12367 4th Street SPC #34 · Yucaipa, CA 92399

$108,500

2 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 246 Days on market

Built 1979 $104/sqft · at area comps Est $113k · at est.

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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 +9.4/15.0
• Schools +3.8/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy peaceful senior living in an intimate, rent-controlled space rent in 55+ community—why settle when you can live in a neighborhood of only 75 homes? Welcome home to Mission Valley Oaks, a quiet, well-maintained community offering the combination of rent control and a highly desirable Yucaipa location. Great opportunity to personalize this home at an amazing Yucaipa location. This clean 2-bedroom, 2-bath is waiting for you! Start your mornings on the large covered porch/patio, enjoy a bonus flex area perfect for hobbies or quiet relaxation, and appreciate the peace of mind that comes with a newer roof (approximately 3 years old). The low-maintenance yard, storage shed, and carport add everyday convenience, while the location places you just minutes from shopping, dining, community events and the natural beauty of both Yucaipa Regional Park and Oak Glen. The home in this community creates a wonderful opportunity for buyers seeking comfort, value, and a relaxed lifestyle in a smaller setting. Quick close available and priced to sell! Don't miss out on this one!

Key facts

• Mission valley oaks
• Covered front porch
• Spacious bonus area

Tags

• MISSION VALLEY OAKS
• COVERED FRONT PORCH
• HANDY STORAGE SHED
• CONVENIENT CARPORT
• SPACIOUS BONUS AREA
• INTIMATE BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $108k.

Deal economics

• At list price, monthly cash flow is $718 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $95k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 2.7% in Yucaipa — 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 66/100 on livability (#334 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+; Watch: schools D, health & safety D, amenities F.
• Yucaipa-Calimesa Joint Unified (suburban): math 32% / reading 55% proficiency, ranked #195 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.3%/yr); 205 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $750 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 + 0.0% rent growth), your $30k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $30k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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 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?
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: 1.71% ✓
• Cap rate: 14.23%
• Cash-on-cash: 28.34%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

• ARV (median comp): $113,241
• List price: $108,500
• Delta: -4.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12361 4th St #109	0.10mi	2/2.0	1,040 (0%)	15mo	$150,000	$144	83
12367 4th St, Spc #29	0.00mi	2/2.0	968 (-7%)	14mo	$107,000	$111	77
12680 4th St, SPC #29	0.35mi	2/2.0	1,110 (+7%)	6mo	$147,000	$132	68
12582 2nd #65	0.36mi	3/1.5 (+1)	990 (-5%)	1mo	$83,000	$84	67
12656 2ND #51	0.51mi	2/2.0	1,100 (+6%)	6mo	$125,000	$114	62
12582 2nd St #35	0.36mi	2/2.0	1,152 (+11%)	11mo	$110,000	$95	56
12220 5TH ST #163	0.54mi	2/2.0	1,110 (+7%)	11mo	$120,000	$108	55
12700 2nd St	0.51mi	2/2.0	960 (-8%)	15mo	$70,000	$73	51
12220 5th St #213	0.54mi	2/2.0	1,140 (+10%)	10mo	$110,000	$96	50
12220 5TH St #210	0.54mi	2/1.0	1,100 (+6%)	15mo	$110,000	$100	49
12220 5th #207	0.54mi	2/2.0	1,140 (+10%)	16mo	$120,000	$105	46
12650 California St #3	0.68mi	3/1.0 (+1)	900 (-14%)	8mo	$89,900	$100	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 1.75×
• Total profit: $22,703
• Equity at exit: $16,178

10-year hold

• IRR: 25.3%
• Equity multiple: 2.90×
• Total profit: $57,693
• Equity at exit: $9,381

Cash invested: $30,380 (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 92399

• Rents YoY: -1.3%
• Active inventory: 205
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,857 high
• Mortgage (P&I): −$569
• Tax est. 1.5%: −$136 /mo · $1,628/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $718

Break-even live

Break-even rent $949

Max offer price $108,500

Occupancy floor 56%

Sensitivity live

Price	-10% $793	-5% $755	+0% $718	+5% $680	+10% $643
Rent	-10% $571	-5% $644	+0% $718	+5% $791	+10% $864
Rate	-1.0pp $772	-0.5pp $745	base $718	+0.5pp $689	+1.0pp $661

