1245 W Cienega #163 · San Dimas, CA 91773

$265,000

2 bd · 2.0 ba · 1,736 sqft · Manufactured public records · 1 Days on market

Built 2005 Est $278k · at est.

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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 +28.5/30.0
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• 1% rule +6.8/10.0
• Schools +5.9/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

WELCOME to this beautiful spacious home with 2 bedrooms/2 baths. Built in 2005 and has been well maintained. It is located in the highly sought after ALL AGE community of Cienega Valley Estates. This home offers high and coffered ceilings, a large kitchen with a butcher block island, formal dining area, spacious living room, and a large laundry room. The primary bedroom is large enough to accommodate a king size bed and it also has a large walk-in closet plenty of shelving for storage. The other bedroom is of ample size and able to accommodate a queen size bed. The bonus room can easily be transformed to meet your needs, whether you need a dedicated home office, or a cozy guest room. It als

Key facts

• Landscaped backyard
• Walk-in closet
• Indoor jacuzzi

Tags

• BUTCHER BLOCK ISLAND
• LARGE LAUNDRY ROOM
• WALK-IN CLOSET
• LANDSCAPED BACKYARD
• INDOOR JACUZZI
• BASKETBALL COURT

Property features AI

Finance

• Other: Rent includes pool; Manager approval may be required for occupancy; Pets allowed
• Financial info: Land lease (monthly) — park-managed
• HOA & community: Part of association; Association amenities include: pool, spa, sauna, clubhouse, meeting/card rooms, billiard room, gym/exercise room, controlled access, security, common RV parking, other courts; pets permitted

Exterior

• Parking: Attached carport with 3 spaces; Park name: Cienega Valley Estates
• Security: Gated community; Controlled access; Resident manager
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected; Telephone available in street; Cable available; Sewer connected; Water connected
• Home design: Mobile/double-wide model 4603M (28' x 60') — mobile home remains; Turnkey condition; Single-story
• Construction: Year built per public records
• Exterior features: Covered front porch; Patio; Community pool; Shed (1)

Interior

• Kitchen: Garbage disposal; Microwave; Free-standing range / Gas range; Dishwasher
• Bedrooms: All bedrooms on main level; Primary suite; Walk-in closet
• Flooring: Carpet; Laminate
• Bathrooms: One full bath; One 3/4 bath; Bathtub and separate shower; shower-in-tub
• Heating & cooling: Forced air heating; Central cooling
• Interior features: High ceilings (9+ feet); Pantry; Storage space; Coffered ceilings; One-level entry (front door); Gated community with resident manager; Community spa
• Laundry & utility: Washer included; Dryer included; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $265k.

Deal economics

• At list price, monthly cash flow is $869 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Cap rate 10.2% vs local median 2.6% in San Dimas — 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 (#192 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A, schools B; 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 soft (-1.0%/yr); 85 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 36% of the median local income ($105k/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 $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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major 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 $265,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-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?
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: 1.18% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.05%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $277,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1245 W Cienega Ave #18	0.00mi	2/2.0	1,680 (-3%)	4mo	$239,900	$143	91
1245 W Cienega Ave #70	0.00mi	3/2.0 (+1)	1,800 (+4%)	7mo	$250,000	$139	83
1245 W Cienega Ave #234	0.00mi	3/2.0 (+1)	1,694 (-2%)	11mo	$412,000	$243	82
1245 Cienega Ave W #73	0.00mi	3/2.0 (+1)	1,650 (-5%)	12mo	$270,000	$164	77
1245 W Cienega Ave #181	0.00mi	3/2.0 (+1)	1,624 (-6%)	9mo	$260,000	$160	76
1245 W Cienega #76	0.00mi	3/2.0 (+1)	1,792 (+3%)	16mo	$431,000	$241	76
1245 W Cienega Ave #183	0.00mi	2/1.0	1,536 (-12%)	4mo	$125,000	$81	73
1245 W Cienega Ave #83	0.00mi	3/2.0 (+1)	1,638 (-6%)	16mo	$257,000	$157	73
1245 W Cienega Ave #46	0.00mi	3/2.0 (+1)	1,512 (-13%)	1mo	$270,000	$179	72
1245 Cienega Ave W #38	0.00mi	3/2.0 (+1)	1,600 (-8%)	15mo	$245,000	$153	70
1635 W Covina #53	0.52mi	3/2.0 (+1)	1,484 (-14%)	3mo	$285,000	$192	44
1630 W Covina Blvd #52	0.60mi	3/2.0 (+1)	1,552 (-11%)	18mo	$150,000	$97	35

