9152 C Ave #33 · Hesperia, CA 92345

$79,000

2 bd · 1.0 ba · 837 sqft · Manufactured public records · 23 Days on market

Built 1971 Est $69k · 14% 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
• Rent growth +3.2/5.0
• Schools +2.6/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming manufactured home in the highly desirable Sage Mobile Estates community! Step onto the inviting covered front porch, perfect for your morning coffee or unwinding at the end of the day. Inside, you’ll love the open layout with cute, functional kitchen that makes everyday living and entertaining feel easy and comfortable. This home features 2 bedrooms and 2 bathrooms, offering a practical layout that truly works. Residents of Sage Mobile Estates enjoy great amenities, including a clubhouse with laundry facilities, a pool table, kitchen area, and a welcoming space to gather and connect with neighbors. This home truly offers comfort, charm, and a sense of comm

Key facts

• Covered front porch
• Functional kitchen
• Pool table

Tags

• COVERED FRONT PORCH
• OPEN LAYOUT
• FUNCTIONAL KITCHEN
• POOL TABLE
• WELCOMING SPACE

Property features AI

Finance

• HOA & community: Senior community; Land lease ($507)

Exterior

• Parking: Located in Sage Mobile Estates
• Utilities: Public sewer; District/public water
• Home design: Mobile home; Single story; Mobile dimensions approx. 12' x 60'; Mobile home remains on site
• Construction: Year built per assessor; Assessor-provided living area
• Exterior features: Association pool; Close to clubhouse; Curbs

Interior

• Kitchen: Free standing range
• Bedrooms: Primary bedroom on main level; All bedrooms on main level
• Bathrooms: 2 full bathrooms; Shower in tub; Walk-in shower
• Heating & cooling: Wall/window cooling
• Interior features: Pantry; One-level living
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $936 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.5% vs local median 3.7% in Hesperia — 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 52/100 on livability (#1,009 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: employment D, schools F, crime D-.
• Hesperia Unified (suburban): math 20% / reading 39% proficiency, ranked #353 of 517 in CA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.9%/yr); 463 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 32% of the median local income ($69k/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 $546 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 + 2.9% 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 23 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 4→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,815 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 2.37% ✓
• Cap rate: 20.51%
• Cash-on-cash: 50.78%
• DSCR: 3.26
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $69,471
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9161 Santa Fe Ave E #9	0.13mi	2/2.0	960 (+15%)	1mo	$80,000	$83	64
9241 C Ave #51	0.19mi	2/1.0	896 (+7%)	21mo	$50,000	$56	62
9241 C #47	0.19mi	2/2.0	720 (-14%)	3mo	$65,900	$92	62
9241 C Ave #41	0.19mi	2/1.0	740 (-12%)	19mo	$32,500	$44	56
8562 C Ave #21	0.67mi	2/1.0	840 (+0%)	17mo	$75,000	$89	54

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 · 2.85% rent growth · sell at horizon

5-year hold

• IRR: 48.4%
• Equity multiple: 3.10×
• Total profit: $46,559
• Equity at exit: $11,779

10-year hold

• IRR: 53.9%
• Equity multiple: 6.26×
• Total profit: $116,264
• Equity at exit: $6,830

Cash invested: $22,120 (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 92345

• Rents YoY: 2.9%
• Active inventory: 463
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,876 high
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $936

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 45%

Sensitivity live

Price	-10% $991	-5% $963	+0% $936	+5% $909	+10% $881
Rent	-10% $788	-5% $862	+0% $936	+5% $1,010	+10% $1,084
Rate	-1.0pp $976	-0.5pp $956	base $936	+0.5pp $916	+1.0pp $895

