15050 Monte Vista Ave #156 · Chino Hills, CA 91709

$250,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 6 Days on market

Built 2021 Est $181k · 38% 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Exceptional value in the heart of Chino Hills—own this almost brand new home today! A charming Front Patio welcomes you into a beautifully designed residence that combines modern style with everyday comfort. The open-concept Great Room seamlessly connects the Living, Dining, and Kitchen areas, creating an inviting space for relaxing and entertaining. The spacious Kitchen features abundant cabinetry, generous counter space, and a large center island perfect for meal preparation, casual dining, and gathering with guests. Tucked away for privacy, the living quarters include a spacious primary suite with a dual-sink ensuite bath, two well-proportioned secondary bedrooms, a full hallway b

Key facts

• Large center island
• Spacious kitchen
• Backyard

Tags

• OPEN-CONCEPT GREAT ROOM
• SPACIOUS KITCHEN
• LARGE CENTER ISLAND
• INDOOR LAUNDRY ROOM
• FULL-LENGTH COVERED CARPORT
• BACKYARD

Property features AI

Finance

• Other: Pets allowed: contact management
• Financial info: Assessments: buyer to assume; special assessments (buyer to verify); Land lease indicated
• HOA & community: Community amenities: pool, clubhouse, playground; Community type: suburban, park; Park name: Rancho Monte Vista; Land lease: $1,224 monthly (seller provided)

Exterior

• Parking: Covered parking; Tandem covered parking; Attached carport; Paved driveway; Electric vehicle charging station(s)
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public/district water; Public sewer; Natural gas available; Electricity available; Water and trash included in rent (where applicable)
• Home design: Mobile home (Model: Canyon Lake); Double body type; Turnkey condition; Single-story; Mobile dimensions approximately 9' x 58'; Mobile home remains
• Construction: Shingle roof; Wood construction with drywall walls; Tie-down foundation; Wood skirting
• Exterior features: Front porch and wood deck; Awning; Rain gutters; Storage building / shed (1); Wood fencing; In-ground community pool (fenced); Porch, deck and patio present; Lot is level/flat; South-facing; Alley access with paved road frontage

Interior

• Kitchen: Kitchen open to family room; Kitchen island; Pots & pan drawers; Laminate counters; Free standing range / Gas range; Range/stove hood; Dishwasher; Gas water heater
• Bedrooms: Entry level: 1
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Master bathroom with double sinks and walk-in shower; Showers and shower-in-tub options; Exhaust fans; Laminate counters
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Open floor plan; Built-ins; Ceiling fan; Living room deck attached; Storage space; Service entrance; Front entry; One level; Double pane windows with blinds and screens; Community spa
• Laundry & utility: Laundry in an individual room; Water heater unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Cap rate 13.0% vs local median 2.1% in Chino Hills — 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 68/100 on livability (#299 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, schools A, crime A; Watch: health & safety D, commute F, cost of living F.
• Chino Valley Unified (suburban): math 46% / reading 58% proficiency, ranked #334 of 1,400 in CA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 187 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 ($126k/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 $8k 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 + 0.2% rent growth), your $70k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 23y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.46% ✓
• Cap rate: 13.01%
• Cash-on-cash: 23.98%
• DSCR: 2.07
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $181,440
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15050 Monte Vista Ave #195	0.00mi	3/2.0	1,164 (+4%)	15mo	$250,000	$215	81
15050 Monte Vista Ave #44	0.00mi	3/2.0	1,260 (+12%)	6mo	$199,000	$158	74
15050 Monte Vista Ave #21	0.00mi	3/2.0	1,248 (+11%)	12mo	$210,000	$168	71
15050 Monte Vista Ave #185	0.00mi	3/2.0	1,232 (+10%)	16mo	$173,500	$141	70
15050 Monte Vista Ave #76	0.00mi	2/2.0 (-1)	1,000 (-11%)	11mo	$162,000	$162	68
15050 Monte Vista Ave #197	0.00mi	3/2.0	1,272 (+14%)	13mo	$180,000	$142	67
15111 Pipeline Ave #86	0.74mi	2/2.0 (-1)	1,200 (+7%)	19mo	$285,000	$238	33

