8651 Foothill Blvd #35 · Rancho Cucamonga, CA 91730

$199,800

3 bd · 2.0 ba · 1,638 sqft · Manufactured public records · 24 Days on market

Built 1993 Est $177k · 13% over

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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
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home! Elegant living at Casa Valente Unit #35. Beautifully upgraded corner unit filled with natural light located in a sought-after 55+ community designed for comfort, connection, and convenience! This spacious 3-bedroom (one bedroom currently being used as an office), 2-bathroom residence offers approximately 1,638 sq. ft. of bright, open living space with a layout that feels both welcoming and functional. Features an upgraded kitchen with stone counters, stainless steel appliances, and a center island. Open living spaces, plantation shutters, and ceiling fans throughout. Flexible office/den can be enclosed as a 3rd bedroom. Huge laundry room adds extra storage and convenience. The

Key facts

• Social clubhouse
• Upgraded kitchen
• Huge laundry room

Tags

• UPGRADED KITCHEN
• STONE COUNTERS
• STAINLESS STEEL APPLIANCES
• CENTER ISLAND
• HUGE LAUNDRY ROOM
• SOCIAL CLUBHOUSE

Property features AI

Finance

• Other: Assessor's data used for living area; Number of pads: 1; Body type: Double; Property condition listed as turnkey
• Financial info: Land lease of $1,400 monthly (current)
• HOA & community: Senior community; Suburban neighborhood; Park name: Casa Volante; Manager approval required; Pets allowed

Exterior

• Parking: Covered parking; Carport (2 spaces); Concrete driveway; Total 2 parking spaces
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected
• Home design: Single-story home; Entry on front; Has view; Mobile home remains (24' x 68'); Corner lot
• Construction: Shingle roof; One shed on property; Year built per assessor
• Exterior features: Covered front porch; Open patio; Patio; In-ground fenced community pool; Covered patio/porch

Interior

• Kitchen: Microwave; Gas range; Dishwasher; Open to family room; Remodeled kitchen; Kitchen island; Stone/granite counters
• Bedrooms: Primary bedroom on main floor; All bedrooms on one level; Primary suite
• Flooring: Tile; Carpet; Laminate
• Bathrooms: Two full bathrooms; Double sinks in primary bath; Walk-in shower; Bathtub; Shower-in-tub
• Heating & cooling: Central cooling; Forced air / central furnace heating
• Interior features: Ceiling fan; One-level living; Front entry; Turnkey condition; In-ground community spa
• Laundry & utility: Laundry room inside (individual room)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

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 $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.7% 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; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).
• At $3,467/mo this rent would consume 45% of the median local household income ($92k/yr) (locally 4013% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,803 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.74% ✓
• Cap rate: 15.75%
• Cash-on-cash: 33.77%
• DSCR: 2.50
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $176,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8651 Foothill Blvd #42	0.00mi	3/2.0	1,680 (+3%)	0mo	$240,000	$143	95
8651 Foothill Blvd #82	0.00mi	2/2.0 (-1)	1,554 (-5%)	1mo	$280,000	$180	86
8651 Foothill Blvd #159	0.00mi	2/2.0 (-1)	1,488 (-9%)	5mo	$145,000	$97	76
8651 Foothill Blvd #8	0.00mi	2/2.0 (-1)	1,562 (-5%)	14mo	$175,000	$112	75
8651 Foothill Blvd #92	0.00mi	2/2.0 (-1)	1,440 (-12%)	1mo	$156,000	$108	74
8651 Foothill Blvd #99	0.00mi	2/2.0 (-1)	1,440 (-12%)	2mo	$140,000	$97	73
8651 Foothill Blvd #157	0.00mi	2/2.0 (-1)	1,440 (-12%)	3mo	$142,000	$99	73
8651 Foothill Blvd #187	0.00mi	2/2.0 (-1)	1,464 (-11%)	14mo	$100,000	$68	66
8651 Foothill Blvd #190	0.00mi	2/2.0 (-1)	1,440 (-12%)	14mo	$145,000	$101	63
8389 Baker Ave #61	0.17mi	3/2.0	1,425 (-13%)	9mo	$175,000	$123	63
8651 Foothill Blvd #115	0.00mi	2/2.0 (-1)	1,440 (-12%)	15mo	$195,000	$135	63
8651 Foothill Blvd #113	0.00mi	2/2.0 (-1)	1,880 (+15%)	12mo	$175,000	$93	60

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: 26.8%
• Equity multiple: 2.08×
• Total profit: $60,435
• Equity at exit: $29,791

10-year hold

• IRR: 33.1%
• Equity multiple: 3.72×
• Total profit: $152,424
• Equity at exit: $17,275

Cash invested: $55,944 (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: 4.8×

Monthly cashflow live

• Estimated rent: $3,467 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$728
• Net cashflow: $1,574

