1456 E Philadelphia St #275 · Ontario, CA 91761

$155,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 131 Days on market

Built 1980 Est $125k · 24% 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
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

AMAZING PRICE with LOW LOW LAND LEASE. Welcome to your new oasis in the vibrant and private Rancho Ontario 55+ Senior Community home. Beautifully remodeled home offers perfect blend of comfort and modern convenience. Included are new appliances, high ceiling beams, flooring, a large laundry room with tons of storage, open space concept kitchen, private enclosed patio and more! Don't miss out on the opportunity and see for yourself. Must qualify for park!

Key facts

• Newer flooring
• Walk-in tub
• Open kitchen

Tags

• REMODELED HOME
• NEWER FLOORING
• OPEN KITCHEN
• WALK-IN TUB
• SEPARATE STAND-UP SHOWER
• SPACIOUS LAUNDRY ROOM

Property features AI

Finance

• Other: Park name: Rancho Ontario; Lot features: 0–1 unit/acre; Road surface: paved
• Financial info: Land lease: $1,692 monthly
• HOA & community: Senior community; Community amenities: pool, spa, gym/exercise room, clubhouse, meeting room, recreational multipurpose room, banquet facilities, card room, billiard room, bocce ball court, pickleball, sport/other courts, picnic area, dog park, controlled access

Exterior

• Parking: Located in Rancho Ontario park
• Security: Controlled access (community)
• Utilities: Public sewer; District/public water; Natural gas available; Electricity available; Cable available
• Home design: Single-story (one level); Entry on main level; Mobile home remains (24' x 52'); Accessible with 2+ access exits
• Construction: Year built (per assessor); Model: 00
• Exterior features: Screened porch; Front porch; Patio; Storage building; In-ground community heated pool

Interior

• Kitchen: Kitchen open to family room; Remodeled kitchen; Kitchen island; Gas cooktop; Gas oven; Microwave; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: Primary bedroom; Primary suite; Main floor primary bedroom; All bedrooms on main floor; Sun room; Office
• Flooring: Laminated flooring
• Bathrooms: 2 full bathrooms; Remodeled bathrooms; Jetted tub; Bathtub; Shower; Shower-in-tub
• Heating & cooling: Central heating (central furnace); Central cooling
• Interior features: Beamed ceilings; Ceiling fan; Open floor plan; Tinted windows; In-ground community heated spa
• Laundry & utility: Laundry in individual room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 2.7% in Ontario — 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 63/100 on livability (#435 in CA) — a middle-class / working-renter tenant base. Strengths: commute A-, housing B+; Watch: cost of living F, health & safety F.
• Ontario-Montclair (urban): math 35% / reading 44% proficiency, ranked #731 of 1,400 in CA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bon View Elementary (620 students, 84% FRL); De Anza Middle (530 students, 82% FRL); Colony High (math 42% / reading 67%, grade C-, #256 of 1,170 statewide, top 24%, 2,122 students, 71% FRL) — zoned schools at 79% FRL track the district average.
• Zoned-school proficiency averages 54% at this address vs 40% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Ontario-Montclair average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.4%/yr); 321 active listings in the ZIP; 9 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).
• This rent runs 33% of the median local income ($101k/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 $1k of loan paydown is wiped out by about $5k 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 + 2.4% rent growth), your $43k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 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: 1.81% ✓
• Cap rate: 15.16%
• Cash-on-cash: 31.65%
• DSCR: 2.41
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $124,800
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1456 E Philadelphia St Spc 41	0.00mi	2/2.0	1,248 (0%)	1mo	$161,000	$129	99
1456 E Philadelphia St #108	0.00mi	2/2.0	1,248 (0%)	10mo	$125,000	$100	92
1456 E Philadelphia Street Spc 116	0.00mi	2/2.0	1,248 (0%)	19mo	$102,750	$82	84
1456 E Philadelphia St Spc 412	0.12mi	2/2.0	1,152 (-8%)	0mo	$95,000	$82	81
1456 E Philadelphia St #315	0.00mi	3/2.0 (+1)	1,248 (0%)	18mo	$170,000	$136	80
1456 Philadelphia #398	0.06mi	2/2.0	1,200 (-4%)	23mo	$95,000	$79	71
1456 E Philadelphia #2	0.00mi	3/2.0 (+1)	1,425 (+14%)	3mo	$187,000	$131	68
1456 E Philadelphia St #62	0.06mi	2/2.0	1,344 (+8%)	23mo	$40,000	$30	65
1456 E Philadelphia St #11	0.00mi	3/2.0 (+1)	1,344 (+8%)	22mo	$185,000	$138	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 · 2.39% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 2.06×
• Total profit: $46,127
• Equity at exit: $23,111

