19548 E Cypress St #17 · Charter Oak, CA 91724

$89,000

1 bd · 1.0 ba · 900 sqft · Manufactured · 220 Days on market

Built 1960 Good condition $99/sqft · 30% below area Est $127k · 30% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and fully remodeled manufactured home in Covina’s desirable Orange Grove community. Ideally situated on a spacious corner lot, this home features an impressive yard perfect for gardening, entertaining, or simply relaxing. The large carport offers excellent parking flexibility, and the movable storage shed allows space for up to two cars if needed. Inside, the open floor plan showcases brand-new electrical, new insulation, and updated plumbing throughout, along with modern finishes. Enjoy new vinyl flooring, double-pane windows, ample cabinet space, and two energy-efficient mini splits for year-round comfort. The home also includes a refrigerator, freezer, and washer, with an additional community laundry room available within the park. Located in the heart of Covina, you’ll appreciate easy access to major freeways, the Covina Mall, Costco, shopping, dining, and transportation. Mountain views add to the appeal of this well-maintained all-age community, which also features a refreshing pool for residents to enjoy.

Key facts

• Extra storage
• Impressive yard
• Spacious corner lot

Tags

• RENOVATED MANUFACTURED HOME
• SPACIOUS CORNER LOT
• IMPRESSIVE YARD
• LARGE CARPORT
• EXTRA STORAGE
• OUTDOOR SHED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.5% vs local median 3.0% in Charter Oak — 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 63/100 on livability (#452 in CA) — a middle-class / working-renter tenant base. Strengths: schools A+, commute A, employment B; Watch: crime D+, amenities F, cost of living F.
• Charter Oak Unified (suburban): math 45% / reading 55% proficiency, ranked #387 of 1,400 in CA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 66 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 23 sale attempts since 4y ago; this cycle's ask has dropped $16k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $89k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 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 1960 — 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. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 2.48% ✓
• Cap rate: 21.47%
• Cash-on-cash: 54.20%
• DSCR: 3.41
• GRM: 3.4

CMA / ARV

• ARV (median comp): $127,323
• List price: $89,000
• Delta: -30.10%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 52.4%
• Equity multiple: 3.30×
• Total profit: $57,303
• Equity at exit: $13,270

10-year hold

• IRR: 57.7%
• Equity multiple: 6.71×
• Total profit: $142,347
• Equity at exit: $7,695

Cash invested: $24,920 (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 91724

• Active inventory: 66
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,203 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $1,126

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 44%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
554 E Hurst St Unit 2 Covina, CA	2.0	1.0	866	$2,650	$3.06	5d	1	0.57mi
19531 E Cienega Ave Unit 208 Covina, CA	2.0	2.0	850	$2,195	$2.58	18d	1	0.59mi
826 N Barranca Ave Covina, CA	1.0–2.0	1.0–2.0	762	$1,800	$2.36	43d	2	0.62mi
367 N Prospero Dr Covina, CA	2.0	2.0	1000	$1,950	$1.95	7d	1	0.63mi
501 E Hurst St Unit 2 Covina, CA	2.0	1.0	866	$1,900	$2.19	2d	1	0.64mi
628 E Italia St Unit 3 Covina, CA	2.0	1.5	900	$1,850	$2.06	7d	1	0.67mi
1400 N Grand Ave Covina, CA	1.0–2.0	1.0–2.0	846	$2,004	$2.37	1d	5	0.71mi
111 S Barranca Ave Covina, CA	1.0	1.0	687	$2,035	$2.96	43d	1	0.91mi
111 S Barranca Ave Covina, CA	1.0	1.0	687	$2,035	$2.96	15d	1	0.91mi
111 S Barranca Ave Covina, CA	2.0	1.0	957	$2,445	$2.55	13d	1	0.91mi
111 S Barranca Ave Covina, CA	1.0	1.0	687	$2,195	$3.20	3d	1	0.91mi
364 E Badillo St Unit 368 1/2 Covina, CA	1.0	1.0	592	$1,725	$2.91	1d	1	1.02mi
364 E Badillo St Unit 372 Covina, CA	1.0	1.0	592	$1,750	$2.96	12d	1	1.03mi
445 E Puente St Covina, CA	2.0	1.0	992	$2,900	$2.92	20d	1	1.10mi
321 S San Jose Ave Covina, CA	2.0	2.0	1090	$2,595	$2.38	16d	2	1.12mi
707 N Park Ave Covina, CA	2.0	2.0	900	$2,900	$3.22	43d	1	1.13mi
255 E Center St Covina, CA	1.0	1.0	625	$2,195	$3.51	7d	1	1.16mi
253 E Center St Covina, CA	1.0	1.0	625	$2,295	$3.67	7d	1	1.17mi
320 S 1st Ave Covina, CA	2.0	2.0	1090	$2,595	$2.38	17d	1	1.20mi
18421 E Cypress St Covina, CA	1.0	1.0	800	$2,500	$3.12	43d	1	1.21mi
440 W Gladstone St Glendora, CA	1.0–2.0	1.0–2.0	875	$2,038	$2.33	1d	9	1.25mi
136 W Orange St Covina, CA	1.0	1.0	650	$2,200	$3.38	24d	1	1.29mi
1145 N Barston Ave Covina, CA	2.0	1.0	836	$2,300	$2.75	7d	1	1.30mi
18645 E Arrow Hwy Covina, CA	2.0	—	919	$2,129	$2.32	13d	1	1.31mi
228 E Puente St Unit 230 Covina, CA	2.0	1.0	1080	$2,550	$2.36	16d	1	1.31mi
265 E Navilla Pl Unit 206 Covina, CA	1.0	1.0	750	$1,695	$2.26	24d	1	1.31mi
532 Stewart Dr Covina, CA	2.0	1.0	800	$2,600	$3.25	7d	1	1.32mi
18615 E Arrow Hwy Covina, CA	1.0	1.0	619	$1,976	$3.19	10d	2	1.34mi
18537 E Arrow Hwy Covina, CA	1.0–2.0	1.0–2.5	937	$1,945	$2.07	4d	7	1.34mi
242 E Navilla Pl Unit 248 Covina, CA	1.0	1.0	650	$1,695	$2.61	22d	1	1.36mi
248 E Navilla Pl Covina, CA	1.0	1.0	650	$1,695	$2.61	24d	1	1.36mi
20983 E Covina Blvd Covina, CA	2.0	2.0	962	$2,500	$2.60	24d	1	1.37mi
200 N Grand Ave West Covina, CA	1.0–3.0	1.0–2.0	860	$2,542	$2.96	1d	12	1.39mi
710 Claraday St Glendora, CA	2.0	1.0	850	$2,200	$2.59	7d	1	1.43mi
711 Claraday St Unit A Glendora, CA	2.0	1.0	750	$2,250	$3.00	43d	1	1.45mi
5442 N Ranger Dr Covina, CA	2.0	1.5	1032	$2,975	$2.88	43d	1	1.47mi

