15252 Seneca Rd #29 · Victorville, CA 92392

$108,000

2 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 27 Days on market

Built 1976 Est $167k · 35% 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
• Rent growth +2.9/5.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

* * * PRICE IMPROVEMENT * * * This beautifully updated 2-bedroom, 2-bath home is move-in ready and full of charm! Featuring a fully upgraded kitchen, remodeled bathrooms, updated flooring and carpet, and fresh interior paint throughout, this home offers a bright and welcoming feel from the moment you walk in. The neutral color palette creates the perfect canvas for any style or décor, making it easy to truly make this home your own. The spacious primary bedroom offers comfort and privacy, while the walk-in shower in the primary bath adds a modern touch of convenience and luxury. Outside, you’ll also find a brand-new shed, providing extra storage space for all your needs.

Key facts

• Brand-new shed
• Updated flooring
• Walk-in shower

Tags

• FULLY UPGRADED KITCHEN
• REMODELED BATHROOMS
• UPDATED FLOORING
• FRESH INTERIOR PAINT
• WALK-IN SHOWER
• BRAND-NEW SHED

Property features AI

Finance

• Other: Rent includes water and trash
• Financial info: Land lease applies (park lot rent) — $800 monthly (park-provided amount)
• HOA & community: Gold West MHC park amenities include: pool, heated spa, tennis, pickleball, club house, meeting room, gym/exercise room, outdoor cooking/BBQ area, dog park, street lighting, maintenance of grounds, trash service, water, security and onsite property management (call for rules and permitted types; pet rules and breed restrictions apply)

Exterior

• Parking: Two-car garage; One covered carport space (attached); Concrete driveway; Total parking for three vehicles; Common RV parking available in the park
• Security: Gated community with automatic gate; Onsite property management
• Utilities: Public/district water; Public sewer; Natural gas connected; Electricity connected; Cable connected
• Home design: Mobile home (Skyline model); Double body type; One story; Entry on El Dorado; Faces north; Mobile dimensions approximately 20' x 56'; No. of pads: 1; Mobile home remains
• Construction: Metal roof; Pillar/post/pier foundation; Shed structure on property
• Exterior features: Covered front porch; Deck; Awning; Patio; Community heated pool and community spa; Chain link fence; Shed (one); Level lot, rectangular shape, backyard; Close to clubhouse; Rocks on lot

Interior

• Kitchen: Remodeled kitchen; Formica counters; Microwave; Gas range; Dishwasher
• Bedrooms: Primary bedroom (one level)
• Flooring: Vinyl flooring; Carpet
• Bathrooms: One full bathroom; One 3/4 bathroom; Remodeled bathrooms with walk-in shower, bathtub and shower-in-tub options; Exhaust fan(s)
• Heating & cooling: Central heating (central furnace); Central cooling
• Interior features: Turnkey condition; Unfurnished; Recessed lighting; Formica counters; No interior steps (accessible)
• Laundry & utility: Laundry inside (in kitchen)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $108k.

Deal economics

• At list price, monthly cash flow is $901 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $106k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 4.2% in Victorville — 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 54/100 on livability (#906 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: employment D+, schools D-, crime F.
• Victor Elementary (urban): math 25% / reading 25% proficiency, ranked #408 of 517 in CA (top 79%) — 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 (+1.7%/yr); 369 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $747 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 + 1.7% rent growth), your $30k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,380 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.93% ✓
• Cap rate: 16.30%
• Cash-on-cash: 35.75%
• DSCR: 2.59
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $167,440
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15252 Seneca Rd #148	0.17mi	3/2.0 (+1)	1,026 (-1%)	10mo	$165,000	$161	76
15252 Seneca Rd #181	0.22mi	3/2.0 (+1)	1,026 (-1%)	14mo	$169,000	$165	71
15252 Seneca Rd #33	0.00mi	2/2.0	1,152 (+11%)	21mo	$100,000	$87	64

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 · 1.69% rent growth · sell at horizon

5-year hold

• IRR: 29.9%
• Equity multiple: 2.23×
• Total profit: $37,201
• Equity at exit: $16,103

10-year hold

• IRR: 36.5%
• Equity multiple: 4.16×
• Total profit: $95,568
• Equity at exit: $9,338

Cash invested: $30,240 (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 92392

• Home prices YoY: -9.0%
• Rents YoY: 1.7%
• Active inventory: 369
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,085 high
• Mortgage (P&I): −$566
• Tax est. 1.5%: −$135 /mo · $1,620/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $901