10-year hold

• IRR: 33.2%
• Equity multiple: 3.93×
• Total profit: $127,290
• Equity at exit: $13,402

Cash invested: $43,400 (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 91761

• Rents YoY: 2.4%
• Active inventory: 321
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,805 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $1,145

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,252	-5% $1,198	+0% $1,145	+5% $1,091	+10% $1,038
Rent	-10% $923	-5% $1,034	+0% $1,145	+5% $1,256	+10% $1,366
Rate	-1.0pp $1,223	-0.5pp $1,184	base $1,145	+0.5pp $1,105	+1.0pp $1,064

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 E Philadelphia St Ontario, CA	1.0–2.0	1.0–2.0	904	$3,207	$3.55	0d	13	0.47mi
1056 E Philadelphia St Ontario, CA	1.0	1.0	688	$2,465	$3.58	0d	1	0.55mi
2432 S Garfield Pl Ontario, CA	3.0	2.0	1118	$3,150	$2.82	0d	1	0.66mi
2042 S Bon View Ave Unit C Ontario, CA	2.0	2.5	1364	$2,700	$1.98	0d	1	0.85mi
1900 S Campus Ave Ontario, CA	1.0–2.0	1.0	662	$2,179	$3.29	0d	10	1.15mi
629 E Madeleine Privado Ontario, CA	3.0	2.5	1465	$3,350	$2.29	45d	1	1.29mi
629 E Madeleine Privado Ontario, CA	3.0	2.5	1465	$3,250	$2.22	23d	1	1.29mi
619 E Riverside Dr Ontario, CA	1.0–2.0	1.0–2.0	866	$2,295	$2.65	1d	3	1.43mi
551 E Riverside Dr Ontario, CA	1.0–2.0	1.0–2.0	782	$2,665	$3.41	4d	12	1.49mi

Listing history 32 events

1. 2026-06-21
   days on market $155,000 Active 131 DOM
2. 2026-06-18
   days on market $155,000 Active 128 DOM
3. 2026-06-17
   days on market $155,000 Active 127 DOM
4. 2026-06-16
   days on market $155,000 Active 126 DOM
5. 2026-06-15
   days on market $155,000 Active 125 DOM
6. 2026-06-13
   days on market $155,000 Active 123 DOM
7. 2026-06-13
   days on market $155,000 Active 122 DOM
8. 2026-06-09
   days on market $155,000 Active 119 DOM
9. 2026-06-08
   days on market $155,000 Active 118 DOM
10. 2026-06-07
    days on market $155,000 Active 117 DOM
11. 2026-06-04
    days on market $155,000 Active 114 DOM
12. 2026-06-03
    days on market $155,000 Active 113 DOM
13. 2026-06-02
    days on market $155,000 Active 112 DOM
14. 2026-06-01
    days on market $155,000 Active 111 DOM
15. 2026-05-31
    days on market $155,000 Active 110 DOM
16. 2026-04-29
    price $155,000
17. 2026-02-10
    listed $160,000 Active
18. 2025-09-15
    soldstatus $145,000 Closed Sale 458-char remark

    Show marketing remark (458 chars)

    AMAZING PRICE with LOW LOW LAND LEASE. Welcome to your new oasis in the vibrant and private Rancho Ontario 55+ Senior Community home. Beautifully remodeled home offers perfect blend of comfort and modern convenience. Included are new appliances, high ceiling beams, flooring, a large laundry room with tons of storage, open space concept kitchen, private enclosed patio and more! Don't miss out on the opportunity and see for yourself. Must qualify for park!

19. 2025-08-28
    status Pending Sale 458-char remark

    Show marketing remark (458 chars)

    AMAZING PRICE with LOW LOW LAND LEASE. Welcome to your new oasis in the vibrant and private Rancho Ontario 55+ Senior Community home. Beautifully remodeled home offers perfect blend of comfort and modern convenience. Included are new appliances, high ceiling beams, flooring, a large laundry room with tons of storage, open space concept kitchen, private enclosed patio and more! Don't miss out on the opportunity and see for yourself. Must qualify for park!