Listing history 47 events

1. 2026-06-18
   days on market $89,000 Active 220 DOM
2. 2026-06-17
   days on market $89,000 Active 219 DOM
3. 2026-06-16
   days on market $89,000 Active 218 DOM
4. 2026-06-15
   days on market $89,000 Active 217 DOM
5. 2026-06-13
   days on market $89,000 Active 215 DOM
6. 2026-06-13
   days on market $89,000 Active 214 DOM
7. 2026-06-09
   days on market $89,000 Active 211 DOM
8. 2026-06-08
   days on market $89,000 Active 210 DOM
9. 2026-06-07
   days on market $89,000 Active 209 DOM
10. 2026-06-04
    days on market $89,000 Active 206 DOM
11. 2026-06-03
    days on market $89,000 Active 205 DOM
12. 2026-06-02
    days on market $89,000 Active 204 DOM
13. 2026-06-01
    days on market $89,000 Active 203 DOM
14. 2026-05-31
    days on market $89,000 Active 202 DOM
15. 2026-05-06
    price $89,000 1047-char remark

    Show marketing remark (1047 chars)

    Charming and fully remodeled manufactured home in Covina’s desirable Orange Grove community. Ideally situated on a spacious corner lot, this home features an impressive yard perfect for gardening, entertaining, or simply relaxing. The large carport offers excellent parking flexibility, and the movable storage shed allows space for up to two cars if needed. Inside, the open floor plan showcases brand-new electrical, new insulation, and updated plumbing throughout, along with modern finishes. Enjoy new vinyl flooring, double-pane windows, ample cabinet space, and two energy-efficient mini splits for year-round comfort. The home also includes a refrigerator, freezer, and washer, with an additional community laundry room available within the park. Located in the heart of Covina, you’ll appreciate easy access to major freeways, the Covina Mall, Costco, shopping, dining, and transportation. Mountain views add to the appeal of this well-maintained all-age community, which also features a refreshing pool for residents to enjoy.

16. 2026-03-23
    price $99,000 1047-char remark

    Show marketing remark (1047 chars)

    Charming and fully remodeled manufactured home in Covina’s desirable Orange Grove community. Ideally situated on a spacious corner lot, this home features an impressive yard perfect for gardening, entertaining, or simply relaxing. The large carport offers excellent parking flexibility, and the movable storage shed allows space for up to two cars if needed. Inside, the open floor plan showcases brand-new electrical, new insulation, and updated plumbing throughout, along with modern finishes. Enjoy new vinyl flooring, double-pane windows, ample cabinet space, and two energy-efficient mini splits for year-round comfort. The home also includes a refrigerator, freezer, and washer, with an additional community laundry room available within the park. Located in the heart of Covina, you’ll appreciate easy access to major freeways, the Covina Mall, Costco, shopping, dining, and transportation. Mountain views add to the appeal of this well-maintained all-age community, which also features a refreshing pool for residents to enjoy.

