2930 W Rialto Ave #21 · San Bernardino, CA 92376

$95,000

2 bd · 2.0 ba · 1,000 sqft · Manufactured · 82 Days on market

Manufactured home Built 1970 Fair condition 1,000 sqft lot $95/sqft · 36% below area Est $148k · 36% under

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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
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Schools +2.7/10.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.3

Listing remarks

Welcome to this 2 bed, 2 bath manufactured home at 2930 W Rialto Ave in the heart of the well-maintained Pepper Tree Mobile Home Park in Rialto, CA. This all-ages, family-friendly community offers a welcoming atmosphere with excellent amenities, including a clubhouse, and swimming pool. Residents enjoy convenient access to local schools, shopping, recreation, and entertainment—making it one of the most sought-after mobile home parks in the area for comfortable, affordable living. Interior Highlights (Ready for Your Vision) Original 2-bedroom, 2-bath layout with an open feel.

Key facts

• Clubhouse
• Manufactured home
• Extra living space

Tags

• MANUFACTURED HOME
• PEPPER TREE MOBILE HOME PARK
• CLUBHOUSE
• SWIMMING POOL
• EXTRA LIVING SPACE
• FRESH EXTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $945 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 3.5% in San Bernardino — 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 59/100 on livability (#661 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, housing A; Watch: employment D, crime F, cost of living F.
• Rialto Unified (suburban): math 25% / reading 46% proficiency, ranked #268 of 517 in CA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Merle S. Casey Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 592 students, 90% FRL); Warren F. Frisbie Middle (959 students, 87% FRL); Eisenhower High (math 32% / reading 44%, grade F, #571 of 1,170 statewide, top 49%, 2,207 students, 86% FRL).
• Market conditions: Rents rising (+1.6%/yr); 177 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 31d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).
• This rent runs 31% of the median local income ($80k/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 $657 of loan paydown is wiped out by about $3k 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 + 1.6% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% 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 1970 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F 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?
8. 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.
9. 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.
10. 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: 2.13% ✓
• Cap rate: 18.23%
• Cash-on-cash: 42.62%
• DSCR: 2.90
• GRM: 3.9

CMA / ARV

• ARV (median comp): $147,718
• List price: $95,000
• Delta: -35.69%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 N Pepper #7	0.11mi	3/2.0 (+1)	955 (-4%)	5mo	$120,000	$126	78
2640 W Rialto #33	0.36mi	3/1.0 (+1)	960 (-4%)	4mo	$89,999	$94	64
243 N Meridian #194	0.62mi	2/2.0	980 (-2%)	15mo	$155,000	$158	55
2686 W Mill St #88	0.63mi	2/2.0	1,040 (+4%)	14mo	$159,000	$153	52
243 N Meridian Ave #208	0.57mi	3/3.0 (+1)	990 (-1%)	18mo	$165,000	$167	48

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 · 1.59% rent growth · sell at horizon

5-year hold

• IRR: 37.8%
• Equity multiple: 2.58×
• Total profit: $41,966
• Equity at exit: $14,165

10-year hold

• IRR: 43.6%
• Equity multiple: 4.87×
• Total profit: $102,829
• Equity at exit: $8,214

Cash invested: $26,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 1 under contract
• Months of supply: 7.0 mo (14%/mo absorbed)
• Median asking: $110,000 ($112/sqft)
• Median days on market: 87 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: +31.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92376

• Rents YoY: 1.6%
• Active inventory: 177
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,027 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $945