Break-even live

Break-even rent $945

Max offer price $108,000

Occupancy floor 52%

Sensitivity live

Price	-10% $976	-5% $938	+0% $901	+5% $864	+10% $826
Rent	-10% $736	-5% $819	+0% $901	+5% $983	+10% $1,066
Rate	-1.0pp $955	-0.5pp $928	base $901	+0.5pp $873	+1.0pp $845

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15230 Seneca Rd Victorville, CA	1.0–3.0	1.0–2.0	805	$1,802	$2.24	0d	12	0.14mi
14374 Borego Rd Victorville, CA	1.0–2.0	1.0–2.0	842	$2,080	$2.47	0d	14	0.21mi
14344 Mcart Rd Victorville, CA	2.0–3.0	2.0	1042	$1,899	$1.82	0d	4	0.35mi
15191 Wildrose St Victorville, CA	3.0	2.0	1500	$2,400	$1.60	11d	1	0.49mi
14440 Stivers Rd Victorville, CA	3.0	2.0	994	$1,950	$1.96	11d	1	0.80mi
14485 Seneca Rd Victorville, CA	2.0–3.0	2.0	1123	$2,345	$2.09	0d	6	0.82mi
14450 El Evado Rd Victorville, CA	2.0–3.0	1.0–2.0	895	$1,615	$1.80	0d	3	0.90mi
14610 Green River Rd Victorville, CA	3.0	2.5	1493	$2,595	$1.74	0d	1	0.92mi
14257 Sage St Victorville, CA	3.0	3.0	1319	$2,500	$1.90	0d	1	1.06mi
15112 Brown Ln Victorville, CA	3.0	2.0	1400	$850	$0.61	0d	1	1.24mi
14979 Buckskin Rd Victorville, CA	3.0	2.0	1277	$2,250	$1.76	0d	1	1.24mi
13925 Burning Tree Dr Victorville, CA	3.0	2.0	1440	$2,250	$1.56	0d	1	1.28mi
14299 La Paz Dr Unit 3A Victorville, CA	2.0	1.5	880	$1,495	$1.70	0d	1	1.35mi
16100 Pebble Beach Dr Victorville, CA	1.0–2.0	1.0–2.0	862	$1,750	$2.03	0d	6	1.37mi
13632 Nassau Dr Victorville, CA	3.0	2.0	1298	$1,990	$1.53	0d	1	1.41mi

Listing history 16 events

1. 2026-06-18
   days on market $108,000 Active 27 DOM
2. 2026-06-17
   days on market $108,000 Active 26 DOM
3. 2026-06-16
   days on market $108,000 Active 25 DOM
4. 2026-06-15
   days on market $108,000 Active 24 DOM
5. 2026-06-13
   days on market $108,000 Active 22 DOM
6. 2026-06-13
   days on market $108,000 Active 21 DOM
7. 2026-06-10
   price $108,000 Active 18 DOM
8. 2026-06-09
   days on market $115,000 Active 18 DOM
9. 2026-06-08
   days on market $115,000 Active 17 DOM
10. 2026-06-07
    days on market $115,000 Active 16 DOM
11. 2026-06-04
    days on market $115,000 Active 13 DOM
12. 2026-06-03
    days on market $115,000 Active 12 DOM
13. 2026-06-02
    days on market $115,000 Active 11 DOM
14. 2026-06-01
    days on market $115,000 Active 10 DOM
15. 2026-05-31
    days on market $115,000 Active 9 DOM
16. 2026-05-22
    listed $115,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 22 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,023
• − Mortgage interest: −$6,050
• − Property taxes: −$1,620
• − Insurance: −$540
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − Depreciation: −$3,142
• Taxable income: $9,668
• Est. tax owed @ 24.0%: −$2,320
• After-tax cash flow: $8,491/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: Victor Elementary
• NCES district ID: 0641040
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 25% ▼ -9.00%
• Median HH income: $44,949
• Composite: 21.58/100
• National rank: #8304
• State rank: #408 of 517 in CA

Livability — Victorville

• Score: 54/100
• State rank: #906
• US rank: #24038

Category grades

Amenities F Commute B- 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: Victorville, CA
• County: San Bernardino County · 2,030,291 people
• City population: 154,418
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 65,429
• Household income: $87,681
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 1879.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 55% Two or more races 24% White 22% Black 14% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 47%
• Common ancestry: Portuguese 1% Romanian 1%
• Foreign-born: 20% · Canada, China, Vietnam
• Languages at home: 57% English-only · Spanish 38% Tagalog/Filipino 2% 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: ▼ -35.57%
• Current HPI: 358.5152
• Rent YoY: ▲ 1.69%
• 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

1 event — show timeline

• 2026-05-22 Listed $115,000 CRMLS

Property tax history

-0.2%/yr

Latest (2025): $109 · +5.1% YoY. Source: county tax records.