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: $27,125
• Closing costs: $3,255
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12301 3rd St Yucaipa, CA	1.0	1.0	992	$2,150	$2.17	0d	1	0.23mi
34759 Avenue B Ct Unit 3 Yucaipa, CA	2.0	1.0	700	$1,795	$2.56	44d	1	0.32mi
12710 3rd St Spc 64 Yucaipa, CA	3.0	2.0	800	$1,795	$2.24	44d	1	0.33mi
12710 3rd St Spc 54 Yucaipa, CA	2.0	1.0	800	$1,595	$1.99	44d	1	0.33mi
12710 3rd St #21 Yucaipa, CA	2.0	2.0	760	$1,650	$2.17	25d	1	0.37mi
12710 3rd St Unit 31 Yucaipa, CA	2.0	1.0	800	$1,650	$2.06	25d	1	0.38mi
12710 3rd St #32 Yucaipa, CA	2.0	1.0	800	$1,650	$2.06	44d	1	0.38mi
12710 3rd St #57 Yucaipa, CA	2.0	1.0	720	$1,495	$2.08	44d	1	0.38mi
12350 5th St Unit 12382 Yucaipa, CA	2.0	1.0	825	$1,850	$2.24	25d	1	0.39mi
34449 Yucaipa Blvd Unit 10 Yucaipa, CA	2.0	1.0	802	$1,595	$1.99	44d	1	0.42mi
12225 2nd St Yucaipa, CA	1.0	1.0	720	$2,295	$3.19	2d	1	0.47mi
34384 Yucaipa Blvd Unit 102 Yucaipa, CA	1.0	1.0	920	$1,900	$2.07	44d	1	0.51mi
34947 Avenue A Unit A Yucaipa, CA	2.0	1.0	800	$1,900	$2.38	44d	1	0.55mi
34384 Yucaipa Blvd Yucaipa, CA	1.0	1.0	920	$2,100	$2.28	44d	2	0.55mi
34976 Avenue A Unit A Yucaipa, CA	2.0	1.0	755	$1,895	$2.51	44d	1	0.59mi
34976 Avenue A Unit A Yucaipa, CA	2.0	1.0	755	$1,925	$2.55	4d	1	0.59mi
11904 4th St Yucaipa, CA	2.0	1.0	1256	$1,995	$1.59	11d	1	0.66mi
35371 Schad Ln Yucaipa, CA	2.0	1.0	1000	$2,200	$2.20	25d	1	0.96mi
35294 Adams Ln Unit C Yucaipa, CA	2.0	1.0	794	$1,795	$2.26	22d	1	1.06mi
11760 Adams St Unit 15 Yucaipa, CA	2.0	1.0	850	$1,750	$2.06	25d	1	1.15mi
11760 Adams St Unit 18 Yucaipa, CA	1.0	1.0	730	$1,650	$2.26	18d	1	1.15mi
13383 3rd St Unit 3 Yucaipa, CA	2.0	1.0	750	$1,800	$2.40	25d	1	1.21mi
12257 Fremont St Unit 1 Yucaipa, CA	2.0	2.0	880	$2,700	$3.07	11d	1	1.34mi

Listing history 25 events

1. 2026-06-18
   days on market $108,500 Active 246 DOM
2. 2026-06-17
   price $108,500 Active 245 DOM
3. 2026-06-17
   days on market $110,000 Active 245 DOM
4. 2026-06-16
   days on market $110,000 Active 244 DOM
5. 2026-06-15
   days on market $110,000 Active 243 DOM
6. 2026-06-13
   days on market $110,000 Active 241 DOM
7. 2026-06-13
   days on market $110,000 Active 240 DOM
8. 2026-06-09
   days on market $110,000 Active 237 DOM
9. 2026-06-08
   days on market $110,000 Active 236 DOM
10. 2026-06-07
    days on market $110,000 Active 235 DOM
11. 2026-06-04
    days on market $110,000 Active 232 DOM
12. 2026-06-03
    days on market $110,000 Active 231 DOM
13. 2026-06-02
    days on market $110,000 Active 230 DOM
14. 2026-06-01
    days on market $110,000 Active 229 DOM
15. 2026-05-31
    days on market $110,000 Active 228 DOM
16. 2026-03-17
    price $110,000 1089-char remark

