3530 Damien #13 Ave · La Verne, CA 91750

$199,900

2 bd · 2.0 ba · 840 sqft · Land public records · 122 Days on market

Built 1966 $238/sqft · 42% above area Est $194k · at est. ↓ 53% 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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +6.2/15.0
• Schools +5.9/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate lovely 2 bedrooms, 2 bath mobile home located in The Fountains Mobile Home Park! Peaceful 55+/45 community of La Verne offers a community pool, 2 dog parks, hot tub, library, game room with a ping pong table and pool table, lush landscaped common areas and guest parking. Bright and sunny oversize living room with plenty of windows. Plenty of natural light in dining room with a ceiling fan and built-in cabinets! Kitchen offers dual sinks, plenty of cupboards and an inviting garden window! Large porch ideal for enjoying a warm summer day! Second bedroom is ideal for an office, hobby room, guest room or den. Bonus room off the 2nd bedroom with a door that exists onto the deck/porch. This home is conveniently located near the pool. Master suite with 3/4 bathroom and another 3/4 bathroom in the hallway. The master suite offers a large closet, ceiling fan and a private bathroom! Covered carport large enough for 2 vehicles, indoor laundry room, storage shed. Corner lot. Access door into the home in the carport as well as front door. 3 steps up to the porch/deck and 3 steps up to the side door. Space rent is $1,620 monthly. Home on local property tax. Buyer must be approved by park management. RV parking available with-in the park for a fee. Pet friendly park!

Key facts

• Guest parking
• Oversize living room
• Clubhouse

Tags

• COMMUNITY POOL
• CLUBHOUSE
• LUSH LANDSCAPED COMMON AREAS
• GUEST PARKING
• OVERSIZE LIVING ROOM
• BUILT-IN CABINETS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $200k.

Deal economics

• At list price, monthly cash flow is $690 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 3.0% in La Verne — 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 75/100 on livability (#110 in CA, #3,858 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, commute A; Watch: cost of living F, health & safety F.
• Bonita Unified (suburban): math 59% / reading 70% proficiency, ranked #151 of 1,400 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.4%/yr); 94 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 30% of the median local income ($104k/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 $6k 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 + 2.4% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 1.31% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.79%
• DSCR: 1.66
• GRM: 6.4

CMA / ARV

• ARV (median comp): $194,449
• List price: $199,900
• Delta: 2.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.35% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.18×
• Total profit: $9,884
• Equity at exit: $29,806

10-year hold

• IRR: 13.5%
• Equity multiple: 2.04×
• Total profit: $58,448
• Equity at exit: $17,284

Cash invested: $55,972 (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 91750

• Rents YoY: 2.4%
• Active inventory: 94
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,622 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $690

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 69%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1623 Heather Dr La Verne, CA	3.0	1.5	1121	$3,250	$2.90	18d	1	0.66mi
2411 Pattiglen Ave Unit 2409 La Verne, CA	2.0	2.0	960	$2,595	$2.70	17d	1	0.67mi
2409 Pattiglen Ave La Verne, CA	2.0	2.0	850	$2,595	$3.05	1d	1	0.68mi
1452 3rd St Unit 6 La Verne, CA	2.0	1.5	856	$2,100	$2.45	20d	1	0.75mi
3357 Butterfield Ave La Verne, CA	1.0	1.0	750	$1,850	$2.47	43d	1	0.76mi
1825 Foothill Blvd La Verne, CA	1.0–2.0	1.0–2.0	878	$2,861	$3.26	1d	15	0.78mi
205 N San Dimas Canyon Rd San Dimas, CA	2.0	1.0–2.5	994	$3,875	$3.90	1d	1	0.79mi
2132 Blossom Ln La Verne, CA	1.0–2.0	1.0	729	$2,380	$3.26	2d	3	0.79mi
2042 Evergreen St La Verne, CA	2.0	1.0	825	$2,150	$2.61	43d	1	0.92mi
1886 Bonita Ave La Verne, CA	2.0	1.0	777	$2,895	$3.73	43d	1	0.95mi
2064 Evergreen St La Verne, CA	2.0	2.0	960	$2,400	$2.50	17d	1	0.95mi
325 S San Dimas Canyon Rd San Dimas, CA	4.0	1.0–2.0	1036	$2,465	$2.38	4d	1	0.99mi
477 E Bonita Ave San Dimas, CA	3.0	1.0	950	$2,325	$2.45	2d	1	1.03mi
2013 Walnut St Unit B La Verne, CA	2.0	1.0	900	$2,800	$3.11	43d	1	1.28mi
2366 Lomeli Ln La Verne, CA	2.0	1.0	836	$2,470	$2.95	43d	1	1.29mi
2408 Pepper St La Verne, CA	2.0	1.0	836	$2,650	$3.17	24d	1	1.34mi
2318 5th St La Verne, CA	1.0	1.0	600	$1,995	$3.33	24d	1	1.34mi
2429 College Ln La Verne, CA	2.0	1.0	836	$2,350	$2.81	43d	1	1.34mi

