels bright and welcoming, with a functional layout that makes the most of every square foot. The kitchen offers updated finishes that make cooking and entertaining a pleasure, while both bathrooms have been tastefully modernized. The primary bedroom features its own private bath for added comfort and privacy. Whether you're a first-time buyer, downsizer, or savvy investor, thi

Key facts

• Private bath
• Refreshed bathrooms
• Open living space

Tags

• RENOVATED MOBILE HOME
• UPDATED KITCHEN
• REFRESHED BATHROOMS
• OPEN LIVING SPACE
• PRIVATE BATH

Property features AI

Finance

• Other: Access road frontage; paved road surface; Directions: 210 Freeway Exit Carnelian St.; located south of W Foothill Blvd.
• Financial info: Land lease applies ($1,800)
• HOA & community: Located in a mobile home park (Sycamore Villa Mobile Home Park); Community features include street lighting and a community pool; Manager approval required for occupancy; Pets allowed with breed restrictions

Exterior

• Parking: Covered parking; Private asphalt driveway (level); 2 parking spaces; 2 carport spaces
• Utilities: District/public water; Public sewer; Electricity on property; Natural gas available; Telephone available
• Home design: Single-story home; Entry at level 1; Mobile home remains in place; Mobile dimensions approximately 24 ft. wide by 47 ft. long
• Construction: Raised foundation
• Exterior features: Patio; Shed (1)

Interior

• Kitchen: Built-in range; Gas oven
• Bedrooms: Primary bedroom (main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms with shower / shower-in-tub options
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: Ceiling fan; Blinds; Community spa
• Laundry & utility: Inside laundry in a dedicated room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.7% vs local median 2.7% in Rancho Cucamonga — 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 70/100 on livability (#237 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A, housing A-; Watch: amenities D+, health & safety D, cost of living F.
• Central Elementary (suburban): math 25% / reading 25% proficiency, ranked #379 of 517 in CA (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 146 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 43% of the median local income ($92k/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 $1k 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 + 0.8% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 2.18% ✓
• Cap rate: 18.70%
• Cash-on-cash: 44.33%
• DSCR: 2.97
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $140,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8389 Baker Ave #61	0.00mi	3/2.0	1,425 (+2%)	9mo	$175,000	$123	90
8651 Foothill Blvd #92	0.17mi	2/2.0 (-1)	1,440 (+3%)	0mo	$156,000	$108	82
8651 Foothill Blvd #99	0.17mi	2/2.0 (-1)	1,440 (+3%)	2mo	$140,000	$97	81
8651 Foothill Blvd #157	0.17mi	2/2.0 (-1)	1,440 (+3%)	3mo	$142,000	$99	80
8651 Foothill Blvd #159	0.17mi	2/2.0 (-1)	1,488 (+6%)	5mo	$145,000	$97	73
8651 Foothill Blvd #82	0.17mi	2/2.0 (-1)	1,554 (+11%)	1mo	$280,000	$180	68
1350 San Bernardino Rd #187	0.69mi	3/2.0	1,344 (-4%)	1mo	$135,000	$100	60
1350 San Bernardino #86	0.69mi	3/2.0	1,440 (+3%)	7mo	$140,000	$97	57
1320 San Bernardino #47	0.70mi	2/2.0 (-1)	1,440 (+3%)	1mo	$225,000	$156	57
1350 San Bernardino Rd #84	0.69mi	4/2.0 (+1)	1,440 (+3%)	4mo	$117,000	$81	55
1320 San Bernardino #28	0.70mi	2/2.0 (-1)	1,296 (-7%)	2mo	$212,000	$164	48
1350 San Bernardino Rd #132	0.69mi	3/2.0	1,224 (-13%)	3mo	$120,000	$98	44

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 · 0.84% rent growth · sell at horizon

5-year hold

• IRR: 38.9%
• Equity multiple: 2.61×
• Total profit: $67,585
• Equity at exit: $22,365

10-year hold

• IRR: 44.2%
• Equity multiple: 4.78×
• Total profit: $158,901
• Equity at exit: $12,969

Cash invested: $42,000 (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 91730

• Rents YoY: 0.8%
• Active inventory: 146
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $3,276 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$187 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$688
• Net cashflow: $1,551

