2751 Reche Cyn · Colton, CA 92324

$149,999

2 bd · 2.0 ba · 4,455 sqft · Land public records · 204 Days on market

Built 1972 $34/sqft · 100% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Rent growth +3.1/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Reche Canyon Mobile Estates! This spacious 2-bedroom, 2-bath home offers an open floor plan with a large living area and a functional kitchen layout featuring a center island and ample counter space. The home features updated flooring throughout, interior laundry, and a roomy primary suite with its own private bath. Both bedrooms are generously sized, providing flexibility for office space, guests, or shared living. Recent improvements include a repaired roof, updated plumbing, new vanities, and upgraded bathroom features including a shower and tub with glass doors. The home also features vinyl windows with a 25-year warranty, adding comfort and energy efficiency. Located near the front of the community for easy access, this home sits in a quiet, well-kept park close to schools, shopping, and freeway access. Community amenities include a pool, greenbelts, and visitor parking. Covered parking, storage potential, and a private patio area provide additional convenience. Seller is motivated — bring an offer.

Key facts

• Community pool
• Built 1972
• Listed 203 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $150k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.5% in Colton — 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 56/100 on livability (#817 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: employment C-, crime D, schools F.
• Colton Joint Unified (suburban): math 16% / reading 38% proficiency, ranked #373 of 517 in CA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.5%/yr); 101 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 36% of the median local income ($71k/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 $1k 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 + 2.5% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y 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.
• Current owner paid $23k; list at $150k implies a 552% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 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 1972 — 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 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?
6. 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?
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: 1.42% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.44%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (median comp): $1,438,731,263
• List price: $149,999
• Delta: -99.99%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.5% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.38×
• Total profit: $15,773
• Equity at exit: $22,365

10-year hold

• IRR: 18.3%
• Equity multiple: 2.49×
• Total profit: $62,475
• Equity at exit: $12,969

Cash invested: $42,000 (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 92324

• Rents YoY: 2.5%
• Active inventory: 101
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,129 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$187 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $646

Break-even live

Break-even rent $1,312

Max offer price $149,999

Occupancy floor 65%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-04
   days on market $149,999 Active 204 DOM
2. 2026-06-03
   days on market $149,999 Active 203 DOM
3. 2026-06-02
   days on market $149,999 Active 202 DOM
4. 2026-06-01
   days on market $149,999 Active 201 DOM
5. 2026-05-31
   days on market $149,999 Active 200 DOM
6. 2026-04-14
   price $149,999 1036-char remark

   Show marketing remark (1036 chars)

   Welcome to Reche Canyon Mobile Estates! This spacious 2-bedroom, 2-bath home offers an open floor plan with a large living area and a functional kitchen layout featuring a center island and ample counter space. The home features updated flooring throughout, interior laundry, and a roomy primary suite with its own private bath. Both bedrooms are generously sized, providing flexibility for office space, guests, or shared living. Recent improvements include a repaired roof, updated plumbing, new vanities, and upgraded bathroom features including a shower and tub with glass doors. The home also features vinyl windows with a 25-year warranty, adding comfort and energy efficiency. Located near the front of the community for easy access, this home sits in a quiet, well-kept park close to schools, shopping, and freeway access. Community amenities include a pool, greenbelts, and visitor parking. Covered parking, storage potential, and a private patio area provide additional convenience. Seller is motivated — bring an offer.

7. 2026-04-14
   status Active 1036-char remark

   Show marketing remark (1036 chars)

   Welcome to Reche Canyon Mobile Estates! This spacious 2-bedroom, 2-bath home offers an open floor plan with a large living area and a functional kitchen layout featuring a center island and ample counter space. The home features updated flooring throughout, interior laundry, and a roomy primary suite with its own private bath. Both bedrooms are generously sized, providing flexibility for office space, guests, or shared living. Recent improvements include a repaired roof, updated plumbing, new vanities, and upgraded bathroom features including a shower and tub with glass doors. The home also features vinyl windows with a 25-year warranty, adding comfort and energy efficiency. Located near the front of the community for easy access, this home sits in a quiet, well-kept park close to schools, shopping, and freeway access. Community amenities include a pool, greenbelts, and visitor parking. Covered parking, storage potential, and a private patio area provide additional convenience. Seller is motivated — bring an offer.