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,010	-5% $977	+0% $945	+5% $912	+10% $879
Rent	-10% $785	-5% $865	+0% $945	+5% $1,025	+10% $1,105
Rate	-1.0pp $992	-0.5pp $969	base $945	+0.5pp $920	+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: $23,750
• Closing costs: $2,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
194 S Loretta St Rialto, CA	2.0	2.0	1080	$2,795	$2.59	0d	1	0.15mi
524 E 2nd St Rialto, CA	3.0	2.0	1147	$2,595	$2.26	12d	1	0.43mi
550 E Foothill Blvd Rialto, CA	1.0–2.0	1.0–2.0	812	$2,783	$3.43	2d	9	0.59mi
550 E Foothill Blvd Rialto, CA	1.0–3.0	1.0–2.0	874	$2,808	$3.21	54d	8	0.59mi
3142 James St Rialto, CA	3.0	2.0	1289	$3,250	$2.52	38d	1	0.77mi
390 E Carter St Rialto, CA	3.0	1.0	1044	$2,695	$2.58	18d	1	0.84mi
870 E Morgan St Unit A Rialto, CA	1.0	1.0	750	$1,690	$2.25	93d	1	0.94mi
778 1/2 S Acacia Ave Unit 1 Rialto, CA	2.0	1.0	800	$2,500	$3.12	26d	1	0.99mi
142 E Merrill Ave Rialto, CA	3.0	1.5	1120	$2,495	$2.23	93d	1	1.00mi
204 N Orange Ave Rialto, CA	2.0	1.0	780	$1,875	$2.40	52d	1	1.05mi
139 N Palm Ave Unit 1 Rialto, CA	2.0	2.0	970	$2,250	$2.32	29d	1	1.07mi
210 West South St Unit a Rialto, CA	3.0	2.0	1275	$2,600	$2.04	93d	1	1.14mi
230 W South St Rialto, CA	2.0	1.0	900	$2,100	$2.33	31d	1	1.16mi
606 S Riverside Ave Rialto, CA	2.0–3.0	1.0–2.0	1034	$2,695	$2.61	0d	3	1.20mi
2047 Greenbriar St Colton, CA	2.0	2.0	1032	$2,595	$2.51	93d	1	1.30mi
1445 John Juarez Way Colton, CA	3.0	2.0	1141	$3,000	$2.63	2d	1	1.31mi
1050 N Pampas Ave Unit 1 Rialto, CA	1.0	1.0	700	$2,400	$3.43	2d	1	1.31mi
554 S Willow Ave Unit 1 Rialto, CA	3.0	1.0	993	$2,600	$2.62	93d	1	1.36mi
308 N Millard Ave Unit 314 Rialto, CA	2.0	1.0	950	$2,100	$2.21	23d	1	1.37mi
858 S Riverside Ave Rialto, CA	3.0	2.0	1272	$2,900	$2.28	17d	1	1.40mi
1163 Bent Rail Cir Colton, CA	3.0	2.0	1248	$2,795	$2.24	93d	1	1.41mi
1084 Jacaranda Rd Colton, CA	2.0	2.0	1032	$2,400	$2.33	93d	1	1.47mi
1004 S Riverside Ave Rialto, CA	3.0	3.0	1155	$2,750	$2.38	93d	1	1.50mi
1004 S Riverside Ave Unit A-3 Rialto, CA	3.0	2.5	1155	$2,750	$2.38	93d	1	1.50mi
1004 S Riverside Ave Apt D3 Rialto, CA	3.0	2.5	1155	$2,750	$2.38	28d	1	1.50mi

Property features AI

Finance

• Other: Access via paved city streets
• Financial info: Land lease amount $1,150
• HOA & community: Located in the Pepper Tree parkCommunity features include gutters and curbsLand lease applies

Exterior

• Parking: Carport
• Utilities: Public sewerDistrict/public waterNatural gas connectedElectricity connectedCable available
• Home design: Mobile/manufactured home remains on site (12 x 60)Single-storyFlat roofProperty condition: cosmetic repairs neededLot density roughly 2–5 units per acre
• Construction: Metal constructionYear built per assessor
• Exterior features: PatioAssociation-maintained in-ground pool with fencing

Interior

• Kitchen: Gas range
• Bedrooms: All bedrooms on ground level
• Flooring: CarpetLaminate flooring
• Bathrooms: 2 full bathroomsBathrooms include shower-in-tub
• Heating & cooling: Central heating (furnace)Central air conditioning
• Interior features: One-level homeEntry on the north sideDouble-pane windowsAll bedrooms located on the main level
• Laundry & utility: Washer includedDryer includedLaundry facilities in unit

