2140 Mentone · Mentone, CA 92359

$175,000

3 bd · 2.0 ba · 960 sqft · Land public records · 28 Days on market

Built 1996 960 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Friendly Hills Mobile Estates! This home features 3 bedrooms and 2 full bathrooms. Spacious Living room is right off the kitchen. Vaulted ceilings, Newer roof, newer water heater, and newer interior paint. Large porch and low maintenance landscaping. Space rent includes large community pool, basketball court, kids playground, water, trash and sewer.

Key facts

• Community pool
• Basketball court
• Large porch

Tags

• LARGE PORCH
• COMMUNITY POOL
• BASKETBALL COURT
• KIDS PLAYGROUND

Property features AI

Finance

• Other: Lot is paved; Living area and lot info sourced from assessor
• Financial info: Land lease of $1,035 monthly (park-provided); Rent includes trash, pool, water and sewer
• HOA & community: Friendly Hills Mobile Estates park; Community amenities include pool, clubhouse, sport court, playground, maintenance of grounds, trash and sewer service; Sidewalks in the community

Exterior

• Parking: Carport; Has parking
• Security: Carbon monoxide detector(s)
• Utilities: Public sewer; District/public water
• Home design: Mobile home (24 x 40) — mobile home remains; Single-story; Composition roof
• Construction: Composition roof; Year built per assessor
• Exterior features: Porch; Patio; Community pool

Interior

• Bedrooms: All bedrooms on the main level
• Flooring: Carpet flooring
• Bathrooms: 1 full bathroom with bathtub and shower-in-tub
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Carbon monoxide detector(s); Community spa; One-level home; Entry at first level
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $175k.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 3.9% in Mentone — 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 51/100 on livability (#1,085 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: schools D, health & safety D, crime F.
• Redlands Unified (urban): math 44% / reading 57% proficiency, ranked #390 of 1,400 in CA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 25 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 38% of the median local income ($78k/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 + 3.0% rent growth), your $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 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: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,375 (1.5% below list)

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 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.42% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.36%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.40×
• Total profit: $19,439
• Equity at exit: $26,093

10-year hold

• IRR: 19.2%
• Equity multiple: 2.60×
• Total profit: $78,577
• Equity at exit: $15,131

Cash invested: $49,000 (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 92359

• Home prices YoY: -18.1%
• Active inventory: 25
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,480 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $750

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 65%

Sensitivity live

Price	-10% $871	-5% $810	+0% $750	+5% $689	+10% $629
Rent	-10% $554	-5% $652	+0% $750	+5% $848	+10% $946
Rate	-1.0pp $838	-0.5pp $794	base $750	+0.5pp $705	+1.0pp $658

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1365 Crafton Ave Mentone, CA	1.0–3.0	1.0–2.0	830	$2,295	$2.77	12d	3	0.34mi
1365 Crafton Ave Mentone, CA	3.0	2.0	944	$2,248	$2.38	17d	2	0.34mi
1365 Crafton Ave #2017 Mentone, CA	3.0	2.0	944	$2,295	$2.43	17d	1	0.46mi
1342 Agate Ave Unit 1A Mentone, CA	2.0	1.0	700	$1,495	$2.14	4d	1	0.50mi
1318 Malachite Ave Unit C Mentone, CA	2.0	1.5	800	$1,995	$2.49	17d	1	0.54mi
1344 Opal Ave Mentone, CA	2.0	1.0	850	$2,150	$2.53	22d	1	0.93mi
1804 Capri Ave Mentone, CA	2.0	1.0	800	$2,100	$2.62	0d	1	1.02mi
1360 1/2 Jasper Ave Unit 1359 Mentone, CA	3.0	2.0	1100	$2,995	$2.72	20d	1	1.08mi
1359 Jasper Ave Mentone, CA	3.0	2.0	1100	$2,995	$2.72	0d	1	1.12mi
30598 Independence Ave Redlands, CA	1.0–2.0	1.0–2.0	850	$2,420	$2.85	0d	3	1.19mi

Listing history 21 events

1. 2026-06-18
   days on market $175,000 Active 28 DOM
2. 2026-06-17
   days on market $175,000 Active 27 DOM
3. 2026-06-16
   days on market $175,000 Active 26 DOM
4. 2026-06-15
   days on market $175,000 Active 25 DOM
5. 2026-06-13
   days on market $175,000 Active 23 DOM
6. 2026-06-13
   days on market $175,000 Active 22 DOM
7. 2026-06-09
   days on market $175,000 Active 19 DOM
8. 2026-06-08
   days on market $175,000 Active 18 DOM
9. 2026-06-07
   days on market $175,000 Active 17 DOM
10. 2026-06-04
    days on market $175,000 Active 14 DOM
11. 2026-06-03
    days on market $175,000 Active 13 DOM
12. 2026-06-02
    days on market $175,000 Active 12 DOM
13. 2026-06-01
    days on market $175,000 Active 11 DOM
14. 2026-05-31
    days on market $175,000 Active 10 DOM
15. 2026-05-21
    listed $175,000 Active
16. 2024-08-05
    historical $1,850
17. 2024-08-05
    listed $1,850
18. 2024-01-23
    historical $1,850
19. 2024-01-09
    listed $1,850
20. 1994-06-06
    soldstatus $880,000
21. 1981-05-26
    soldstatus $26,000

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 36 unhealthy d/yr today · 43 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,761
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,381
• − Management: −$2,381
• − Depreciation: −$5,091
• Taxable income: $6,605
• Est. tax owed @ 24.0%: −$1,585
• After-tax cash flow: $7,413/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: Redlands Unified
• NCES district ID: 0632070
• Math proficiency: 44% ▼ -1.00%
• Reading proficiency: 57% ▼ -2.00%
• Median HH income: $67,959
• Composite: 46.88/100
• National rank: #5185
• State rank: #390 of 1400 in CA

Livability — Mentone

• Score: 51/100
• State rank: #1085
• US rank: #25373

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mentone, CA
• County: San Bernardino County · 2,030,291 people
• City population: 9,284
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 9,284
• Household income: $77,846
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 559.0

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 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 37% Two or more races 21% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 33% Cuban 1%
• Common ancestry: Iranian 4% Romanian 2% Slovak 2%
• Foreign-born: 9% · Canada
• Languages at home: 82% English-only · Spanish 14% Other Indo-European 2% Other Asian/Pacific 2%

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: ▼ -87.44%
• Current HPI: 394.8946
• Rent YoY: —
• 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

+573.1% since first listed

7 events — show timeline

• 2026-05-21 Listed $175,000 CRMLS
• 2024-08-05 Rental Removed $1,850 RENT.
• 2024-08-05 Listed for Rent $1,850 RENT.
• 2024-01-23 Rental Removed $1,850 RENT.
• 2024-01-09 Listed for Rent $1,850 RENT.
• 1994-06-06 Sold (Public Records) $880,000 Public Records
• 1981-05-26 Sold (Public Records) $26,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $72,062 · +7.2% YoY. Source: county tax records.