1045 Azusa #191 · Covina, CA 91722

$125,999

3 bd · 1.0 ba · 800 sqft · Manufactured · 63 Days on market

Built 1963 Good condition $157/sqft · 18% above area Est $106k · 18% over ↓ 21% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Schools +4.4/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

RARE opportunity in COVINA!! UNMATCHED VALUE for SPACE, PRIVACY, and LOCATION. Homes like this are incredibly hard to find in Covina. This 3-bedroom, 1 beautifully remodeled bathroom home offers a bright, open concept layout with a seamless flow from the kitchen to the living room, enhanced by abundant windows that fill the home with natural light. Designed for both comfort and function, the home includes generous storage space throughout, making everyday living organized and effortless. Whether you’re a growing family or someone looking to enjoy a peaceful, low-maintenance retirement, this home fits both lifestyles beautifully. Enjoy a private front porch surrounded by mature trees, offering shade and a calm, secluded feel. The private carport with direct home access adds everyday convenience, while the community provides added security for peace of mind. Located in a family-friendly, well-kept community with pools, walking paths, and park areas, and pet-friendly for your furry companions. Perfectly positioned between the 210 and 10 freeways, you’re just minutes from top-rated schools, shopping centers, dining, and everyday essentials, an unbeatable central location. The spacious backyard offers endless potential to host, relax, or create your own private outdoor retreat something you simply won’t find often. Move-in ready with the opportunity to add your personal touch over time , this home delivers a rare combination of comfort, space, and value. Truly one of a kind—there is nothing else like this in this community or nearby. Schedule your private showing today before it’s gone!

Key facts

• Community with pools
• Private front porch
• Park areas

Tags

• PRIVATE FRONT PORCH
• GENEROUS STORAGE SPACE
• PRIVATE CARPORT
• COMMUNITY WITH POOLS
• WALKING PATHS
• PARK AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $126k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $126k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.4% vs local median 2.4% in Covina — 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 72/100 on livability (#181 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: schools C-, crime C-, health & safety C-.
• Covina-Valley Unified (suburban): math 39% / reading 55% proficiency, ranked #462 of 1,400 in CA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+12.9%/yr); 66 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 33% of the median local income ($102k/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 $871 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $118,439 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.26% ✓
• Cap rate: 19.39%
• Cash-on-cash: 46.78%
• DSCR: 3.08
• GRM: 3.7

CMA / ARV

• ARV (median comp): $106,408
• List price: $125,999
• Delta: 18.41%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1045 N Azusa #251	0.00mi	2/2.0 (-1)	864 (+8%)	0mo	$80,000	$93	78

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 49.7%
• Equity multiple: 3.33×
• Total profit: $82,248
• Equity at exit: $18,787

10-year hold

• IRR: 57.2%
• Equity multiple: 8.17×
• Total profit: $252,975
• Equity at exit: $10,894

Cash invested: $35,280 (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 91722

• Rents YoY: 12.9%
• Active inventory: 66
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,843 high
• Mortgage (P&I): −$661
• Tax est. 1.5%: −$157 /mo · $1,890/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $1,375

Break-even live

Break-even rent $1,102

Max offer price $125,999

Occupancy floor 47%

Sensitivity live

Price	-10% $1,462	-5% $1,419	+0% $1,375	+5% $1,332	+10% $1,288
Rent	-10% $1,151	-5% $1,263	+0% $1,375	+5% $1,488	+10% $1,600
Rate	-1.0pp $1,439	-0.5pp $1,407	base $1,375	+0.5pp $1,343	+1.0pp $1,309