    Show marketing remark (1089 chars)

    Enjoy peaceful senior living in an intimate, rent-controlled space rent in 55+ community—why settle when you can live in a neighborhood of only 75 homes? Welcome home to Mission Valley Oaks, a quiet, well-maintained community offering the combination of rent control and a highly desirable Yucaipa location. Great opportunity to personalize this home at an amazing Yucaipa location. This clean 2-bedroom, 2-bath is waiting for you! Start your mornings on the large covered porch/patio, enjoy a bonus flex area perfect for hobbies or quiet relaxation, and appreciate the peace of mind that comes with a newer roof (approximately 3 years old). The low-maintenance yard, storage shed, and carport add everyday convenience, while the location places you just minutes from shopping, dining, community events and the natural beauty of both Yucaipa Regional Park and Oak Glen. The home in this community creates a wonderful opportunity for buyers seeking comfort, value, and a relaxed lifestyle in a smaller setting. Quick close available and priced to sell! Don't miss out on this one!

17. 2026-02-24
    price $119,600 1089-char remark

    Show marketing remark (1089 chars)

    Enjoy peaceful senior living in an intimate, rent-controlled space rent in 55+ community—why settle when you can live in a neighborhood of only 75 homes? Welcome home to Mission Valley Oaks, a quiet, well-maintained community offering the combination of rent control and a highly desirable Yucaipa location. Great opportunity to personalize this home at an amazing Yucaipa location. This clean 2-bedroom, 2-bath is waiting for you! Start your mornings on the large covered porch/patio, enjoy a bonus flex area perfect for hobbies or quiet relaxation, and appreciate the peace of mind that comes with a newer roof (approximately 3 years old). The low-maintenance yard, storage shed, and carport add everyday convenience, while the location places you just minutes from shopping, dining, community events and the natural beauty of both Yucaipa Regional Park and Oak Glen. The home in this community creates a wonderful opportunity for buyers seeking comfort, value, and a relaxed lifestyle in a smaller setting. Quick close available and priced to sell! Don't miss out on this one!

18. 2026-01-05
    price $129,900 1089-char remark

    Show marketing remark (1089 chars)

    Enjoy peaceful senior living in an intimate, rent-controlled space rent in 55+ community—why settle when you can live in a neighborhood of only 75 homes? Welcome home to Mission Valley Oaks, a quiet, well-maintained community offering the combination of rent control and a highly desirable Yucaipa location. Great opportunity to personalize this home at an amazing Yucaipa location. This clean 2-bedroom, 2-bath is waiting for you! Start your mornings on the large covered porch/patio, enjoy a bonus flex area perfect for hobbies or quiet relaxation, and appreciate the peace of mind that comes with a newer roof (approximately 3 years old). The low-maintenance yard, storage shed, and carport add everyday convenience, while the location places you just minutes from shopping, dining, community events and the natural beauty of both Yucaipa Regional Park and Oak Glen. The home in this community creates a wonderful opportunity for buyers seeking comfort, value, and a relaxed lifestyle in a smaller setting. Quick close available and priced to sell! Don't miss out on this one!

19. 2025-11-06
    price $135,000 1089-char remark

    Show marketing remark (1089 chars)

    Enjoy peaceful senior living in an intimate, rent-controlled space rent in 55+ community—why settle when you can live in a neighborhood of only 75 homes? Welcome home to Mission Valley Oaks, a quiet, well-maintained community offering the combination of rent control and a highly desirable Yucaipa location. Great opportunity to personalize this home at an amazing Yucaipa location. This clean 2-bedroom, 2-bath is waiting for you! Start your mornings on the large covered porch/patio, enjoy a bonus flex area perfect for hobbies or quiet relaxation, and appreciate the peace of mind that comes with a newer roof (approximately 3 years old). The low-maintenance yard, storage shed, and carport add everyday convenience, while the location places you just minutes from shopping, dining, community events and the natural beauty of both Yucaipa Regional Park and Oak Glen. The home in this community creates a wonderful opportunity for buyers seeking comfort, value, and a relaxed lifestyle in a smaller setting. Quick close available and priced to sell! Don't miss out on this one!

