1251 E Lugonia Ave #109 · Redlands, CA 92374

$129,900

2 bd · 2.0 ba · 1,296 sqft · Manufactured · 95 Days on market

Built 1974 Fair condition $100/sqft · 38% below area Est $210k · 38% under ↓ 7% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

~Located in Redlands highly desirable 55+ community of Lugonia Fountains!~Space rent of $737!~This home boasts curb appeal and endless opportunities for comfortable living!~Perfect sized family room with sliding glass door opening to the inviting, covered concrete front porch!~Galley kitchen with plenty of cabinet/storage space and breakfast bar!~Fridge included!~Laundry area conveniently located off of carport entrance…stackable washer/dryer included!~Bright dining area with chandelier and built-in China hutch!~Spacious living room with coat closet and seamlessly connected to dining room and open to family room!~Primary bedroom is king size with ceiling fan and HUGE walk-in closet!~Vanity is suitably placed in between walk-in closet and bathroom!~Primary bathroom has tub/shower and new toilet installed in 2021!~Second bedroom is queen size, with ceiling fan and walk-in closet with custom built-ins!~Separate linen/storage closet!~Second bathroom has a new toilet installed in 2021 and walk-in shower with enclosure!~Second bathroom has access from second bedroom AND family room!~Central heating and air providing comfort all year round!~Water filtration system by Halo Water Systems included!~Low maintenance and private backyard!~TWO storage sheds!~2-3 vehicle carport!~Call for a tour today, you will definitely be impressed!~

Key facts

• Galley kitchen
• Laundry area
• Built-in china hutch

Tags

• COVERED CONCRETE FRONT PORCH
• GALLEY KITCHEN
• BREAKFAST BAR
• LAUNDRY AREA
• STACKABLE WASHER DRYER
• BUILT-IN CHINA HUTCH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 2.8% in Redlands — 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 75/100 on livability (#118 in CA, #4,193 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime C-, health & safety D, cost of living F.
• Redlands Unified (urban): math 44% / reading 57% proficiency, ranked #390 of 1,400 in CA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Judson & Brown Elementary (476 students, 56% FRL); Clement Middle (1,038 students, 75% FRL); Redlands East Valley High (1,853 students, 67% FRL) — zoned schools average 66% FRL vs 48% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 106 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $898 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 + 3.7% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% 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 1974 — 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 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?
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 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: 1.95% ✓
• Cap rate: 16.51%
• Cash-on-cash: 36.50%
• DSCR: 2.62
• GRM: 4.3

CMA / ARV

• ARV (median comp): $210,000
• List price: $129,900
• Delta: -38.14%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1251 E Lugonia Ave #48	0.00mi	2/2.0	1,344 (+4%)	4mo	$210,000	$156	91
1251 E Lugonia	0.00mi	2/2.0	1,344 (+4%)	5mo	$179,000	$133	90
1251 E Lugonia Ave #75	0.11mi	2/2.0	1,248 (-4%)	1mo	$128,000	$103	88
1251 E Lugonia Ave #98	0.00mi	2/2.0	1,344 (+4%)	8mo	$149,900	$112	87
1331 Century St	0.16mi	2/2.0	1,368 (+6%)	0mo	$269,500	$197	83
1251 Lugonia #54	0.00mi	2/2.0	1,440 (+11%)	5mo	$167,500	$116	77
1251 E Lugonia Ave #18	0.11mi	2/2.0	1,440 (+11%)	1mo	$155,000	$108	76
1251 E Lugonia Ave #81	0.00mi	2/2.0	1,458 (+12%)	7mo	$225,000	$154	73
1251 E Lugonia #27	0.00mi	3/2.0 (+1)	1,456 (+12%)	2mo	$234,600	$161	72
1423 Century	0.17mi	2/2.0	1,440 (+11%)	3mo	$299,000	$208	71
1413 Village	0.12mi	3/2.0 (+1)	1,440 (+11%)	2mo	$315,000	$219	69
1405 Medallion St	0.20mi	2/2.0	1,440 (+11%)	8mo	$310,000	$215	66

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 · 3.73% rent growth · sell at horizon

5-year hold

• IRR: 33.1%
• Equity multiple: 2.41×
• Total profit: $51,319
• Equity at exit: $19,369

10-year hold

• IRR: 40.5%
• Equity multiple: 4.94×
• Total profit: $143,378
• Equity at exit: $11,231

Cash invested: $36,372 (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 92374

• Rents YoY: 3.7%
• Active inventory: 106
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,537 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $1,106

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 51%

Sensitivity live

Price	-10% $1,196	-5% $1,151	+0% $1,106	+5% $1,061	+10% $1,016
Rent	-10% $906	-5% $1,006	+0% $1,106	+5% $1,206	+10% $1,307
Rate	-1.0pp $1,172	-0.5pp $1,139	base $1,106	+0.5pp $1,073	+1.0pp $1,038

