1035 E Huntington Dr · Monrovia, CA 91016

$255,000

2 bd · 2.0 ba · 2,070 sqft · Land public records · 37 Days on market

Built 2006

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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
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Rent growth +3.3/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Double wide trailer approximately 1200 sq ft with patio at front door and carport for 3 cars on other side.

Key facts

• Doggie door
• Swimming pool
• Private bathroom

Tags

• FENCED PRIVATE PATIO AREA
• DOGGIE DOOR
• PRIVATE BATHROOM
• PARKING AREA FOR 3 CARS
• AREA FOR VISITORS PARKING
• SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $255k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $255k).
• Recommended offer: $247k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 2.1% in Monrovia — 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 52/100 on livability (#993 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, health & safety A-; Watch: schools C-, crime C-, amenities F.
• Monrovia Unified (suburban): math 39% / reading 48% proficiency, ranked #182 of 517 in CA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 71 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $4,527/mo this rent would consume 56% of the median local household income ($97k/yr) (locally 2134% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 + 3.4% rent growth), your $71k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.
• Current owner paid $49k; list at $255k implies a 420% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.78% ✓
• Cap rate: 14.83%
• Cash-on-cash: 30.49%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.36% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 2.06×
• Total profit: $75,940
• Equity at exit: $38,021

10-year hold

• IRR: 33.5%
• Equity multiple: 4.11×
• Total profit: $221,992
• Equity at exit: $22,048

Cash invested: $71,400 (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 91016

• Rents YoY: 3.4%
• Active inventory: 71
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $4,527 high
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,825/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$951
• Net cashflow: $1,814

Break-even live

Break-even rent $2,231

Max offer price $255,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,990	-5% $1,902	+0% $1,814	+5% $1,726	+10% $1,638
Rent	-10% $1,457	-5% $1,635	+0% $1,814	+5% $1,993	+10% $2,172
Rate	-1.0pp $1,943	-0.5pp $1,879	base $1,814	+0.5pp $1,748	+1.0pp $1,681

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1204 Oliva Ct Duarte, CA	3.0	3.5	1773	$5,500	$3.10	6d	1	0.08mi
1018 Royal Oaks Dr Unit C Monrovia, CA	3.0	3.0	1725	$3,995	$2.32	18d	1	0.22mi
1406 S California Ave Unit D Monrovia, CA	2.0	3.0	1540	$3,750	$2.44	2d	1	0.60mi
1233 S California Ave Monrovia, CA	2.0	2.0	1800	$5,000	$2.78	2d	1	0.67mi
1676 3rd St Duarte, CA	3.0	2.5	1731	$3,950	$2.28	25d	1	0.85mi
1750 Fasana Rd Duarte, CA	4.0	1.0–4.0	1480	$4,087	$2.76	0d	36	0.99mi
825 S Myrtle Ave Monrovia, CA	1.0–3.0	1.0–2.0	1258	$4,162	$3.31	0d	1	1.02mi
225 W Duarte Rd Monrovia, CA	2.0	1.0–3.0	1537	$8,185	$5.32	2d	109	1.26mi
1625 S Magnolia Ave Monrovia, CA	1.0–3.0	1.0–2.0	1094	$4,008	$3.66	0d	49	1.31mi
232 May Ave Monrovia, CA	3.0	2.0	1484	$3,800	$2.56	22d	1	1.32mi
211 Linwood Ave Unit A Monrovia, CA	3.0	3.0	1562	$3,850	$2.46	44d	1	1.33mi
1070 Norumbega Dr Monrovia, CA	3.0	3.0	2231	$7,500	$3.36	11d	1	1.46mi

Listing history 21 events

1. 2026-06-18
   days on market $255,000 Active 37 DOM
2. 2026-06-17
   days on market $255,000 Active 36 DOM
3. 2026-06-16
   days on market $255,000 Active 35 DOM
4. 2026-06-16
   price $255,000 Active 34 DOM
5. 2026-06-15
   days on market $265,000 Active 34 DOM
6. 2026-06-13
   days on market $265,000 Active 32 DOM
7. 2026-06-13
   days on market $265,000 Active 31 DOM
8. 2026-06-09
   days on market $265,000 Active 28 DOM
9. 2026-06-08
   days on market $265,000 Active 27 DOM
10. 2026-06-07
    days on market $265,000 Active 26 DOM
11. 2026-06-04
    days on market $265,000 Active 23 DOM
12. 2026-06-03
    days on market $265,000 Active 22 DOM
13. 2026-06-02
    days on market $265,000 Active 21 DOM
14. 2026-06-01
    days on market $265,000 Active 20 DOM
15. 2026-05-31
    days on market $265,000 Active 19 DOM
16. 2026-05-12
    listed $265,000 Active 524-char remark
17. 2013-07-11
    soldstatus $49,000 Closed 107-char remark

    Show marketing remark (107 chars)

    Double wide trailer approximately 1200 sq ft with patio at front door and carport for 3 cars on other side.

18. 2013-04-18
    status Pending 107-char remark

    Show marketing remark (107 chars)

    Double wide trailer approximately 1200 sq ft with patio at front door and carport for 3 cars on other side.

19. 2013-04-11
    historical

    Show marketing remark (107 chars)

    Double wide trailer approximately 1200 sq ft with patio at front door and carport for 3 cars on other side.

20. 2013-04-11
    listed $49,000 Active 107-char remark

    Show marketing remark (107 chars)

    Double wide trailer approximately 1200 sq ft with patio at front door and carport for 3 cars on other side.

21. 2013-04-10
    listed $49,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,326
• − Mortgage interest: −$14,284
• − Property taxes: −$3,825
• − Insurance: −$1,275
• − Repairs & maintenance: −$4,346
• − Management: −$4,346
• − Depreciation: −$7,418
• Taxable income: $18,831
• Est. tax owed @ 24.0%: −$4,520
• After-tax cash flow: $17,251/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: Monrovia Unified
• NCES district ID: 0625320
• Math proficiency: 39% ▼ -4.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $69,032
• Composite: 39.18/100
• National rank: #4022
• State rank: #182 of 517 in CA

Livability — Monrovia

• Score: 52/100
• State rank: #993
• US rank: #24760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monrovia, CA
• County: Los Angeles County · 9,444,647 people
• City population: 41,140
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 41,140
• Household income: $96,540
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 2134.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 43% White 30% Two or more races 21% Asian 16% Black 6%
• Hispanic origin (detail): Mexican 33% Puerto Rican 1%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 24% · Canada, China, Vietnam
• Languages at home: 58% English-only · Spanish 27% Chinese 7% Tagalog/Filipino 2%

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: ▼ -1140.27%
• Current HPI: 390.9169
• Rent YoY: ▲ 3.36%
• 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

+420.4% since first listed

7 events — show timeline

• 2026-06-16 Price Changed $255,000 FSBO.com
• 2026-05-12 Listed $265,000 FSBO.com
• 2013-07-11 Sold (MLS) $49,000 CRMLS
• 2013-04-18 Pending — CRMLS
• 2013-04-11 Listing Removed — CRMLS
• 2013-04-11 Listed $49,000 CRMLS
• 2013-04-10 Listed $49,000 CRMLS

Property tax history

+3.9%/yr

Latest (2025): $83,713 · +2.0% YoY. Source: county tax records.