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 · 0.2% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 1.55×
• Total profit: $38,495
• Equity at exit: $37,276

10-year hold

• IRR: 20.9%
• Equity multiple: 2.56×
• Total profit: $109,091
• Equity at exit: $21,615

Cash invested: $70,000 (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 91709

• Home prices YoY: -28.5%
• Rents YoY: 0.2%
• Active inventory: 187
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $3,645 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$65 /mo · $783/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$765
• Net cashflow: $1,399

Break-even live

Break-even rent $1,874

Max offer price $250,000

Occupancy floor 57%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15101 Fairfield Ranch Rd Chino Hills, CA	1.0–3.0	1.0–2.0	1053	$3,600	$3.42	2d	19	0.15mi
4628 Bird Farm Rd Chino Hills, CA	3.0	2.0	1152	$3,250	$2.82	44d	1	0.39mi
15447 Pomona Rincon Rd Chino Hills, CA	3.0	2.5	1397	$3,350	$2.40	15d	2	0.46mi
4361 Los Serranos Blvd Chino Hills, CA	3.0	2.0	1256	$3,200	$2.55	17d	1	0.79mi
4186 Val Verde Ave Chino Hills, CA	2.0	2.0	1000	$8,000	$8.00	44d	1	1.12mi
15920 Pomona Rincon Rd Chino Hills, CA	1.0–3.0	1.5–3.5	1376	$3,999	$2.91	1d	10	1.27mi
3724 Alder Pl Chino Hills, CA	3.0	2.0	1240	$3,600	$2.90	22d	1	1.46mi

Listing history 6 events

1. 2026-06-18
   days on market $250,000 Active 6 DOM
2. 2026-06-17
   days on market $250,000 Active 5 DOM
3. 2026-06-16
   days on market $250,000 Active 4 DOM
4. 2026-06-15
   days on market $250,000 Active 3 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   listed $250,000 Active 1 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: $783 · $65/mo
• Projected year-2 tax: $1,900 · $158/mo
• Expected delta: +$1,117/yr (+$93/mo · 142.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,735
• − Mortgage interest: −$14,004
• − Property taxes: −$783
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,499
• − Management: −$3,499
• − Depreciation: −$7,273
• Taxable income: $13,428
• Est. tax owed @ 24.0%: −$3,223
• After-tax cash flow: $13,563/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: Chino Valley Unified
• NCES district ID: 0608460
• Math proficiency: 46% ▲ 1.00%
• Reading proficiency: 58% ▲ 1.00%
• Median HH income: $83,575
• Composite: 49.56/100
• National rank: #4275
• State rank: #334 of 1400 in CA

Livability — Chino Hills

• Score: 68/100
• State rank: #299
• US rank: #9993

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chino Hills, CA
• County: San Bernardino County · 2,030,291 people
• City population: 78,006
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 78,006
• Household income: $126,350
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1964.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Asian 40% Hispanic / Latino 28% White 24% Two or more races 14% Black 5%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 33% · China, Canada, South Korea
• Languages at home: 52% English-only · Chinese 18% Spanish 14% Tagalog/Filipino 5%

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: ▼ -152.62%
• Current HPI: 383.5042
• Rent YoY: ▲ 0.20%
• 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

+262.3% since first listed

4 events — show timeline

• 2026-06-12 Listed $250,000 CRMLS
• 2026-06-10 Coming Soon $250,000 CRMLS
• 2003-06-29 Listing Removed — CRMLS
• 2003-03-29 Listed $69,000 CRMLS

Property tax history

+2.4%/yr

Latest (2025): $783 · +0.7% YoY. Source: county tax records.