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1229 Edwards St #38 Redlands, CA	2.0	2.0	1040	$2,250	$2.16	46d	1	0.27mi
1250 N University St Redlands, CA	2.0	2.0	1140	$2,649	$2.32	1d	1	0.33mi
1255 N University St Redlands, CA	2.0	1.5	935	$2,340	$2.50	46d	1	0.41mi
1335 Campus Ave Redlands, CA	3.0	2.0	1200	$2,750	$2.29	46d	1	0.53mi
948 Barbra Ln Redlands, CA	3.0	2.0	1367	$2,695	$1.97	1d	1	0.56mi
1017 Campus Ave Redlands, CA	3.0	1.0	1016	$2,495	$2.46	46d	1	0.59mi
755 Judson St Redlands, CA	2.0	2.0	1004	$2,350	$2.34	1d	1	0.76mi
1218 Oxford Dr Unit C Redlands, CA	2.0	2.0	900	$1,850	$2.06	46d	1	0.81mi
521 Courier Ave Unit C Redlands, CA	2.0	2.0	1000	$2,000	$2.00	46d	1	0.84mi
10 Cortez St Unit 2 Redlands, CA	3.0	2.0	1200	$2,900	$2.42	26d	1	0.94mi
10 Cortez St Unit 2 Redlands, CA	3.0	2.0	1200	$2,900	$2.42	17d	1	0.94mi
801 Belinda Ln Redlands, CA	3.0	2.0	1040	$2,895	$2.78	1d	1	0.97mi
333 N University St Redlands, CA	2.0	2.0	1050	$2,275	$2.17	26d	1	0.99mi
1209 E Central Ave Redlands, CA	3.0	1.5	1100	$2,200	$2.00	14d	1	1.00mi
135 Cook St Unit 3 Redlands, CA	2.0	1.5	1056	$2,300	$2.18	46d	1	1.06mi
1255 E Citrus Ave Redlands, CA	2.0	1.0–2.0	1125	$2,615	$2.32	1d	10	1.08mi
1209 Sixth St Redlands, CA	3.0	3.0	1500	$3,200	$2.13	24d	1	1.10mi
508 The Terrace Redlands, CA	2.0	1.0	1100	$1,695	$1.54	1d	1	1.10mi
416 The Terrace Redlands, CA	1.0–2.0	1.5	860	$2,195	$2.55	46d	2	1.12mi
1018 Sixth St Redlands, CA	3.0	2.0	1500	$3,200	$2.13	4d	1	1.12mi
1808 Cave St Redlands, CA	3.0	2.5	1569	$3,200	$2.04	46d	1	1.19mi
1555 Orange St Unit 1007 Redlands, CA	3.0	2.5	1314	$2,850	$2.17	7d	1	1.22mi
529 E Central Ave Redlands, CA	3.0	2.0	925	$2,750	$2.97	46d	1	1.29mi
263 Greenbriar Ct Redlands, CA	3.0	2.0	1256	$3,395	$2.70	1d	1	1.40mi
22 S Dearborn St Redlands, CA	3.0	2.5	1437	$2,900	$2.02	46d	1	1.43mi
1312 Live Oak Ct Unit 1 Redlands, CA	3.0	2.0	1120	$2,895	$2.58	46d	1	1.46mi
1359 Jasper Ave Mentone, CA	3.0	2.0	1100	$2,995	$2.72	1d	1	1.46mi

Listing history 18 events

1. 2026-06-21
   days on market $129,900 Active 95 DOM
2. 2026-06-18
   days on market $129,900 Active 92 DOM
3. 2026-06-17
   days on market $129,900 Active 91 DOM
4. 2026-06-16
   days on market $129,900 Active 90 DOM
5. 2026-06-15
   days on market $129,900 Active 89 DOM
6. 2026-06-13
   days on market $129,900 Active 87 DOM
7. 2026-06-13
   pricedays on market $129,900 Active 86 DOM
8. 2026-06-09
   days on market $139,900 Active 83 DOM
9. 2026-06-08
   days on market $139,900 Active 82 DOM
10. 2026-06-07
    days on market $139,900 Active 81 DOM
11. 2026-06-04
    days on market $139,900 Active 78 DOM
12. 2026-06-03
    days on market $139,900 Active 77 DOM
13. 2026-06-02
    days on market $139,900 Active 76 DOM
14. 2026-06-01
    days on market $139,900 Active 75 DOM
15. 2026-05-31
    days on market $139,900 Active 74 DOM
16. 2026-05-19
    price $139,900 1350-char remark

    Show marketing remark (1350 chars)

    ~Located in Redlands highly desirable 55+ community of Lugonia Fountains!~Space rent of $737!~This home boasts curb appeal and endless opportunities for comfortable living!~Perfect sized family room with sliding glass door opening to the inviting, covered concrete front porch!~Galley kitchen with plenty of cabinet/storage space and breakfast bar!~Fridge included!~Laundry area conveniently located off of carport entrance…stackable washer/dryer included!~Bright dining area with chandelier and built-in China hutch!~Spacious living room with coat closet and seamlessly connected to dining room and open to family room!~Primary bedroom is king size with ceiling fan and HUGE walk-in closet!~Vanity is suitably placed in between walk-in closet and bathroom!~Primary bathroom has tub/shower and new toilet installed in 2021!~Second bedroom is queen size, with ceiling fan and walk-in closet with custom built-ins!~Separate linen/storage closet!~Second bathroom has a new toilet installed in 2021 and walk-in shower with enclosure!~Second bathroom has access from second bedroom AND family room!~Central heating and air providing comfort all year round!~Water filtration system by Halo Water Systems included!~Low maintenance and private backyard!~TWO storage sheds!~2-3 vehicle carport!~Call for a tour today, you will definitely be impressed!~

