19850 E Arrow Hwy Unit E 2 · Charter Oak, CA 91724

$155,500

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 153 Days on market

Built 2000 $162/sqft · 94% above area

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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 +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

panel solar not included

Key facts

• Parking
• Community pool
• Built 2000

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $156k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $156k).
• Recommended offer: $137k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.4% 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; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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).
• This rent runs 33% of the median local income ($103k/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 $5k 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 $44k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $73k; list at $156k implies a 113% gain — meaningful room to come down on a strong offer.

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 $136,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.81% ✓
• Cap rate: 16.39%
• Cash-on-cash: 36.07%
• DSCR: 2.60
• GRM: 4.6

CMA / ARV

• ARV (median comp): $79,445
• List price: $155,500
• Delta: 95.73%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 E Arrow Hwy #64	0.23mi	3/2.0	920 (-4%)	3mo	$85,000	$92	80
201 E Arrow Hwy #26	0.23mi	3/2.0	960 (0%)	16mo	$90,000	$94	76
19850-E Arrow Hwy Spc C19	0.00mi	3/2.0	1,104 (+15%)	21mo	$130,000	$118	58
1700 S Glendora Ave #14	0.19mi	2/1.5 (-1)	850 (-12%)	13mo	$105,000	$124	54
201 E Arrow Hwy #75	0.23mi	2/2.0 (-1)	1,040 (+8%)	20mo	$129,950	$125	54
201 E Arrow Hwy #52	0.23mi	3/2.0	1,080 (+12%)	19mo	$175,000	$162	53

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.8%
• Equity multiple: 2.33×
• Total profit: $58,088
• Equity at exit: $23,186

10-year hold

• IRR: 38.9%
• Equity multiple: 4.62×
• Total profit: $157,664
• Equity at exit: $13,445

Cash invested: $43,540 (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: 4.6×

Monthly cashflow live

• Estimated rent: $2,809 high
• Mortgage (P&I): −$815
• Tax from tax record: −$30 /mo · $363/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $1,309

Break-even live

Break-even rent $1,153

Max offer price $155,500

Occupancy floor 48%

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: $38,875
• Closing costs: $4,665
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1632 S Glendora Ave Glendora, CA	3.0	2.0	1000	$3,200	$3.20	6d	1	0.21mi
19531 E Cienega Ave Unit 208 Covina, CA	2.0	2.0	850	$2,195	$2.58	19d	1	0.46mi
1400 N Grand Ave Covina, CA	1.0–2.0	1.0–2.0	846	$2,720	$3.22	1d	5	0.48mi
440 W Gladstone St Glendora, CA	1.0–2.0	1.0–2.0	875	$2,390	$2.73	1d	9	0.64mi
559 E Juanita Ave Glendora, CA	3.0	3.0	1000	$4,500	$4.50	1d	1	0.70mi
710 Claraday St Glendora, CA	2.0	1.0	850	$2,200	$2.59	7d	1	0.79mi
711 Claraday St Unit A Glendora, CA	2.0	1.0	750	$2,250	$3.00	44d	1	0.79mi
801 Claraday St Glendora, CA	1.0–2.0	1.0–2.0	900	$2,325	$2.58	22d	6	0.90mi
1145 N Barston Ave Covina, CA	2.0	1.0	836	$2,300	$2.75	7d	1	0.98mi
1746 S Sunflower Ave Unit 10 Glendora, CA	2.0	1.5	1100	$2,400	$2.18	44d	1	1.04mi
1746 S Sunflower Ave Unit 7 Glendora, CA	2.0	2.0	1100	$2,400	$2.18	24d	1	1.04mi
20983 E Covina Blvd Covina, CA	2.0	2.0	962	$2,500	$2.60	24d	1	1.08mi
21042 E Arrow Hwy Covina, CA	1.0–2.0	1.0–2.0	803	$2,875	$3.58	1d	11	1.12mi
826 N Barranca Ave Covina, CA	1.0–2.0	1.0–2.0	762	$2,295	$3.01	44d	2	1.23mi
554 E Hurst St Unit 2 Covina, CA	2.0	1.0	866	$2,650	$3.06	5d	1	1.23mi
501 E Hurst St Unit 2 Covina, CA	2.0	1.0	866	$1,900	$2.19	3d	1	1.27mi
5442 N Ranger Dr Covina, CA	2.0	1.5	1032	$2,975	$2.88	44d	1	1.32mi
18645 E Arrow Hwy Covina, CA	2.0	—	919	$2,129	$2.32	13d	1	1.32mi
18537 E Arrow Hwy Covina, CA	1.0–2.0	1.0–2.5	937	$2,650	$2.83	4d	7	1.40mi
367 N Prospero Dr Covina, CA	2.0	2.0	1000	$1,950	$1.95	7d	1	1.42mi
628 E Italia St Unit 3 Covina, CA	2.0	1.5	900	$1,850	$2.06	7d	1	1.48mi

Listing history 27 events

1. 2026-06-18
   days on market $155,500 Active 153 DOM
2. 2026-06-17
   days on market $155,500 Active 152 DOM
3. 2026-06-16
   days on market $155,500 Active 151 DOM
4. 2026-06-15
   days on market $155,500 Active 150 DOM
5. 2026-06-13
   days on market $155,500 Active 148 DOM
6. 2026-06-13
   days on market $155,500 Active 147 DOM
7. 2026-06-09
   days on market $155,500 Active 144 DOM
8. 2026-06-08
   days on market $155,500 Active 143 DOM
9. 2026-06-07
   days on market $155,500 Active 142 DOM
10. 2026-06-04
    days on market $155,500 Active 139 DOM
11. 2026-06-03
    days on market $155,500 Active 138 DOM
12. 2026-06-02
    days on market $155,500 Active 137 DOM
13. 2026-06-01
    days on market $155,500 Active 136 DOM
14. 2026-05-31
    days on market $155,500 Active 135 DOM
15. 2026-03-22
    price $155,500 24-char remark