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $3,108
• Equity at exit: $39,512

10-year hold

• IRR: 7.8%
• Equity multiple: 1.51×
• Total profit: $38,095
• Equity at exit: $22,912

Cash invested: $74,200 (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 91773

• Rents YoY: -1.0%
• Active inventory: 85
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,132 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$106 /mo · $1,268/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $869

Break-even live

Break-even rent $2,033

Max offer price $265,000

Occupancy floor 67%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1189 Strawberry Ln Glendora, CA	2.0	2.5	1292	$2,900	$2.24	44d	1	0.48mi
1430 W Badillo St San Dimas, CA	3.0	1.5	1200	$3,000	$2.50	1d	1	0.52mi
1471 Cypress St San Dimas, CA	2.0	2.0	1127	$900	$0.80	7d	1	0.53mi
1447 S Valley Center Ave Glendora, CA	3.0	2.0	1345	$3,500	$2.60	1d	1	0.65mi
1746 S Sunflower Ave Unit 7 Glendora, CA	2.0	2.0	1100	$2,400	$2.18	24d	1	0.78mi
1746 S Sunflower Ave Unit 10 Glendora, CA	2.0	1.5	1100	$2,400	$2.18	44d	1	0.78mi
644 Pearlanna Dr San Dimas, CA	3.0	1.5	1350	$3,500	$2.59	1d	1	0.95mi
522 W 4th St San Dimas, CA	3.0	1.0	1113	$3,550	$3.19	44d	1	1.01mi
608 Claraday St Glendora, CA	3.0	2.5	1600	$3,500	$2.19	44d	1	1.16mi
432 W Caldwell Ct San Dimas, CA	2.0	3.0	1502	$3,100	$2.06	44d	1	1.17mi
807 Avenida Loma Vis San Dimas, CA	3.0	2.0	1740	$4,500	$2.59	10d	1	1.29mi
220 W 1st St San Dimas, CA	3.0	1.0	1200	$845	$0.70	17d	1	1.32mi
235 W 4th St San Dimas, CA	3.0	2.0	1200	$3,499	$2.92	1d	1	1.36mi
204 San Luis Rey Dr San Dimas, CA	2.0	3.0	1287	$3,165	$2.46	5d	1	1.40mi
20254 E Arrow Hwy Unit B Covina, CA	3.0	2.5	1477	$3,100	$2.10	24d	1	1.43mi
20240 E Arrow Hwy Unit D Covina, CA	3.0	2.5	1477	$3,350	$2.27	44d	1	1.44mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $265,000 Coming Soon 1 DOM

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,268 · $106/mo
• Projected year-2 tax: $2,014 · $168/mo
• Expected delta: +$746/yr (+$62/mo · 58.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 20 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: $37,584
• − Mortgage interest: −$14,844
• − Property taxes: −$1,268
• − Insurance: −$1,325
• − Repairs & maintenance: −$3,007
• − Management: −$3,007
• − Depreciation: −$7,709
• Taxable income: $6,425
• Est. tax owed @ 24.0%: −$1,542
• After-tax cash flow: $8,881/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 — San Dimas

• Score: 72/100
• State rank: #192
• US rank: #6164

Category grades

Amenities B- 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: San Dimas, CA
• County: Los Angeles County · 9,444,647 people
• City population: 33,598
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 33,598
• Household income: $105,338
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1238.0

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 0.69)
• Race & ethnicity: White 38% Hispanic / Latino 37% Two or more races 19% Asian 18% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 27% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 64% English-only · Spanish 18% Chinese 8% 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: ▼ -778.24%
• Current HPI: 379.5269
• Rent YoY: ▼ -0.97%
• 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

1 event — show timeline

• 2026-06-18 Coming Soon $265,000 CRMLS

Property tax history

+5.4%/yr

Latest (2025): $1,268 · +5.4% YoY. Source: county tax records.