17. 2025-11-10
    listed $105,000 Active 1047-char remark

    Show marketing remark (1047 chars)

    Charming and fully remodeled manufactured home in Covina’s desirable Orange Grove community. Ideally situated on a spacious corner lot, this home features an impressive yard perfect for gardening, entertaining, or simply relaxing. The large carport offers excellent parking flexibility, and the movable storage shed allows space for up to two cars if needed. Inside, the open floor plan showcases brand-new electrical, new insulation, and updated plumbing throughout, along with modern finishes. Enjoy new vinyl flooring, double-pane windows, ample cabinet space, and two energy-efficient mini splits for year-round comfort. The home also includes a refrigerator, freezer, and washer, with an additional community laundry room available within the park. Located in the heart of Covina, you’ll appreciate easy access to major freeways, the Covina Mall, Costco, shopping, dining, and transportation. Mountain views add to the appeal of this well-maintained all-age community, which also features a refreshing pool for residents to enjoy.

18. 2025-10-27
    historical
19. 2025-05-08
    listed $125,000 Active
20. 2023-12-11
    soldstatus $47,000 Closed Sale
21. 2023-11-27
    status Pending Sale
22. 2023-11-07
    historical Active Under Contract
23. 2023-10-11
    price $59,000
24. 2023-08-21
    listed $65,000 Active
25. 2022-08-02
    status Active
26. 2022-07-22
    status Active
27. 2022-07-18
    status Active
28. 2022-07-14
    status Active
29. 2022-06-13
    status Active
30. 2022-05-31
    historical
31. 2022-05-30
    status Active
32. 2022-05-13
    status Pending Sale
33. 2022-05-06
    status Active
34. 2022-05-06
    price $50,000
35. 2022-05-04
    status Active
36. 2022-05-03
    status Active
37. 2022-05-02
    status Active
38. 2022-05-01
    status Active
39. 2022-04-30
    status Active
40. 2022-04-29
    status Active
41. 2022-04-18
    status Active
42. 2022-04-15
    status Active
43. 2022-04-10
    status Active
44. 2022-04-07
    status Active
45. 2022-04-02
    status Active
46. 2022-04-01
    status Active
47. 2022-03-13
    listed $60,000 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,441
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$2,115
• − Management: −$2,115
• − Depreciation: −$2,589
• Taxable income: $12,856
• Est. tax owed @ 24.0%: −$3,085
• After-tax cash flow: $10,422/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 · 10 photos

Good 75/100 Cosmetic rehab

This fully remodeled manufactured home in Covina's Orange Grove community is move-in ready with modern finishes and energy-efficient systems.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both Upgrading the storage shed — Provides additional storage and enhances curb appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both Upgrading the storage shed — Provides additional storage and enhances curb appeal. ↑

ⓘ 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: Charter Oak Unified
• NCES district ID: 0608190
• Math proficiency: 45% ▲ 2.00%
• Reading proficiency: 55% ▲ 4.00%
• Median HH income: $72,756
• Composite: 46.95/100
• National rank: #5160
• State rank: #387 of 1400 in CA

Livability — Charter Oak

• Score: 63/100
• State rank: #452
• US rank: #15268

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charter Oak, CA
• County: Los Angeles County · 9,444,647 people
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 28,352
• Household income: $103,163
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 550.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 55% White 22% Two or more races 19% Asian 14% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Portuguese 1% Slovak 1% Iranian 1%
• Foreign-born: 24% · Canada, China, Vietnam
• Languages at home: 53% English-only · Spanish 33% Chinese 5% 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: ▼ -732.51%
• Current HPI: 370.5956
• Rent YoY: —
• 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

+48.3% since first listed

33 events — show timeline

• 2026-05-06 Price Changed $89,000 CRMLS
• 2026-03-23 Price Changed $99,000 CRMLS
• 2025-11-10 Listed $105,000 CRMLS
• 2025-10-27 Listing Removed — CRMLS
• 2025-05-08 Listed $125,000 CRMLS
• 2023-12-11 Sold (MLS) $47,000 CRMLS
• 2023-11-27 Pending — CRMLS
• 2023-11-07 Contingent — CRMLS
• 2023-10-11 Price Changed $59,000 CRMLS
• 2023-08-21 Listed $65,000 CRMLS
• 2022-08-02 Relisted — CRMLS
• 2022-07-22 Relisted — CRMLS
• 2022-07-18 Relisted — CRMLS
• 2022-07-14 Relisted — CRMLS
• 2022-06-13 Relisted — CRMLS
• 2022-05-31 Listing Removed — CRMLS
• 2022-05-30 Relisted — CRMLS
• 2022-05-13 Pending — CRMLS
• 2022-05-06 Relisted — CRMLS
• 2022-05-06 Price Changed $50,000 CRMLS
• 2022-05-04 Relisted — CRMLS
• 2022-05-03 Relisted — CRMLS
• 2022-05-02 Relisted — CRMLS
• 2022-05-01 Relisted — CRMLS
• 2022-04-30 Relisted — CRMLS
• 2022-04-29 Relisted — CRMLS
• 2022-04-18 Relisted — CRMLS
• 2022-04-15 Relisted — CRMLS
• 2022-04-10 Relisted — CRMLS
• 2022-04-07 Relisted — CRMLS
• 2022-04-02 Relisted — CRMLS
• 2022-04-01 Relisted — CRMLS
• 2022-03-13 Listed $60,000 CRMLS