8. 2026-04-04
   status Active 1036-char remark

   Show marketing remark (1036 chars)

   Welcome to Reche Canyon Mobile Estates! This spacious 2-bedroom, 2-bath home offers an open floor plan with a large living area and a functional kitchen layout featuring a center island and ample counter space. The home features updated flooring throughout, interior laundry, and a roomy primary suite with its own private bath. Both bedrooms are generously sized, providing flexibility for office space, guests, or shared living. Recent improvements include a repaired roof, updated plumbing, new vanities, and upgraded bathroom features including a shower and tub with glass doors. The home also features vinyl windows with a 25-year warranty, adding comfort and energy efficiency. Located near the front of the community for easy access, this home sits in a quiet, well-kept park close to schools, shopping, and freeway access. Community amenities include a pool, greenbelts, and visitor parking. Covered parking, storage potential, and a private patio area provide additional convenience. Seller is motivated — bring an offer.

9. 2026-01-07
   price $139,999 1036-char remark

   Show marketing remark (1036 chars)

   Welcome to Reche Canyon Mobile Estates! This spacious 2-bedroom, 2-bath home offers an open floor plan with a large living area and a functional kitchen layout featuring a center island and ample counter space. The home features updated flooring throughout, interior laundry, and a roomy primary suite with its own private bath. Both bedrooms are generously sized, providing flexibility for office space, guests, or shared living. Recent improvements include a repaired roof, updated plumbing, new vanities, and upgraded bathroom features including a shower and tub with glass doors. The home also features vinyl windows with a 25-year warranty, adding comfort and energy efficiency. Located near the front of the community for easy access, this home sits in a quiet, well-kept park close to schools, shopping, and freeway access. Community amenities include a pool, greenbelts, and visitor parking. Covered parking, storage potential, and a private patio area provide additional convenience. Seller is motivated — bring an offer.

10. 2025-10-28
    status Active 1036-char remark

    Show marketing remark (1036 chars)

    Welcome to Reche Canyon Mobile Estates! This spacious 2-bedroom, 2-bath home offers an open floor plan with a large living area and a functional kitchen layout featuring a center island and ample counter space. The home features updated flooring throughout, interior laundry, and a roomy primary suite with its own private bath. Both bedrooms are generously sized, providing flexibility for office space, guests, or shared living. Recent improvements include a repaired roof, updated plumbing, new vanities, and upgraded bathroom features including a shower and tub with glass doors. The home also features vinyl windows with a 25-year warranty, adding comfort and energy efficiency. Located near the front of the community for easy access, this home sits in a quiet, well-kept park close to schools, shopping, and freeway access. Community amenities include a pool, greenbelts, and visitor parking. Covered parking, storage potential, and a private patio area provide additional convenience. Seller is motivated — bring an offer.

11. 2025-10-25
    listed $149,999 Active 1036-char remark

    Show marketing remark (1036 chars)

    Welcome to Reche Canyon Mobile Estates! This spacious 2-bedroom, 2-bath home offers an open floor plan with a large living area and a functional kitchen layout featuring a center island and ample counter space. The home features updated flooring throughout, interior laundry, and a roomy primary suite with its own private bath. Both bedrooms are generously sized, providing flexibility for office space, guests, or shared living. Recent improvements include a repaired roof, updated plumbing, new vanities, and upgraded bathroom features including a shower and tub with glass doors. The home also features vinyl windows with a 25-year warranty, adding comfort and energy efficiency. Located near the front of the community for easy access, this home sits in a quiet, well-kept park close to schools, shopping, and freeway access. Community amenities include a pool, greenbelts, and visitor parking. Covered parking, storage potential, and a private patio area provide additional convenience. Seller is motivated — bring an offer.