    Show marketing remark (24 chars)

    panel solar not included

16. 2026-01-16
    listed $162,000 Active 24-char remark

    Show marketing remark (24 chars)

    panel solar not included

17. 2020-03-26
    soldstatus $73,000 Closed Sale 809-char remark

    Show marketing remark (809 chars)

    Great starter home, features 3 bedroom, 2 baths, new paint in/out, new laminate wood flooring, newer roof installed on December 2018, New water heater, move in ready, 2car Carport, community pool, desirable area near by schools walking distance to the best schools, near by restaurants, shopping centers, easy access to major Freeways such as 210 Fwy, 10 fwy, 57 fwy, If you are looking for an excellent neighborhood and still be close by Los Angeles. .. this is it. Don't wait too long this property may be gone fast. Even tho is a mobile home you and your family can still enjoy the benefits of a small backyard and front yard, backyard features matured trees such as avocados, mango and peaches, front yard has a seedless lemon tree. .. this property shows very well!! Hurry and call me for a private tour.

18. 2020-01-23
    status Pending Sale 809-char remark

    Show marketing remark (809 chars)

    Great starter home, features 3 bedroom, 2 baths, new paint in/out, new laminate wood flooring, newer roof installed on December 2018, New water heater, move in ready, 2car Carport, community pool, desirable area near by schools walking distance to the best schools, near by restaurants, shopping centers, easy access to major Freeways such as 210 Fwy, 10 fwy, 57 fwy, If you are looking for an excellent neighborhood and still be close by Los Angeles. .. this is it. Don't wait too long this property may be gone fast. Even tho is a mobile home you and your family can still enjoy the benefits of a small backyard and front yard, backyard features matured trees such as avocados, mango and peaches, front yard has a seedless lemon tree. .. this property shows very well!! Hurry and call me for a private tour.

19. 2019-11-22
    historical Active Under Contract 809-char remark

    Show marketing remark (809 chars)

    Great starter home, features 3 bedroom, 2 baths, new paint in/out, new laminate wood flooring, newer roof installed on December 2018, New water heater, move in ready, 2car Carport, community pool, desirable area near by schools walking distance to the best schools, near by restaurants, shopping centers, easy access to major Freeways such as 210 Fwy, 10 fwy, 57 fwy, If you are looking for an excellent neighborhood and still be close by Los Angeles. .. this is it. Don't wait too long this property may be gone fast. Even tho is a mobile home you and your family can still enjoy the benefits of a small backyard and front yard, backyard features matured trees such as avocados, mango and peaches, front yard has a seedless lemon tree. .. this property shows very well!! Hurry and call me for a private tour.

20. 2019-09-12
    listed $85,000 Active 809-char remark

    Show marketing remark (809 chars)

    Great starter home, features 3 bedroom, 2 baths, new paint in/out, new laminate wood flooring, newer roof installed on December 2018, New water heater, move in ready, 2car Carport, community pool, desirable area near by schools walking distance to the best schools, near by restaurants, shopping centers, easy access to major Freeways such as 210 Fwy, 10 fwy, 57 fwy, If you are looking for an excellent neighborhood and still be close by Los Angeles. .. this is it. Don't wait too long this property may be gone fast. Even tho is a mobile home you and your family can still enjoy the benefits of a small backyard and front yard, backyard features matured trees such as avocados, mango and peaches, front yard has a seedless lemon tree. .. this property shows very well!! Hurry and call me for a private tour.

21. 2019-09-01
    historical
22. 2019-08-14
    price $85,000
23. 2019-08-14
    status Active
24. 2019-08-02
    historical Active Under Contract
25. 2019-03-01
    listed $89,988 Active
26. 2006-06-23
    historical
27. 2006-01-22
    listed $69,500

ⓘ 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: $363 · $30/mo
• Projected year-2 tax: $1,182 · $98/mo
• Expected delta: +$819/yr (+$68/mo · 225.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 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: $33,708
• − Mortgage interest: −$8,710
• − Property taxes: −$363
• − Insurance: −$778
• − Repairs & maintenance: −$2,697
• − Management: −$2,697
• − Depreciation: −$4,524
• Taxable income: $13,940
• Est. tax owed @ 24.0%: −$3,346
• After-tax cash flow: $12,357/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: 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

+123.7% since first listed

13 events — show timeline

• 2026-03-22 Price Changed $155,500 CRMLS
• 2026-01-16 Listed $162,000 CRMLS
• 2020-03-26 Sold (MLS) $73,000 CRMLS
• 2020-01-23 Pending — CRMLS
• 2019-11-22 Contingent — CRMLS
• 2019-09-12 Listed $85,000 CRMLS
• 2019-09-01 Listing Removed — CRMLS
• 2019-08-14 Price Changed $85,000 CRMLS
• 2019-08-14 Relisted — CRMLS
• 2019-08-02 Contingent — CRMLS
• 2019-03-01 Listed $89,988 CRMLS
• 2006-06-23 Listing Removed — CRMLS
• 2006-01-22 Listed $69,500 CRMLS

Property tax history

+6.4%/yr

Latest (2025): $363 · +6.4% YoY. Source: county tax records.