Listing history 50 events

1. 2026-08-08
   days on market $95,000 Active 82 DOM
2. 2026-08-06
   days on market $95,000 Active 80 DOM
3. 2026-08-05
   days on market $95,000 Active 79 DOM
4. 2026-08-04
   days on market $95,000 Active 78 DOM
5. 2026-08-03
   days on market $95,000 Active 77 DOM
6. 2026-07-31
   days on market $95,000 Active 74 DOM
7. 2026-07-30
   days on market $95,000 Active 72 DOM
8. 2026-07-28
   pricedays on market $95,000 Active 71 DOM
9. 2026-07-26
   days on market $105,000 Active 69 DOM
10. 2026-07-24
    days on market $105,000 Active 67 DOM
11. 2026-07-23
    days on market $105,000 Active 66 DOM
12. 2026-07-22
    days on market $105,000 Active 65 DOM
13. 2026-07-21
    days on market $105,000 Active 64 DOM
14. 2026-07-20
    days on market $105,000 Active 63 DOM
15. 2026-07-18
    days on market $105,000 Active 61 DOM
16. 2026-07-18
    days on market $105,000 Active 60 DOM
17. 2026-07-16
    days on market $105,000 Active 59 DOM
18. 2026-07-15
    days on market $105,000 Active 58 DOM
19. 2026-07-14
    days on market $105,000 Active 57 DOM
20. 2026-07-13
    days on market $105,000 Active 56 DOM
21. 2026-07-13
    days on market $105,000 Active 55 DOM
22. 2026-07-11
    days on market $105,000 Active 54 DOM
23. 2026-07-10
    days on market $105,000 Active 53 DOM
24. 2026-07-09
    days on market $105,000 Active 52 DOM
25. 2026-07-07
    days on market $105,000 Active 50 DOM
26. 2026-07-06
    days on market $105,000 Active 49 DOM
27. 2026-07-06
    days on market $105,000 Active 48 DOM
28. 2026-07-05
    days on market $105,000 Active 47 DOM
29. 2026-07-03
    days on market $105,000 Active 46 DOM
30. 2026-07-02
    days on market $105,000 Active 45 DOM
31. 2026-07-01
    days on market $105,000 Active 44 DOM
32. 2026-06-30
    days on market $105,000 Active 43 DOM
33. 2026-06-29
    days on market $105,000 Active 42 DOM
34. 2026-06-28
    days on market $105,000 Active 41 DOM
35. 2026-06-27
    days on market $105,000 Active 40 DOM
36. 2026-06-26
    days on market $105,000 Active 39 DOM
37. 2026-06-24
    days on market $105,000 Active 37 DOM
38. 2026-06-22
    days on market $105,000 Active 35 DOM
39. 2026-06-21
    days on market $105,000 Active 34 DOM
40. 2026-06-18
    days on market $105,000 Active 31 DOM
41. 2026-06-17
    days on market $105,000 Active 30 DOM
42. 2026-06-16
    days on market $105,000 Active 29 DOM
43. 2026-06-15
    days on market $105,000 Active 28 DOM
44. 2026-06-13
    days on market $105,000 Active 26 DOM
45. 2026-06-13
    days on market $105,000 Active 25 DOM
46. 2026-06-09
    days on market $105,000 Active 22 DOM
47. 2026-06-08
    days on market $105,000 Active 21 DOM
48. 2026-06-07
    days on market $105,000 Active 20 DOM
49. 2026-06-04
    days on market $105,000 Active 17 DOM
50. 2026-06-03
    days on market $105,000 Active 16 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,322
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,946
• − Management: −$1,946
• − Depreciation: −$2,764
• Taxable income: $10,445
• Est. tax owed @ 24.0%: −$2,507
• After-tax cash flow: $8,829/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 · 5 photos

Fair 45/100 Moderate rehab Est. rehab $25,000–$45,000 screening

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Exterior siding and paint need major attention, along with worn flooring and peeling interior paint. Repairs and updates will significantly enhance its curb appeal and value.

Repairs flagged

• Major exterior siding — Severe weathering
• Major exterior paint — Peeling paint
• Major flooring — Worn carpet
• Major interior paint — Peeling paint

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value ↑
• Both replace carpet — Improves comfort and value ↑
• Both repair exterior siding — Fixes major issue and improves value ↑
• Both repair interior paint — Fixes major issue and improves value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Charlotte N. Werner Elementary F CA #973/1,571 Nat'l #30,133/41,679 Middle Rialto Middle F CA #277/498 Nat'l #10,474/14,009 High Rialto High F CA #702/1,170 Nat'l #10,806/17,239

Schools (NCES district)

• District: Rialto Unified
• NCES district ID: 0632370
• Math proficiency: 25% ▲ 3.00%
• Reading proficiency: 46% ▲ 10.00%
• Median HH income: $50,916
• Composite: 30.77/100
• National rank: #6154
• State rank: #268 of 517 in CA

D Composite livability gradescore 59/100

Livability — San Bernardino

• Score: 59/100
• State rank: #661
• US rank: #20479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Bernardino, CA
• County: San Bernardino County · 2,300,329 people
• City population: 255,614
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 84,394
• Household income: $79,675
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 17% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 22% Black 11% White 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 68%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 36% English-only · Spanish 61% Arabic 1% Tagalog/Filipino 1%

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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: ▼ -323.82%
• Current HPI: 505.95
• Rent YoY: ▲ 1.59%
• Metro: Riverside-San Bernardino-Ontario, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

Property features AI

Finance

• Other: Access via paved city streets
• Financial info: Land lease amount $1,150
• HOA & community: Located in the Pepper Tree parkCommunity features include gutters and curbsLand lease applies

Exterior

• Parking: Carport
• Utilities: Public sewerDistrict/public waterNatural gas connectedElectricity connectedCable available
• Home design: Mobile/manufactured home remains on site (12 x 60)Single-storyFlat roofProperty condition: cosmetic repairs neededLot density roughly 2–5 units per acre
• Construction: Metal constructionYear built per assessor
• Exterior features: PatioAssociation-maintained in-ground pool with fencing

Interior

• Kitchen: Gas range
• Bedrooms: All bedrooms on ground level
• Flooring: CarpetLaminate flooring
• Bathrooms: 2 full bathroomsBathrooms include shower-in-tub
• Heating & cooling: Central heating (furnace)Central air conditioning
• Interior features: One-level homeEntry on the north sideDouble-pane windowsAll bedrooms located on the main level
• Laundry & utility: Washer includedDryer includedLaundry facilities in unit

Price history

+0.0% since first listed

2 events — show timeline

• 2026-05-18 Listed $105,000 CRMLS
• 2026-05-18 Listed $105,000 CRMLS