Break-even live

Break-even rent $1,474

Max offer price $199,800

Occupancy floor 50%

Sensitivity live

Price	-10% $1,687	-5% $1,631	+0% $1,574	+5% $1,289	+10% $1,220
Rent	-10% $1,300	-5% $1,437	+0% $1,574	+5% $1,711	+10% $1,848
Rate	-1.0pp $1,675	-0.5pp $1,625	base $1,574	+0.5pp $1,523	+1.0pp $1,470

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: $49,950
• Closing costs: $5,994
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8630 Cava Dr Rancho Cucamonga, CA	4.0	2.5	1763	$3,890	$2.21	11d	1	0.22mi
8650 Cava Dr Rancho Cucamonga, CA	3.0	2.5	1763	$3,200	$1.82	15d	1	0.22mi
8491 Gabrielino Ct Unit 69 Rancho Cucamonga, CA	3.0	2.5	1417	$3,850	$2.72	0d	1	0.24mi
8567 Cava Dr Rancho Cucamonga, CA	3.0	2.5	1763	$3,600	$2.04	0d	1	0.25mi
8250 Vineyard Ave Rancho Cucamonga, CA	2.0–3.0	2.0–2.5	1094	$3,405	$3.11	0d	15	0.26mi
8300 Gabriel Dr Unit B Rancho Cucamonga, CA	3.0	2.0	1140	$3,350	$2.94	0d	1	0.31mi
8167 Vineyard Ave #61 Rancho Cucamonga, CA	3.0	2.5	1221	$2,750	$2.25	24d	1	0.37mi
8523 Jasper St Rancho Cucamonga, CA	4.0	2.0	1640	$3,300	$2.01	0d	1	0.40mi
8210 Rancheria Dr Unit 8 Rancho Cucamonga, CA	3.0	2.0	1200	$2,895	$2.41	0d	1	0.52mi
8555 Sandalwood Ct Rancho Cucamonga, CA	3.0	2.0	1400	$3,375	$2.41	0d	1	0.54mi
8760 Church St Rancho Cucamonga, CA	3.0	1.5	1151	$3,395	$2.95	11d	1	0.73mi
8445 Chaffee St Rancho Cucamonga, CA	4.0	2.0	1438	$3,300	$2.29	15d	1	0.74mi
1443 Orange Grove St Upland, CA	4.0	3.0	2146	$3,380	$1.58	0d	1	0.84mi
1425 Cottonwood St Upland, CA	3.0	2.5	1893	$3,099	$1.64	0d	1	0.84mi
7522 Alta Cuesta Dr Rancho Cucamonga, CA	2.0	2.0	1055	$3,495	$3.31	2d	1	0.94mi
1420 Felicita Ct Upland, CA	3.0	2.0	1339	$3,095	$2.31	5d	1	1.03mi
863 N 9th Ave Upland, CA	3.0	2.0	1507	$3,600	$2.39	0d	1	1.26mi
306 N 10th Ave Apt -3 Upland, CA	3.0	2.0	1450	$3,000	$2.07	44d	1	1.27mi
1405 E 15th St Upland, CA	3.0	2.0	2212	$3,900	$1.76	0d	1	1.27mi
9143 W Rancho Park Cir Rancho Cucamonga, CA	4.0	3.0	2001	$3,200	$1.60	0d	1	1.36mi
250 Settlers Rd Upland, CA	4.0	2.5	1972	$3,980	$2.02	20d	1	1.37mi
890 N Campus Ave Apt B Upland, CA	3.0	1.5	1380	$2,900	$2.10	21d	1	1.39mi
329 N Campus Ave Upland, CA	3.0	3.0	1982	$3,750	$1.89	13d	1	1.49mi

Listing history 11 events

1. 2026-06-09
   days on market $199,800 Active 24 DOM
2. 2026-06-08
   days on market $199,800 Active 23 DOM
3. 2026-06-07
   days on market $199,800 Active 22 DOM
4. 2026-06-04
   days on market $199,800 Active 19 DOM
5. 2026-06-03
   days on market $199,800 Active 18 DOM
6. 2026-06-02
   days on market $199,800 Active 17 DOM
7. 2026-06-01
   days on market $199,800 Active 16 DOM
8. 2026-05-31
   days on market $199,800 Active 15 DOM
9. 2026-05-16
   listed $199,800 Active
10. 2013-06-26
    historical
11. 2013-01-25
    listed $66,000 Active

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $406 · $34/mo
• Projected year-2 tax: $1,518 · $127/mo
• Expected delta: +$1,113/yr (+$93/mo · 274.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥100°F today · 17 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: $41,607
• − Mortgage interest: −$11,192
• − Property taxes: −$406
• − Insurance: −$999
• − Repairs & maintenance: −$3,329
• − Management: −$3,329
• − Depreciation: −$5,812
• Taxable income: $16,541
• Est. tax owed @ 24.0%: −$3,970
• After-tax cash flow: $14,922/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: 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

+202.7% since first listed

3 events — show timeline

• 2026-05-16 Listed $199,800 CRMLS
• 2013-06-26 Listing Removed — CRMLS
• 2013-01-25 Listed $66,000 CRMLS

Property tax history

+1.1%/yr

Latest (2025): $406 · +0.7% YoY. Source: county tax records.