Residential Income Property with
New
For Sale
$330,000
1515 W Arrow HWY 47, Upland, CA 91786
A 2024 manufactured home combines three bedrooms with community pool, spa, and clubhouse access.
Property Size1,180 SF
Price / SF$279.66
Days on Market2
Property Features for 1515 W Arrow HWY 47
General Information
Standard status
Active
Size
1,180 SF
Property subtype
Manufactured In Park
Listing Agency:
ROA California Inc
(619) 717-6237
Listed By:
Frank Sanchez · License #02233922
(619) 848-7006
Source:
Tfregroup
Added: Sep 30
Last Checked: Sep 30 at 2:41PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of ROA California Inc
Investment Insights
Based on property information with market context.
At 1515 W Arrow HWY, #47, Upland, this 2024 manufactured home offers 1,180 square feet with three bedrooms and two bathrooms. The open living area has 10-foot ceilings, a tray ceiling, and recessed LED lighting. The kitchen includes Shaker cabinetry, a walk-in pantry, stainless-steel hood, built-in microwave, and dishwasher. The primary bedroom has two walk-in closets, and a separate laundry room accommodates side-by-side appliances. Central heating and air conditioning, a water softener, cement board siding, and a two-car carport are among the additional features. A five-year home warranty is included.
The home is in a rent-controlled community with a renovated clubhouse, pool, and spa. It is adjacent to Carrillo Elementary School, with gated access to the campus. Shopping, dining, parks, and freeway access are identified among the nearby amenities.
The home is in a rent-controlled community with a renovated clubhouse, pool, and spa. It is adjacent to Carrillo Elementary School, with gated access to the campus. Shopping, dining, parks, and freeway access are identified among the nearby amenities.
Key Highlights
- 2024 manufactured home with 1,180 square feet, 3 bedrooms, and 2 bathrooms
- 10‑foot ceilings, tray ceiling in the living room, and recessed LED lighting
- Kitchen has Shaker cabinets, a walk‑in pantry, stainless‑steel hood, microwave, and dishwasher
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$10,446
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.17%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$208,920
$208.9K
Cap Rate 7%
$149,229
$149.2K
Cap Rate 9%
$116,067
$116.1K
Market Conditions
NOI Build-Up for 1,180 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$20.2K $17.16/SF
− Vacancy
−$1.3K −$1.06/SF
EGI
$19.0K $16.10/SF
− OpEx
−$8.5K −$7.24/SF
NOI
$10.4K $8.85/SF
Area
San Bernardino County, CA
Vacancy
6.20%
Lease Rate
$17.16 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$208,920
Cap Rate 7%
$149,229
Cap Rate 9%
$116,067
Alternative Uses
Best Use
Apartment 5plus
$149.2K
$130.6K – $174.1K
NOI $10,446 @ 7.0% cap · market cap 3.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$248.9K
$217.8K – $290.4K
NOI $17,423 @ 7.0% cap · market cap 5.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
2,893
Businesses Nearby
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Business Placement
Demographics for 91786, CA
55,763
Population
20,094
Households
2.8
Avg Household Size
36
Median Age
30%
College-Educated
88%
High-School Grad
8.9 sq mi
ZIP Area
6,266
Density / Sq Mi
$86,961
Median Household Income
$43,050
Median Earnings
$1,923
Median Rent
$607,100
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - A 2024 manufactured home combines three bedrooms with community pool, spa, and clubhouse access.
Where is this residential income property located?
The property is located at 1515 W Arrow HWY 47 Upland, CA.
What is the asking price?
The asking price for this property is $330,000.
What are key features of this property?
This property features: 2024 manufactured home with 1,180 square feet, 3 bedrooms, and 2 bathrooms; 10‑foot ceilings, tray ceiling in the living room, and recessed LED lighting; Kitchen has Shaker cabinets, a walk‑in pantry, stainless‑steel hood, microwave, and dishwasher
