2930 W Rialto Ave #21 · Rialto, CA 92376

$105,000

2 bd · 2.0 ba · 1,000 sqft · Manufactured · 34 Days on market

Built 1970 Fair condition 1,000 sqft lot Est $114k · 8% 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 +11.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

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. Additional rooms added by the current owner provide extra living space or flexibility—perfect for a home

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

Property features AI

Finance

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

Exterior

• Parking: Carport
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected; Cable available
• Home design: Mobile/manufactured home remains on site (12 x 60); Single-story; Flat roof; Property condition: cosmetic repairs needed; Lot density roughly 2–5 units per acre
• Construction: Metal construction; Year built per assessor
• Exterior features: Patio; Association-maintained in-ground pool with fencing

Interior

• Kitchen: Gas range
• Bedrooms: All bedrooms on ground level
• Flooring: Carpet; Laminate flooring
• Bathrooms: 2 full bathrooms; Bathrooms include shower-in-tub
• Heating & cooling: Central heating (furnace); Central air conditioning
• Interior features: One-level home; Entry on the north side; Double-pane windows; All bedrooms located on the main level
• Laundry & utility: Washer included; Dryer included; Laundry facilities in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.0% vs local median 3.5% in Rialto — 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 60/100 on livability (#598 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A-; Watch: crime F, amenities D-, 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: Charlotte N. Werner Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 717 students, 89% FRL); Rialto Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 1,087 students, 84% FRL); Rialto High (math 21% / reading 41%, grade F, #702 of 1,170 statewide, top 61%, 2,886 students, 82% FRL).
• Market conditions: Rents rising (+1.6%/yr); 144 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 35% 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 $726 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 $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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. 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 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?
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: 2.21% ✓
• Cap rate: 18.98%
• Cash-on-cash: 45.32%
• DSCR: 3.02
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $114,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8787 Locust Ave #63	0.55mi	2/1.0	990 (-1%)	8mo	$85,000	$86	62
250 N Linden Ave #88	0.27mi	2/2.0	880 (-12%)	22mo	$100,000	$114	49

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: 40.8%
• Equity multiple: 2.72×
• Total profit: $50,480
• Equity at exit: $15,656

10-year hold

• IRR: 46.4%
• Equity multiple: 5.16×
• Total profit: $122,182
• Equity at exit: $9,078

Cash invested: $29,400 (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 92376

• Rents YoY: 1.6%
• Active inventory: 144
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,324 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $1,110

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,183	-5% $1,146	+0% $1,110	+5% $1,074	+10% $1,038
Rent	-10% $927	-5% $1,018	+0% $1,110	+5% $1,202	+10% $1,294
Rate	-1.0pp $1,163	-0.5pp $1,137	base $1,110	+0.5pp $1,083	+1.0pp $1,055