Listing history 28 events

1. 2026-06-18
   days on market $199,900 Active 122 DOM
2. 2026-06-17
   days on market $199,900 Active 121 DOM
3. 2026-06-16
   days on market $199,900 Active 120 DOM
4. 2026-06-15
   days on market $199,900 Active 119 DOM
5. 2026-06-13
   days on market $199,900 Active 117 DOM
6. 2026-06-13
   days on market $199,900 Active 116 DOM
7. 2026-06-09
   days on market $199,900 Active 113 DOM
8. 2026-06-08
   days on market $199,900 Active 112 DOM
9. 2026-06-07
   days on market $199,900 Active 111 DOM
10. 2026-06-04
    days on market $199,900 Active 108 DOM
11. 2026-06-03
    days on market $199,900 Active 107 DOM
12. 2026-06-02
    days on market $199,900 Active 106 DOM
13. 2026-06-01
    days on market $199,900 Active 105 DOM
14. 2026-05-31
    days on market $199,900 Active 104 DOM
15. 2026-04-10
    price $199,900 1284-char remark

    Show marketing remark (1284 chars)

    Immaculate lovely 2 bedrooms, 2 bath mobile home located in The Fountains Mobile Home Park! Peaceful 55+/45 community of La Verne offers a community pool, 2 dog parks, hot tub, library, game room with a ping pong table and pool table, lush landscaped common areas and guest parking. Bright and sunny oversize living room with plenty of windows. Plenty of natural light in dining room with a ceiling fan and built-in cabinets! Kitchen offers dual sinks, plenty of cupboards and an inviting garden window! Large porch ideal for enjoying a warm summer day! Second bedroom is ideal for an office, hobby room, guest room or den. Bonus room off the 2nd bedroom with a door that exists onto the deck/porch. This home is conveniently located near the pool. Master suite with 3/4 bathroom and another 3/4 bathroom in the hallway. The master suite offers a large closet, ceiling fan and a private bathroom! Covered carport large enough for 2 vehicles, indoor laundry room, storage shed. Corner lot. Access door into the home in the carport as well as front door. 3 steps up to the porch/deck and 3 steps up to the side door. Space rent is $1,620 monthly. Home on local property tax. Buyer must be approved by park management. RV parking available with-in the park for a fee. Pet friendly park!

16. 2026-03-03
    price $204,900 1284-char remark

    Show marketing remark (1284 chars)

    Immaculate lovely 2 bedrooms, 2 bath mobile home located in The Fountains Mobile Home Park! Peaceful 55+/45 community of La Verne offers a community pool, 2 dog parks, hot tub, library, game room with a ping pong table and pool table, lush landscaped common areas and guest parking. Bright and sunny oversize living room with plenty of windows. Plenty of natural light in dining room with a ceiling fan and built-in cabinets! Kitchen offers dual sinks, plenty of cupboards and an inviting garden window! Large porch ideal for enjoying a warm summer day! Second bedroom is ideal for an office, hobby room, guest room or den. Bonus room off the 2nd bedroom with a door that exists onto the deck/porch. This home is conveniently located near the pool. Master suite with 3/4 bathroom and another 3/4 bathroom in the hallway. The master suite offers a large closet, ceiling fan and a private bathroom! Covered carport large enough for 2 vehicles, indoor laundry room, storage shed. Corner lot. Access door into the home in the carport as well as front door. 3 steps up to the porch/deck and 3 steps up to the side door. Space rent is $1,620 monthly. Home on local property tax. Buyer must be approved by park management. RV parking available with-in the park for a fee. Pet friendly park!