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: $31,500
• Closing costs: $3,780
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
777 W Covina Blvd Covina, CA	2.0–3.0	1.5–2.0	1030	$2,924	$2.84	2d	3	0.35mi
1160 N Conwell Ave Covina, CA	1.0–3.0	1.0–2.0	1048	$3,133	$2.99	2d	11	0.37mi
4459 N Roxburgh Ave Covina, CA	3.0	2.0	1024	$3,600	$3.52	16d	1	0.56mi
273 W Arrow Hwy Azusa, CA	2.0	1.0–2.0	725	$2,495	$3.44	5d	4	0.63mi
535 N Lark Ellen Ave Unit 01 Covina, CA	3.0	2.0	1008	$2,795	$2.77	2d	1	0.73mi
800 S Azusa Ave Azusa, CA	2.0	2.0	1000	$2,049	$2.05	8d	1	0.77mi
1163 W Badillo St Unit 12 Covina, CA	2.0	1.5	1100	$2,695	$2.45	13d	1	0.80mi
1163 W Badillo St Unit 3 Covina, CA	2.0	1.5	1100	$2,695	$2.45	44d	1	0.80mi
5246 N Gareloch Ave Unit B Azusa, CA	2.0	1.0	800	$2,200	$2.75	44d	1	0.89mi
745 S Lark Ellen Ave Unit ABCD Azusa, CA	2.0	2.0	1000	$2,400	$2.40	18d	1	0.89mi
1831 E Grovecenter St West Covina, CA	2.0	1.5	945	$2,575	$2.72	25d	1	0.90mi
4930 N Vincent Ave Covina, CA	2.0	1.0	1000	$3,200	$3.20	22d	1	0.90mi
808 N Azusa Ave West Covina, CA	2.0	1.5	1080	$2,350	$2.18	44d	2	0.90mi
731 N Azusa Ave West Covina, CA	2.0	1.0	770	$2,050	$2.66	2d	1	0.96mi
731 N Azusa Ave West Covina, CA	2.0	1.0	800	$1,950	$2.44	21d	1	0.96mi
1151 W Arrow Hwy Azusa, CA	1.0–2.0	1.0–2.0	862	$2,195	$2.54	44d	1	1.07mi
850 S Vincent Ave Azusa, CA	2.0	2.0	750	$2,145	$2.86	44d	1	1.09mi
707 N Park Ave Covina, CA	2.0	2.0	900	$2,900	$3.22	44d	1	1.22mi
328 S Azusa Ave Azusa, CA	2.0	2.5	978	$2,900	$2.97	19d	1	1.32mi
777 S Citrus Ave #107 Azusa, CA	2.0	2.0	994	$2,650	$2.67	25d	1	1.32mi
18537 E Arrow Hwy Covina, CA	1.0–2.0	1.0–2.5	937	$2,650	$2.83	5d	7	1.39mi
230 S Azusa Ave Unit 2 Azusa, CA	2.0	1.0	900	$2,000	$2.22	44d	1	1.43mi
18645 E Arrow Hwy Covina, CA	2.0	—	919	$2,129	$2.32	13d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $125,999 Active 63 DOM
2. 2026-06-17
   days on market $125,999 Active 62 DOM
3. 2026-06-16
   days on market $125,999 Active 61 DOM
4. 2026-06-15
   days on market $125,999 Active 60 DOM
5. 2026-06-13
   days on market $125,999 Active 58 DOM
6. 2026-06-13
   days on market $125,999 Active 57 DOM
7. 2026-06-09
   days on market $125,999 Active 54 DOM
8. 2026-06-08
   days on market $125,999 Active 53 DOM
9. 2026-06-07
   days on market $125,999 Active 52 DOM
10. 2026-06-04
    days on market $125,999 Active 49 DOM
11. 2026-06-03
    days on market $125,999 Active 48 DOM
12. 2026-06-02
    days on market $125,999 Active 47 DOM
13. 2026-06-01
    days on market $125,999 Active 46 DOM
14. 2026-05-31
    days on market $125,999 Active 45 DOM
15. 2026-04-16
    listed $125,999 Active 1638-char remark

    Show marketing remark (1638 chars)

    RARE opportunity in COVINA!! UNMATCHED VALUE for SPACE, PRIVACY, and LOCATION. Homes like this are incredibly hard to find in Covina. This 3-bedroom, 1 beautifully remodeled bathroom home offers a bright, open concept layout with a seamless flow from the kitchen to the living room, enhanced by abundant windows that fill the home with natural light. Designed for both comfort and function, the home includes generous storage space throughout, making everyday living organized and effortless. Whether you’re a growing family or someone looking to enjoy a peaceful, low-maintenance retirement, this home fits both lifestyles beautifully. Enjoy a private front porch surrounded by mature trees, offering shade and a calm, secluded feel. The private carport with direct home access adds everyday convenience, while the community provides added security for peace of mind. Located in a family-friendly, well-kept community with pools, walking paths, and park areas, and pet-friendly for your furry companions. Perfectly positioned between the 210 and 10 freeways, you’re just minutes from top-rated schools, shopping centers, dining, and everyday essentials, an unbeatable central location. The spacious backyard offers endless potential to host, relax, or create your own private outdoor retreat something you simply won’t find often. Move-in ready with the opportunity to add your personal touch over time , this home delivers a rare combination of comfort, space, and value. Truly one of a kind—there is nothing else like this in this community or nearby. Schedule your private showing today before it’s gone!

16. 2026-04-09
    historical
17. 2026-02-09
    price $149,999
18. 2025-12-11
    listed $160,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $34,118
• − Mortgage interest: −$7,058
• − Property taxes: −$1,890
• − Insurance: −$630
• − Repairs & maintenance: −$2,729
• − Management: −$2,729
• − Depreciation: −$3,665
• Taxable income: $15,416
• Est. tax owed @ 24.0%: −$3,700
• After-tax cash flow: $12,804/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home in Covina offers a good condition with a good ROI for both resale and rental.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Covina-Valley Unified
• NCES district ID: 0610050
• Math proficiency: 39% ▲ 2.00%
• Reading proficiency: 55% ▲ 2.00%
• Median HH income: $65,808
• Composite: 43.91/100
• National rank: #6290
• State rank: #462 of 1400 in CA

Livability — Covina

• Score: 72/100
• State rank: #181
• US rank: #5811

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Covina, CA
• County: Los Angeles County · 9,444,647 people
• City population: 81,184
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 35,099
• Household income: $102,062
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 553.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 23% Asian 15% White 14% Black 3%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Slovak 1% Iranian 1% Lithuanian 1%
• Foreign-born: 31% · Canada, China, Vietnam
• Languages at home: 45% English-only · Spanish 42% Chinese 6% Tagalog/Filipino 3%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -889.26%
• Current HPI: 403.5337
• Rent YoY: ▲ 12.93%
• Metro: Los Angeles-Long Beach-Anaheim, 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

-21.3% since first listed

4 events — show timeline

• 2026-04-16 Listed $125,999 CRMLS
• 2026-04-09 Listing Removed — CRMLS
• 2026-02-09 Price Changed $149,999 CRMLS
• 2025-12-11 Listed $160,000 CRMLS