20. 2025-08-17
    historical Active Under Contract 458-char remark

    Show marketing remark (458 chars)

    AMAZING PRICE with LOW LOW LAND LEASE. Welcome to your new oasis in the vibrant and private Rancho Ontario 55+ Senior Community home. Beautifully remodeled home offers perfect blend of comfort and modern convenience. Included are new appliances, high ceiling beams, flooring, a large laundry room with tons of storage, open space concept kitchen, private enclosed patio and more! Don't miss out on the opportunity and see for yourself. Must qualify for park!

21. 2025-07-18
    status Pending Sale 458-char remark

    Show marketing remark (458 chars)

    AMAZING PRICE with LOW LOW LAND LEASE. Welcome to your new oasis in the vibrant and private Rancho Ontario 55+ Senior Community home. Beautifully remodeled home offers perfect blend of comfort and modern convenience. Included are new appliances, high ceiling beams, flooring, a large laundry room with tons of storage, open space concept kitchen, private enclosed patio and more! Don't miss out on the opportunity and see for yourself. Must qualify for park!

22. 2025-05-02
    listed $159,999 Active 458-char remark

    Show marketing remark (458 chars)

    AMAZING PRICE with LOW LOW LAND LEASE. Welcome to your new oasis in the vibrant and private Rancho Ontario 55+ Senior Community home. Beautifully remodeled home offers perfect blend of comfort and modern convenience. Included are new appliances, high ceiling beams, flooring, a large laundry room with tons of storage, open space concept kitchen, private enclosed patio and more! Don't miss out on the opportunity and see for yourself. Must qualify for park!

23. 2025-04-12
    historical
24. 2025-04-10
    status Active
25. 2025-03-05
    price $172,999
26. 2024-12-06
    price $174,999
27. 2024-11-02
    price $179,999
28. 2024-09-20
    listed $184,999 Active
29. 2024-09-19
    historical
30. 2024-06-08
    soldstatus $40,000 Closed Sale
31. 2024-05-13
    status Pending Sale
32. 2024-04-22
    listed $78,999 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 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 23 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,660
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$2,693
• − Management: −$2,693
• − Depreciation: −$4,509
• Taxable income: $11,983
• Est. tax owed @ 24.0%: −$2,876
• After-tax cash flow: $10,862/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: Ontario-Montclair
• NCES district ID: 0628470
• Math proficiency: 35% ▲ 4.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $50,668
• Composite: 36.57/100
• National rank: #9282
• State rank: #731 of 1400 in CA

Livability — Ontario

• Score: 63/100
• State rank: #435
• US rank: #14949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ontario, CA
• County: San Bernardino County · 2,030,291 people
• City population: 183,440
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 62,935
• Household income: $100,578
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 1853.0

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 23% White 15% Asian 9% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Iranian 1% Lithuanian 1% Italian 1%
• Foreign-born: 24% · Canada, China, Vietnam
• Languages at home: 51% English-only · Spanish 41% Chinese 3% 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: ▼ -374.91%
• Current HPI: 400.5674
• Rent YoY: ▲ 2.39%
• 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

+96.2% since first listed

17 events — show timeline

• 2026-04-29 Price Changed $155,000 CRMLS
• 2026-02-10 Listed $160,000 CRMLS
• 2025-09-15 Sold (MLS) $145,000 CRMLS
• 2025-08-28 Pending — CRMLS
• 2025-08-17 Contingent — CRMLS
• 2025-07-18 Pending — CRMLS
• 2025-05-02 Listed $159,999 CRMLS
• 2025-04-12 Listing Removed — CRMLS
• 2025-04-10 Relisted — CRMLS
• 2025-03-05 Price Changed $172,999 CRMLS
• 2024-12-06 Price Changed $174,999 CRMLS
• 2024-11-02 Price Changed $179,999 CRMLS
• 2024-09-20 Listed $184,999 CRMLS
• 2024-09-19 Coming Soon — CRMLS
• 2024-06-08 Sold (MLS) $40,000 CRMLS
• 2024-05-13 Pending — CRMLS
• 2024-04-22 Listed $78,999 CRMLS

Property tax history

+0.8%/yr

Latest (2025): $190 · +192.6% YoY. Source: county tax records.