Break-even live

Break-even rent $1,312

Max offer price $149,999

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8567 Cava Dr Rancho Cucamonga, CA	3.0	2.5	1763	$3,600	$2.04	2d	1	0.11mi
8248 Inglenook Pl Rancho Cucamonga, CA	2.0	2.5	984	$2,400	$2.44	2d	1	0.15mi
8630 Cava Dr Rancho Cucamonga, CA	4.0	2.5	1763	$3,890	$2.21	11d	1	0.15mi
8650 Cava Dr Rancho Cucamonga, CA	3.0	2.5	1763	$3,200	$1.82	15d	1	0.18mi
8523 Jasper St Rancho Cucamonga, CA	4.0	2.0	1640	$3,300	$2.01	2d	1	0.23mi
8300 Gabriel Dr Unit B Rancho Cucamonga, CA	3.0	2.0	1140	$3,450	$3.03	2d	1	0.23mi
8491 Gabrielino Ct Unit 69 Rancho Cucamonga, CA	3.0	2.5	1417	$3,850	$2.72	2d	1	0.25mi
8231 Tapia Via Dr Rancho Cucamonga, CA	2.0	1.0	918	$2,075	$2.26	10d	1	0.39mi
8555 Sandalwood Ct Rancho Cucamonga, CA	3.0	2.0	1400	$3,375	$2.41	2d	1	0.39mi
8250 Vineyard Ave Rancho Cucamonga, CA	2.0–3.0	2.0	1059	$3,250	$3.07	2d	14	0.40mi
8210 Rancheria Dr Unit 8 Rancho Cucamonga, CA	3.0	2.0	1200	$2,895	$2.41	2d	1	0.43mi
8325 Vineyard Ave Unit 5 Rancho Cucamonga, CA	2.0	2.0	882	$2,400	$2.72	2d	1	0.50mi
8167 Vineyard Ave #61 Rancho Cucamonga, CA	3.0	2.5	1221	$2,750	$2.25	24d	1	0.52mi
8167 Vineyard Ave #2 Rancho Cucamonga, CA	2.0	1.5	932	$2,200	$2.36	2d	1	0.54mi
8255 Vineyard Ave Rancho Cucamonga, CA	1.0–2.0	1.0–2.0	847	$2,966	$3.50	2d	7	0.55mi
8445 Chaffee St Rancho Cucamonga, CA	4.0	2.0	1438	$3,300	$2.29	15d	1	0.58mi
1413 San Bernardino Rd Upland, CA	2.0	1.0–2.0	751	$2,645	$3.52	2d	12	0.70mi
8760 Church St Rancho Cucamonga, CA	3.0	1.5	1151	$3,395	$2.95	10d	1	0.90mi
1420 Felicita Ct Upland, CA	3.0	2.0	1339	$3,095	$2.31	5d	1	1.04mi
7522 Alta Cuesta Dr Rancho Cucamonga, CA	2.0	2.0	1055	$3,495	$3.31	2d	1	1.06mi
1548 N Lassen Ave Ontario, CA	2.0	2.0	900	$2,500	$2.78	2d	1	1.09mi
306 N 10th Ave Apt -3 Upland, CA	3.0	2.0	1450	$3,000	$2.07	44d	1	1.12mi
8645 Calle Del Prado Rancho Cucamonga, CA	2.0	2.0	875	$2,000	$2.29	10d	1	1.14mi
863 N 9th Ave Upland, CA	3.0	2.0	1507	$3,600	$2.39	2d	1	1.16mi
890 N Campus Ave Apt B Upland, CA	3.0	1.5	1380	$2,900	$2.10	20d	1	1.29mi
1129 E La Deney Ct Unit 4 Ontario, CA	2.0	1.5	875	$2,000	$2.29	2d	1	1.37mi
944 E Deodar St Unit 944 Ontario, CA	2.0	1.0	1090	$2,100	$1.93	2d	1	1.44mi
621 E Pine St Upland, CA	4.0	2.0	1750	$3,500	$2.00	44d	1	1.45mi
517 D St Upland, CA	3.0	2.0	1464	$2,950	$2.02	44d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $149,999 Active 82 DOM
2. 2026-06-17
   days on market $149,999 Active 81 DOM
3. 2026-06-16
   days on market $149,999 Active 80 DOM
4. 2026-06-15
   days on market $149,999 Active 79 DOM
5. 2026-06-13
   days on market $149,999 Active 77 DOM
6. 2026-06-13
   days on market $149,999 Active 76 DOM
7. 2026-06-09
   days on market $149,999 Active 73 DOM
8. 2026-06-08
   days on market $149,999 Active 72 DOM
9. 2026-06-07
   days on market $149,999 Active 71 DOM
10. 2026-06-04
    days on market $149,999 Active 68 DOM
11. 2026-06-03
    days on market $149,999 Active 67 DOM
12. 2026-06-02
    pricedays on market $149,999 Active 66 DOM
13. 2026-06-01
    days on market $150,000 Active 65 DOM
14. 2026-05-31
    days on market $150,000 Active 64 DOM
15. 2026-03-28
    listed $150,000 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 5 d/yr ≥100°F today · 15 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: $39,312
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$3,145
• − Management: −$3,145
• − Depreciation: −$4,364
• Taxable income: $17,256
• Est. tax owed @ 24.0%: −$4,142
• After-tax cash flow: $14,476/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

Good 80/100 Cosmetic rehab

This move-in ready manufactured home has been thoughtfully renovated with updated finishes and fresh flooring, making it an attractive option for buyers or investors.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Both trim landscaping — improves curb appeal and adds value
• Resale update flooring — fresh wood flooring enhances aesthetic
• Resale update kitchen appliances — modern appliances improve functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Both trim landscaping — improves curb appeal and adds value ↑
• Resale update flooring — fresh wood flooring enhances aesthetic ↑
• Resale update kitchen appliances — modern appliances improve functionality and appeal ↑

ⓘ 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: Central Elementary
• NCES district ID: 0607950
• Math proficiency: 25% ▼ -18.00%
• Reading proficiency: 25% ▼ -31.00%
• Median HH income: $64,090
• Composite: 23.41/100
• National rank: #7895
• State rank: #379 of 517 in CA

Livability — Rancho Cucamonga

• Score: 70/100
• State rank: #237
• US rank: #7808

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Cucamonga, CA
• County: San Bernardino County · 2,030,291 people
• City population: 175,531
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 71,613
• Household income: $92,237
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 4013.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 43% White 28% Two or more races 16% Asian 14% Black 10% Native American 2%
• Hispanic origin (detail): Mexican 33% Salvadoran 1%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 61% English-only · Spanish 22% Chinese 4% Tagalog/Filipino 4%

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: ▼ -554.10%
• Current HPI: 404.3113
• Rent YoY: ▲ 0.84%
• 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

1 event — show timeline

• 2026-03-28 Listed $150,000 CRMLS