12. 2025-10-14
    historical $149,999 1036-char remark

    Show marketing remark (1036 chars)

    Welcome to Reche Canyon Mobile Estates! This spacious 2-bedroom, 2-bath home offers an open floor plan with a large living area and a functional kitchen layout featuring a center island and ample counter space. The home features updated flooring throughout, interior laundry, and a roomy primary suite with its own private bath. Both bedrooms are generously sized, providing flexibility for office space, guests, or shared living. Recent improvements include a repaired roof, updated plumbing, new vanities, and upgraded bathroom features including a shower and tub with glass doors. The home also features vinyl windows with a 25-year warranty, adding comfort and energy efficiency. Located near the front of the community for easy access, this home sits in a quiet, well-kept park close to schools, shopping, and freeway access. Community amenities include a pool, greenbelts, and visitor parking. Covered parking, storage potential, and a private patio area provide additional convenience. Seller is motivated — bring an offer.

13. 2025-10-03
    price $125,000
14. 2025-09-07
    price $139,900
15. 2025-08-06
    price $145,000
16. 2025-08-06
    listed $139,000 Active
17. 2019-10-12
    status Active
18. 2019-09-30
    historical
19. 2019-09-25
    historical Active Under Contract
20. 2019-09-12
    price $35,900
21. 2019-08-01
    status Active
22. 2019-08-01
    price $38,000
23. 2019-07-26
    historical Active Under Contract
24. 2019-07-26
    price $30,500
25. 2019-07-23
    listed $26,000 Active
26. 2019-07-21
    historical
27. 2019-07-17
    price $48,900
28. 2019-07-09
    price $48,000
29. 2019-07-03
    listed $58,000 Active
30. 1984-05-14
    soldstatus $23,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 22 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,551
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,044
• − Management: −$2,044
• − Depreciation: −$4,364
• Taxable income: $5,697
• Est. tax owed @ 24.0%: −$1,367
• After-tax cash flow: $6,379/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: Colton Joint Unified
• NCES district ID: 0609390
• Math proficiency: 16% ▼ -9.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $51,178
• Composite: 23.74/100
• National rank: #7820
• State rank: #373 of 517 in CA

Livability — Colton

• Score: 56/100
• State rank: #817
• US rank: #23005

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colton, CA
• County: San Bernardino County · 2,030,291 people
• City population: 57,365
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 57,365
• Household income: $71,078
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 2195.0

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 (74%)
• Race & ethnicity: Hispanic / Latino 74% Two or more races 24% White 11% Black 8% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 69%
• Common ancestry: Lithuanian 1%
• Foreign-born: 24% · Canada, Vietnam
• Languages at home: 47% English-only · Spanish 49% Tagalog/Filipino 1% Other Indo-European 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: ▼ -270.99%
• Current HPI: 451.2973
• Rent YoY: ▲ 2.50%
• 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

+552.2% since first listed

25 events — show timeline

• 2026-04-14 Price Changed $149,999 CRMLS
• 2026-04-14 Relisted — CRMLS
• 2026-04-04 Relisted — CRMLS
• 2026-01-07 Price Changed $139,999 CRMLS
• 2025-10-28 Relisted — CRMLS
• 2025-10-25 Listed $149,999 CRMLS
• 2025-10-14 Coming Soon $149,999 CRMLS
• 2025-10-03 Price Changed $125,000 CRMLS
• 2025-09-07 Price Changed $139,900 CRMLS
• 2025-08-06 Price Changed $145,000 CRMLS
• 2025-08-06 Listed $139,000 CRMLS
• 2019-10-12 Relisted — CRMLS
• 2019-09-30 Listing Removed — CRMLS
• 2019-09-25 Contingent — CRMLS
• 2019-09-12 Price Changed $35,900 CRMLS
• 2019-08-01 Relisted — CRMLS
• 2019-08-01 Price Changed $38,000 CRMLS
• 2019-07-26 Contingent — CRMLS
• 2019-07-26 Price Changed $30,500 CRMLS
• 2019-07-23 Listed $26,000 CRMLS
• 2019-07-21 Listing Removed — CRMLS
• 2019-07-17 Price Changed $48,900 CRMLS
• 2019-07-09 Price Changed $48,000 CRMLS
• 2019-07-03 Listed $58,000 CRMLS
• 1984-05-14 Sold (Public Records) $23,000 Public Records

Property tax history

+67.6%/yr

Latest (2025): $138,303 · +0.4% YoY. Source: county tax records.