14989 Hibiscus Ave · Fontana, CA 92335

$300,000

3 bd · 1.0 ba · 743 sqft · SingleFamily public records · 14 Days on market

Built 1952 8,100 sqft lot Est $499k · 40% under

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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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.3/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BEST INVESTMENT OPPORTUNITY. This special gem won't last. With so much potential you don't want to miss out so submit your offer before its too late.

Key facts

• 8,100 sq ft lot
• Built 1952
• Listed 14 days

Property features AI

Finance

• Other: Parcel number available
• Financial info: Subject to special assessments
• HOA & community: Sidewalks in the community

Exterior

• Utilities: Public/District water; Septic (type unknown)
• Home design: Single-story house; No accessory dwelling unit
• Construction: Year built source: public records
• Exterior features: Front yard; Back yard; No pool

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom
• Interior features: Front entry; One-level home; Has a view; Living room; Kitchen
• Laundry & utility: No laundry in unit

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (7.5% below list).
• Recommended offer: $278k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.2% in Fontana — 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 64/100 on livability (#415 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A-, employment A-; Watch: schools F, amenities F, cost of living F.
• Fontana Unified (suburban): math 25% / reading 71% proficiency, ranked #156 of 517 in CA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.3%/yr); 115 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 ($78k/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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts 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.
• Current owner paid $86k; list at $300k implies a 251% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $277,635 (7.5% below list)

Questions for the listing agent

1. Built in 1952 — 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. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.78%
• DSCR: 1.21
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $498,553
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9063 Live Oak Ave	0.10mi	2/1.0 (-1)	743 (0%)	20mo	$510,000	$686	74
14748 Randall Ave	0.40mi	2/1.0 (-1)	768 (+3%)	11mo	$515,000	$671	61
15290 Randall Ave	0.44mi	2/1.0 (-1)	688 (-7%)	21mo	$390,000	$567	44
15256 Merrill Ave	0.41mi	2/1.0 (-1)	854 (+15%)	15mo	$480,000	$562	38

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 · 2.34% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-29,239
• Equity at exit: $44,731

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-5,821
• Equity at exit: $25,939

Cash invested: $84,000 (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 92335

• Rents YoY: 2.3%
• Active inventory: 115
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,776 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$161 /mo · $1,929/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $334

Break-even live

Break-even rent $2,353

Max offer price $300,000

Occupancy floor 83%

Sensitivity live

Price	-10% $504	-5% $419	+0% $334	+5% $249	+10% $165
Rent	-10% $115	-5% $225	+0% $334	+5% $444	+10% $554
Rate	-1.0pp $485	-0.5pp $411	base $334	+0.5pp $257	+1.0pp $178

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14993 Yucca Ave Unit B Fontana, CA	2.0	1.0	600	$1,995	$3.33	6d	1	0.99mi
9156 Catawba Ave Unit 4 Fontana, CA	2.0	1.0	625	$2,100	$3.36	25d	1	1.13mi
14951 Foothill Blvd Fontana, CA	1.0–2.0	1.0–2.0	868	$3,149	$3.63	0d	11	1.14mi
14817 Foothill Blvd Fontana, CA	1.0–3.0	1.0–2.0	1081	$4,045	$3.74	0d	33	1.15mi
8600 Citrus Ave Fontana, CA	1.0–2.0	1.0–2.0	765	$2,199	$2.87	6d	1	1.42mi

Listing history 2 events

1. 2026-06-01
   remarks 149-char remark
2. 2026-06-01
   listed $300,000 Active 14 DOM

ⓘ 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: $1,929 · $161/mo
• Projected year-2 tax: $2,280 · $190/mo
• Expected delta: +$351/yr (+$29/mo · 18.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,316
• − Mortgage interest: −$16,805
• − Property taxes: −$1,929
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,665
• − Management: −$2,665
• − Depreciation: −$8,727
• Taxable loss: −$975
• Est. tax savings @ 24.0%: +$234
• After-tax cash flow: $4,246/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: Fontana Unified
• NCES district ID: 0613920
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 71% ▲ 30.00%
• Median HH income: $53,912
• Composite: 41.31/100
• National rank: #3510
• State rank: #156 of 517 in CA

Livability — Fontana

• Score: 64/100
• State rank: #415
• US rank: #14177

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: San Bernardino County · 2,030,291 people
• City population: 203,028
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 97,511
• Household income: $77,949
• Rent vs Own: 51.8% rent · 48.2% own
• Severe rent burden: 3437.0

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: Predominantly Hispanic (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 13% White 8% Black 4% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Italian 1%
• Foreign-born: 34% · Canada, Vietnam
• Languages at home: 27% English-only · Spanish 69% Arabic 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: ▼ -804.67%
• Current HPI: 507.5862
• Rent YoY: ▲ 2.34%
• 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

+494.1% since first listed

8 events — show timeline

• 2026-06-02 Relisted — CRMLS
• 2026-06-01 Relisted — CRMLS
• 2026-05-19 Relisted — CRMLS
• 2025-02-13 Pending — CRMLS
• 2025-01-09 Relisted — CRMLS
• 2025-01-06 Listed $300,000 CRMLS
• 2000-01-19 Sold (Public Records) $85,500 Public Records
• 1984-11-08 Sold (Public Records) $50,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,929 · -39.5% YoY. Source: county tax records.