17377 Valley #19 · Fontana, CA 92335

$185,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 192 Days on market

Built 2006 Est $160k · 15% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this stunning and spacious home conveniently situated near shopping centers, Kaiser Hospital, and easy freeway access, this home offers both comfort and convenience. Inside, you’ll be greeted with tall ceilings and elegant arched walls that create a warm and inviting flow between the dining and living areas. The living room features a rare and beautiful fireplace, an exceptional detail not often found in mobile homes. The master room features a spacious bathroom, double sinks, and a relaxing Roman tub. The thoughtful floor plan includes two dining areas, a large kitchen, and generously sized bedrooms providing plenty of room for the whole family. House is located in a welco

Key facts

• Double sinks
• Rare fireplace
• Tall ceilings

Tags

• TALL CEILINGS
• ARCHED WALLS
• RARE FIREPLACE
• SPACIOUS BATHROOM
• DOUBLE SINKS
• ROMAN TUB

Property features AI

Finance

• Other: Community features include gutters
• Financial info: Monthly land lease of $975 (park-provided)
• HOA & community: Park community with land lease

Exterior

• Parking: Located in Villa Fontana park
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home (13 ft x 60 ft); Mobile home remains on site
• Construction: Year built (per public records); Living area per public records
• Exterior features: Paved lot; No pool

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating
• Interior features: One-level home with front entry; Entry located at the front
• Laundry & utility: Laundry room inside the home; Individual laundry room; Gas and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 3.2% in Fontana — 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 64/100 on livability (#415 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A-, employment A-; Watch: schools F, amenities F, cost of living 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 (+2.3%/yr); 115 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $3,010/mo this rent would consume 46% of the median local household income ($78k/yr) (locally 3437% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 2.3% rent growth), your $52k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.63% ✓
• Cap rate: 14.54%
• Cash-on-cash: 29.44%
• DSCR: 2.31
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $160,380
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17333 Valley Blvd #81	0.13mi	3/2.0	1,440 (-11%)	3mo	$130,000	$90	73
17400 Valley Blvd #50	0.17mi	3/2.0	1,440 (-11%)	8mo	$175,000	$122	67
17400 Valley Blvd #43	0.17mi	4/2.0 (+1)	1,440 (-11%)	5mo	$205,000	$142	64
17333 Valley Blvd	0.13mi	2/2.0 (-1)	1,440 (-11%)	13mo	$137,000	$95	60
17400 Valley Blvd #57	0.17mi	3/2.0	1,440 (-11%)	19mo	$142,000	$99	58

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 · 2.34% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 1.94×
• Total profit: $48,908
• Equity at exit: $27,584

10-year hold

• IRR: 30.7%
• Equity multiple: 3.67×
• Total profit: $138,517
• Equity at exit: $15,995

Cash invested: $51,800 (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 92335

• Rents YoY: 2.3%
• Active inventory: 115
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $3,010 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $1,271

Break-even live

Break-even rent $1,401

Max offer price $185,000

Occupancy floor 53%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16970 Marygold Ave Fontana, CA	2.0	2.0	1045	$2,275	$2.18	20d	2	0.69mi
17055 San Bernardino Ave Fontana, CA	3.0	2.0	1630	$3,350	$2.06	44d	1	0.71mi

Listing history 23 events

1. 2026-06-18
   days on market $185,000 Active 192 DOM
2. 2026-06-17
   days on market $185,000 Active 191 DOM
3. 2026-06-16
   days on market $185,000 Active 190 DOM
4. 2026-06-15
   days on market $185,000 Active 189 DOM
5. 2026-06-13
   days on market $185,000 Active 187 DOM
6. 2026-06-13
   days on market $185,000 Active 186 DOM
7. 2026-06-09
   days on market $185,000 Active 183 DOM
8. 2026-06-08
   days on market $185,000 Active 182 DOM
9. 2026-06-07
   days on market $185,000 Active 181 DOM
10. 2026-06-04
    days on market $185,000 Active 178 DOM
11. 2026-06-03
    days on market $185,000 Active 177 DOM
12. 2026-06-02
    days on market $185,000 Active 176 DOM
13. 2026-06-01
    days on market $185,000 Active 175 DOM
14. 2026-05-31
    days on market $185,000 Active 174 DOM
15. 2026-04-23
    status Pending Sale
16. 2026-03-23
    status Active
17. 2026-03-20
    status Pending Sale
18. 2026-02-25
    status Active
19. 2025-12-16
    status Active
20. 2025-12-04
    status Pending Sale
21. 2025-12-02
    status Active
22. 2025-11-18
    status Pending Sale
23. 2025-10-03
    listed $185,000 Active

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$688/yr (+$57/mo · 95.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°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: $36,118
• − Mortgage interest: −$10,363
• − Property taxes: −$718
• − Insurance: −$925
• − Repairs & maintenance: −$2,889
• − Management: −$2,889
• − Depreciation: −$5,382
• Taxable income: $12,952
• Est. tax owed @ 24.0%: −$3,108
• After-tax cash flow: $12,140/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 — Fontana

• Score: 64/100
• State rank: #415
• US rank: #14177

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fontana, CA
• County: San Bernardino County · 2,030,291 people
• City population: 203,028
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 97,511
• Household income: $77,949
• Rent vs Own: 51.8% rent · 48.2% own
• Severe rent burden: 3437.0

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 (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 13% White 8% Black 4% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Italian 1%
• Foreign-born: 34% · Canada, Vietnam
• Languages at home: 27% English-only · Spanish 69% Arabic 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: ▼ -804.67%
• Current HPI: 507.5862
• Rent YoY: ▲ 2.34%
• 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

9 events — show timeline

• 2026-04-23 Pending — CRMLS
• 2026-03-23 Relisted — CRMLS
• 2026-03-20 Pending — CRMLS
• 2026-02-25 Relisted — CRMLS
• 2025-12-16 Relisted — CRMLS
• 2025-12-04 Pending — CRMLS
• 2025-12-02 Relisted — CRMLS
• 2025-11-18 Pending — CRMLS
• 2025-10-03 Listed $185,000 CRMLS

Property tax history

-3.2%/yr

Latest (2025): $718 · +3.1% YoY. Source: county tax records.