17. 2026-04-09
    price $144,900 1350-char remark

    Show marketing remark (1350 chars)

    ~Located in Redlands highly desirable 55+ community of Lugonia Fountains!~Space rent of $737!~This home boasts curb appeal and endless opportunities for comfortable living!~Perfect sized family room with sliding glass door opening to the inviting, covered concrete front porch!~Galley kitchen with plenty of cabinet/storage space and breakfast bar!~Fridge included!~Laundry area conveniently located off of carport entrance…stackable washer/dryer included!~Bright dining area with chandelier and built-in China hutch!~Spacious living room with coat closet and seamlessly connected to dining room and open to family room!~Primary bedroom is king size with ceiling fan and HUGE walk-in closet!~Vanity is suitably placed in between walk-in closet and bathroom!~Primary bathroom has tub/shower and new toilet installed in 2021!~Second bedroom is queen size, with ceiling fan and walk-in closet with custom built-ins!~Separate linen/storage closet!~Second bathroom has a new toilet installed in 2021 and walk-in shower with enclosure!~Second bathroom has access from second bedroom AND family room!~Central heating and air providing comfort all year round!~Water filtration system by Halo Water Systems included!~Low maintenance and private backyard!~TWO storage sheds!~2-3 vehicle carport!~Call for a tour today, you will definitely be impressed!~

18. 2026-03-18
    listed $149,900 Active 1350-char remark

    Show marketing remark (1350 chars)

    ~Located in Redlands highly desirable 55+ community of Lugonia Fountains!~Space rent of $737!~This home boasts curb appeal and endless opportunities for comfortable living!~Perfect sized family room with sliding glass door opening to the inviting, covered concrete front porch!~Galley kitchen with plenty of cabinet/storage space and breakfast bar!~Fridge included!~Laundry area conveniently located off of carport entrance…stackable washer/dryer included!~Bright dining area with chandelier and built-in China hutch!~Spacious living room with coat closet and seamlessly connected to dining room and open to family room!~Primary bedroom is king size with ceiling fan and HUGE walk-in closet!~Vanity is suitably placed in between walk-in closet and bathroom!~Primary bathroom has tub/shower and new toilet installed in 2021!~Second bedroom is queen size, with ceiling fan and walk-in closet with custom built-ins!~Separate linen/storage closet!~Second bathroom has a new toilet installed in 2021 and walk-in shower with enclosure!~Second bathroom has access from second bedroom AND family room!~Central heating and air providing comfort all year round!~Water filtration system by Halo Water Systems included!~Low maintenance and private backyard!~TWO storage sheds!~2-3 vehicle carport!~Call for a tour today, you will definitely be impressed!~

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,439
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$2,435
• − Management: −$2,435
• − Depreciation: −$3,779
• Taxable income: $11,915
• Est. tax owed @ 24.0%: −$2,860
• After-tax cash flow: $10,414/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to improve its condition and increase its value. Key updates include painting interior walls, replacing carpeting, updating kitchen cabinets, and replacing bathroom fixtures.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — dated design
• Minor interior paint — dated colors

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace carpeting — improves comfort and reduces maintenance
• Both update kitchen cabinets — modernizes space and increases value
• Both update bathroom fixtures — modernizes space and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · dated design	Minor	$500–3,000
interior paint · dated colors	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace carpeting — improves comfort and reduces maintenance ↑
• Both update kitchen cabinets — modernizes space and increases value ↑
• Both update bathroom fixtures — modernizes space and increases 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: Redlands Unified
• NCES district ID: 0632070
• Math proficiency: 44% ▼ -1.00%
• Reading proficiency: 57% ▼ -2.00%
• Median HH income: $67,959
• Composite: 46.88/100
• National rank: #5185
• State rank: #390 of 1400 in CA

Livability — Redlands

• Score: 75/100
• State rank: #118
• US rank: #4193

Category grades

Amenities A+ 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: Redlands, CA
• County: San Bernardino County · 2,030,291 people
• City population: 80,519
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 45,262
• Household income: $102,813
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 1176.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 43% White 37% Two or more races 19% Asian 8% Black 6% Pacific Islander 1%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 67% English-only · Spanish 24% Other Indo-European 2% Other Asian/Pacific 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: ▼ -425.72%
• Current HPI: 367.6123
• Rent YoY: ▲ 3.73%
• 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

-6.7% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $139,900 CRMLS
• 2026-04-09 Price Changed $144,900 CRMLS
• 2026-03-18 Listed $149,900 CRMLS