20. 2025-10-15
    listed $139,000 Active 1089-char remark

    Show marketing remark (1089 chars)

    Enjoy peaceful senior living in an intimate, rent-controlled space rent in 55+ community—why settle when you can live in a neighborhood of only 75 homes? Welcome home to Mission Valley Oaks, a quiet, well-maintained community offering the combination of rent control and a highly desirable Yucaipa location. Great opportunity to personalize this home at an amazing Yucaipa location. This clean 2-bedroom, 2-bath is waiting for you! Start your mornings on the large covered porch/patio, enjoy a bonus flex area perfect for hobbies or quiet relaxation, and appreciate the peace of mind that comes with a newer roof (approximately 3 years old). The low-maintenance yard, storage shed, and carport add everyday convenience, while the location places you just minutes from shopping, dining, community events and the natural beauty of both Yucaipa Regional Park and Oak Glen. The home in this community creates a wonderful opportunity for buyers seeking comfort, value, and a relaxed lifestyle in a smaller setting. Quick close available and priced to sell! Don't miss out on this one!

21. 2022-08-12
    soldstatus $75,500 Closed Sale 374-char remark

    Show marketing remark (374 chars)

    Turn key home in one of Yucaipa finest Senior parks. Clean, two bedroom, two full baths, living room and den, dining room with built in hutch, laundry room with washer and dryer included. All newer appliances stay. Best Buy in Mission Park. Close to shopping and restaurants. Prospective buyers must be pre-approved by park. Also has storage shed. Agent is co owner on home.

22. 2022-07-11
    historical Active Under Contract 374-char remark

    Show marketing remark (374 chars)

    Turn key home in one of Yucaipa finest Senior parks. Clean, two bedroom, two full baths, living room and den, dining room with built in hutch, laundry room with washer and dryer included. All newer appliances stay. Best Buy in Mission Park. Close to shopping and restaurants. Prospective buyers must be pre-approved by park. Also has storage shed. Agent is co owner on home.

23. 2022-07-06
    listed $75,500 Active 374-char remark

    Show marketing remark (374 chars)

    Turn key home in one of Yucaipa finest Senior parks. Clean, two bedroom, two full baths, living room and den, dining room with built in hutch, laundry room with washer and dryer included. All newer appliances stay. Best Buy in Mission Park. Close to shopping and restaurants. Prospective buyers must be pre-approved by park. Also has storage shed. Agent is co owner on home.

24. 2007-02-14
    soldstatus $33,900
25. 2006-11-03
    listed $35,900

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,289
• − Mortgage interest: −$6,078
• − Property taxes: −$1,628
• − Insurance: −$542
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − Depreciation: −$3,156
• Taxable income: $7,319
• Est. tax owed @ 24.0%: −$1,756
• After-tax cash flow: $6,854/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: Yucaipa-Calimesa Joint Unified
• NCES district ID: 0643560
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 55% ▲ 6.00%
• Median HH income: $58,243
• Composite: 38.09/100
• National rank: #4277
• State rank: #195 of 517 in CA

Livability — Yucaipa

• Score: 66/100
• State rank: #334
• US rank: #11542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yucaipa, CA
• County: San Bernardino County · 2,030,291 people
• City population: 55,366
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 55,366
• Household income: $92,440
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1110.0

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 0.57)
• Race & ethnicity: White 55% Hispanic / Latino 36% Two or more races 15% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 77% English-only · Spanish 19% Other Indo-European 1% Other Asian/Pacific 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: ▼ -632.71%
• Current HPI: 353.4762
• Rent YoY: ▼ -1.27%
• 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

+206.4% since first listed

10 events — show timeline

• 2026-03-17 Price Changed $110,000 CRMLS
• 2026-02-24 Price Changed $119,600 CRMLS
• 2026-01-05 Price Changed $129,900 CRMLS
• 2025-11-06 Price Changed $135,000 CRMLS
• 2025-10-15 Listed $139,000 CRMLS
• 2022-08-12 Sold (MLS) $75,500 CRMLS
• 2022-07-11 Contingent — CRMLS
• 2022-07-06 Listed $75,500 CRMLS
• 2007-02-14 Sold (MLS) $33,900 CRMLS
• 2006-11-03 Listed $35,900 CRMLS

Property tax history

-5.8%/yr

Latest (2025): $79 · +1.2% YoY. Source: county tax records.