17. 2026-02-16
    listed $214,900 Active 1284-char remark

    Show marketing remark (1284 chars)

    Immaculate lovely 2 bedrooms, 2 bath mobile home located in The Fountains Mobile Home Park! Peaceful 55+/45 community of La Verne offers a community pool, 2 dog parks, hot tub, library, game room with a ping pong table and pool table, lush landscaped common areas and guest parking. Bright and sunny oversize living room with plenty of windows. Plenty of natural light in dining room with a ceiling fan and built-in cabinets! Kitchen offers dual sinks, plenty of cupboards and an inviting garden window! Large porch ideal for enjoying a warm summer day! Second bedroom is ideal for an office, hobby room, guest room or den. Bonus room off the 2nd bedroom with a door that exists onto the deck/porch. This home is conveniently located near the pool. Master suite with 3/4 bathroom and another 3/4 bathroom in the hallway. The master suite offers a large closet, ceiling fan and a private bathroom! Covered carport large enough for 2 vehicles, indoor laundry room, storage shed. Corner lot. Access door into the home in the carport as well as front door. 3 steps up to the porch/deck and 3 steps up to the side door. Space rent is $1,620 monthly. Home on local property tax. Buyer must be approved by park management. RV parking available with-in the park for a fee. Pet friendly park!

18. 2020-05-05
    historical
19. 2020-04-29
    price $159,900
20. 2020-01-04
    listed $289,799 Active
21. 2019-08-16
    historical
22. 2019-08-02
    price $129,500
23. 2019-06-17
    listed $135,000 Active
24. 2013-06-30
    historical
25. 2013-06-09
    price $25,000
26. 2013-04-30
    price $37,995
27. 2013-04-13
    listed $50,000 Active
28. 2003-11-14
    soldstatus $425,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 17 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,464
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,517
• − Management: −$2,517
• − Depreciation: −$5,815
• Taxable income: $5,419
• Est. tax owed @ 24.0%: −$1,301
• After-tax cash flow: $6,978/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: Bonita Unified
• NCES district ID: 0605610
• Math proficiency: 59% ▲ 3.00%
• Reading proficiency: 70% ▬ 0.00%
• Median HH income: $76,196
• Composite: 58.71/100
• National rank: #2001
• State rank: #151 of 1400 in CA

Livability — La Verne

• Score: 75/100
• State rank: #110
• US rank: #3858

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Verne, CA
• County: Los Angeles County · 9,444,647 people
• City population: 32,692
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 32,692
• Household income: $104,195
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 872.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 44% Hispanic / Latino 36% Two or more races 20% Asian 10% Black 4%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 1%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 12% Chinese 3% Other Indo-European 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: ▼ -729.79%
• Current HPI: 373.7761
• Rent YoY: ▲ 2.35%
• 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

-53.0% since first listed

14 events — show timeline

• 2026-04-10 Price Changed $199,900 CRMLS
• 2026-03-03 Price Changed $204,900 CRMLS
• 2026-02-16 Listed $214,900 CRMLS
• 2020-05-05 Listing Removed — CRMLS
• 2020-04-29 Price Changed $159,900 CRMLS
• 2020-01-04 Listed $289,799 CRMLS
• 2019-08-16 Listing Removed — CRMLS
• 2019-08-02 Price Changed $129,500 CRMLS
• 2019-06-17 Listed $135,000 CRMLS
• 2013-06-30 Listing Removed — CRMLS
• 2013-06-09 Price Changed $25,000 CRMLS
• 2013-04-30 Price Changed $37,995 CRMLS
• 2013-04-13 Listed $50,000 CRMLS
• 2003-11-14 Sold (Public Records) $425,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $32,788 · +3.6% YoY. Source: county tax records.