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16550 Olive St Unit 105 Hesperia, CA	2.0	1.5	990	$2,000	$2.02	25d	1	0.19mi
9175 3rd Ave Hesperia, CA	2.0–3.0	2.0	1190	$2,412	$2.03	0d	4	0.34mi
16837 Sultana St Apt 4 Hesperia, CA	2.0	1.0	750	$1,624	$2.17	44d	1	0.35mi
16850 Muscatel St Hesperia, CA	2.0	1.5	1026	$2,150	$2.10	44d	1	0.50mi
8956 G Ave Hesperia, CA	1.0	1.0	650	$1,370	$2.11	44d	1	0.56mi
16852 Muscatel St Hesperia, CA	1.0	1.0	842	$1,995	$2.37	44d	1	0.56mi
9090 G Ave Apt 2 Hesperia, CA	1.0	1.0	720	$1,100	$1.53	25d	1	0.58mi
16461 Spruce St Unit A Hesperia, CA	2.0	2.0	1031	$1,750	$1.70	25d	1	0.58mi
16476 Smoke Tree St Unit a Hesperia, CA	2.0	2.0	1114	$2,045	$1.84	44d	1	0.67mi
8601 C Ave Unit C Hesperia, CA	2.0	1.0	840	$1,550	$1.85	44d	1	0.68mi
16149 Orange St Hesperia, CA	2.0	1.0	902	$1,800	$2.00	25d	1	0.70mi
16319 Spruce St Unit 1 Hesperia, CA	2.0	2.0	903	$1,600	$1.77	44d	1	0.71mi
8522 C Ave Hesperia, CA	1.0	1.0	847	$1,425	$1.68	24d	1	0.74mi
16209 Juniper St Unit 2 Hesperia, CA	2.0	1.0	730	$2,200	$3.01	25d	1	0.77mi
16580 Pine St Unit B Hesperia, CA	2.0	1.0	858	$1,395	$1.63	25d	1	0.82mi
15999 Orange St Unit D Hesperia, CA	2.0	1.0	910	$1,800	$1.98	44d	1	0.88mi
16119 Spruce St Unit A Hesperia, CA	2.0	1.0	936	$1,750	$1.87	44d	1	0.92mi
16475 Vine St Unit A Hesperia, CA	2.0	2.0	1000	$2,250	$2.25	25d	1	0.96mi
16552 Vine St Unit 2 Hesperia, CA	2.0	2.0	950	$1,600	$1.68	44d	1	0.96mi
16014 Yucca St Unit B Hesperia, CA	2.0	1.0	800	$1,395	$1.74	44d	1	0.98mi
16245 Pine St Hesperia, CA	2.0	1.0	1054	$2,400	$2.28	44d	1	1.00mi
15941 Vine St Hesperia, CA	2.0	1.0	1024	$1,750	$1.71	44d	1	1.40mi

Listing history 15 events

1. 2026-06-18
   days on market $79,000 Active 23 DOM
2. 2026-06-17
   days on market $79,000 Active 22 DOM
3. 2026-06-16
   days on market $79,000 Active 21 DOM
4. 2026-06-15
   days on market $79,000 Active 20 DOM
5. 2026-06-13
   days on market $79,000 Active 18 DOM
6. 2026-06-13
   days on market $79,000 Active 17 DOM
7. 2026-06-09
   days on market $79,000 Active 14 DOM
8. 2026-06-08
   days on market $79,000 Active 13 DOM
9. 2026-06-07
   days on market $79,000 Active 12 DOM
10. 2026-06-04
    days on market $79,000 Active 9 DOM
11. 2026-06-03
    days on market $79,000 Active 8 DOM
12. 2026-06-02
    days on market $79,000 Active 7 DOM
13. 2026-06-01
    days on market $79,000 Active 6 DOM
14. 2026-05-31
    days on market $79,000 Active 5 DOM
15. 2026-05-26
    listed $79,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 4 d/yr ≥98°F today · 10 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,511
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − Depreciation: −$2,298
• Taxable income: $10,606
• Est. tax owed @ 24.0%: −$2,545
• After-tax cash flow: $8,687/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: Hesperia Unified
• NCES district ID: 0600014
• Math proficiency: 20% ▼ -4.00%
• Reading proficiency: 39% ▲ 4.00%
• Median HH income: $49,376
• Composite: 25.66/100
• National rank: #7397
• State rank: #353 of 517 in CA

Livability — Hesperia

• Score: 52/100
• State rank: #1009
• US rank: #24896

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hesperia, CA
• County: San Bernardino County · 2,030,291 people
• City population: 110,055
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 88,706
• Household income: $69,485
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 2768.0

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: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 30% Two or more races 19% Black 4% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Italian 1% Lithuanian 1% Iranian 1%
• Foreign-born: 17% · Canada
• Languages at home: 65% English-only · Spanish 34%

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: ▼ -375.87%
• Current HPI: 433.2103
• Rent YoY: ▲ 2.85%
• 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

• 2026-05-26 Listed $79,000 CRMLS

Property tax history

+0.0%/yr

Latest (2014): $16 · -2.6% YoY. Source: county tax records.