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1624 W Rialto Ave Fontana, CA	2.0	2.0	946	$2,020	$2.14	45d	1	0.10mi
1531 W Rialto Ave Unit 807 Fontana, CA	2.0	1.0	821	$2,115	$2.58	26d	1	0.13mi
200 S Linden Ave Rialto, CA	1.0–2.0	1.0–2.0	772	$2,475	$3.20	45d	13	0.24mi
372 S Ironwood Ave Rialto, CA	2.0–3.0	2.0–2.5	1113	$2,704	$2.43	0d	5	0.37mi
380 N Linden Ave Rialto, CA	3.0	1.0–2.5	815	$1,982	$2.43	1d	1	0.48mi
18215 Foothill Blvd Fontana, CA	2.0	2.0	803	$2,250	$2.80	1d	3	0.51mi
495 N Maple Ave Fontana, CA	2.0	2.5	1053	$2,100	$1.99	19d	1	0.58mi
17923 Arrow Blvd Fontana, CA	1.0–3.0	1.0–2.0	850	$2,362	$2.78	0d	1	0.71mi
210 N Beechwood Ave Rialto, CA	1.0–3.0	1.0–2.0	794	$2,072	$2.61	23d	7	0.72mi
215 N Spruce Ave Rialto, CA	2.0	2.0	1100	$2,150	$1.95	45d	1	0.79mi
8047 Laurel Ave Unit Main Fontana, CA	3.0	2.0	1359	$2,850	$2.10	45d	1	0.89mi
7760 Aspen Ave Unit A Fontana, CA	2.0	1.5	925	$2,350	$2.54	45d	1	1.00mi
8650 Alder Ave Fontana, CA	2.0	1.0	920	$2,400	$2.61	45d	1	1.04mi
17748 Barbee St Fontana, CA	3.0	2.0	1216	$3,000	$2.47	22d	1	1.13mi
17748 Barbee St Fontana, CA	3.0	2.0	1216	$3,000	$2.47	7d	1	1.13mi
17748 Barbee St Fontana, CA	3.0	2.0	1216	$3,000	$2.47	16d	1	1.13mi
17627 McWethy Dr Apt M Fontana, CA	2.0	1.0	831	$1,695	$2.04	26d	1	1.25mi
17627 McWethy Dr Apt P Fontana, CA	2.0	1.0	831	$1,695	$2.04	45d	1	1.25mi
1459 W Wabash St Rialto, CA	3.0	2.0	1240	$2,850	$2.30	45d	1	1.26mi
8582 Tamarind Ave Unit D Fontana, CA	2.0	1.0	900	$1,900	$2.11	22d	1	1.28mi
8598 Tamarind Ave Unit D Fontana, CA	2.0	1.0	900	$1,900	$2.11	18d	1	1.28mi
17450 Arrow Blvd Fontana, CA	2.0	2.0	890	$1,895	$2.13	1d	1	1.30mi
17425 Arrow Blvd Fontana, CA	2.0	1.0	819	$2,000	$2.44	26d	1	1.33mi
1221 Yeager Ave Rialto, CA	3.0	3.0	1478	$3,300	$2.23	4d	1	1.40mi

Listing history 17 events

1. 2026-06-21
   days on market $105,000 Active 34 DOM
2. 2026-06-18
   days on market $105,000 Active 31 DOM
3. 2026-06-17
   days on market $105,000 Active 30 DOM
4. 2026-06-16
   days on market $105,000 Active 29 DOM
5. 2026-06-15
   days on market $105,000 Active 28 DOM
6. 2026-06-13
   days on market $105,000 Active 26 DOM
7. 2026-06-13
   days on market $105,000 Active 25 DOM
8. 2026-06-09
   days on market $105,000 Active 22 DOM
9. 2026-06-08
   days on market $105,000 Active 21 DOM
10. 2026-06-07
    days on market $105,000 Active 20 DOM
11. 2026-06-04
    days on market $105,000 Active 17 DOM
12. 2026-06-03
    days on market $105,000 Active 16 DOM
13. 2026-06-02
    days on market $105,000 Active 15 DOM
14. 2026-06-01
    days on market $105,000 Active 14 DOM
15. 2026-05-31
    days on market $105,000 Active 13 DOM
16. 2026-05-18
    listed $105,000 Active
17. 2026-05-18
    listed $105,000 Active

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

Taxation est. · year 1

• Rental income: $27,886
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$2,231
• − Management: −$2,231
• − Depreciation: −$3,055
• Taxable income: $12,388
• Est. tax owed @ 24.0%: −$2,973
• After-tax cash flow: $10,349/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering	Major	$15,000–50,000
exterior paint · Peeling paint	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
interior paint · Peeling paint	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

Livability — Rialto

• Score: 60/100
• State rank: #598
• US rank: #19283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rialto, CA
• County: San Bernardino County · 2,030,291 people
• City population: 105,208
• 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: 2574.0

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 (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%

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

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

+0.0% since first listed

2 events — show timeline

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