716 N Grand Ave Unit J1 · Covina, CA 91724

$65,000

2 bd · 1.0 ba · 432 sqft · Manufactured · 82 Days on market

Built 1967 $150/sqft · 18% below area Est $79k · 18% 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
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller Cozy Mobile Home featuring 2 bedrooms and 1 bathroom in a friendly, well-maintained community! The second bedroom offers a private side entrance, ideal for added flexibility. Enjoy an open living room that flows seamlessly into the kitchen. The kitchen is beautifully appointed with ample cabinetry and a designated dining area. Laminated flooring runs throughout the home for a modern, low-maintenance finish. Conveniently located with easy access to transportation and close to great schools. Community amenities include a swimming pool, laundry facilities, and a clubhouse perfect for gatherings with family and friends. Pets are welcome, subject to park restrictions. Buyer and buyer’s agent to perform their own due diligence regarding the mobile home square footage and park requirements.

Key facts

• Open living room
• Laminated flooring
• Community amenities

Tags

• PRIVATE SIDE ENTRANCE
• OPEN LIVING ROOM
• DESIGNATED DINING AREA
• LAMINATED FLOORING
• COMMUNITY AMENITIES
• SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 32.3% vs local median 2.3% in Covina — 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 (#181 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime C-, health & safety C-, 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.
• Zoned schools: Cedargrove Elementary (563 students, 67% FRL); Royal Oak Middle (622 students, 66% FRL); Charter Oak High (math 46% / reading 57%, grade D+, #312 of 1,170 statewide, top 27%, 1,329 students, 61% FRL) — zoned schools average 65% FRL vs 43% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 66 active listings in the ZIP; 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $65k implies a 665% 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 $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. 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.
6. 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.
7. 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: 3.61% ✓
• Cap rate: 32.27%
• Cash-on-cash: 92.77%
• DSCR: 5.13
• GRM: 2.3

CMA / ARV

• ARV (median comp): $79,463
• List price: $65,000
• Delta: -18.20%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 N Grand Unit G8	0.01mi	2/2.0	420 (-3%)	22mo	$43,000	$102	73
19548 Cypress St #33	0.17mi	1/1.0 (-1)	396 (-8%)	3mo	$80,000	$202	71
19548-26 E Cypress #26	0.19mi	2/1.0	390 (-10%)	7mo	$80,000	$205	69
19548 E Cypress St #40	0.17mi	1/1.0 (-1)	480 (+11%)	21mo	$80,000	$167	51
375 E San Bernardino Rd Unit A12	0.73mi	1/1.0 (-1)	432 (0%)	19mo	$84,999	$197	45

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: 93.6%
• Equity multiple: 5.35×
• Total profit: $79,114
• Equity at exit: $9,692

10-year hold

• IRR: 96.4%
• Equity multiple: 11.13×
• Total profit: $184,423
• Equity at exit: $5,620

Cash invested: $18,200 (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 91724

• Active inventory: 66
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $2,350 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $1,407

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 35%

Sensitivity live

Price	-10% $1,452	-5% $1,429	+0% $1,407	+5% $1,385	+10% $1,362
Rent	-10% $1,221	-5% $1,314	+0% $1,407	+5% $1,500	+10% $1,593
Rate	-1.0pp $1,440	-0.5pp $1,424	base $1,407	+0.5pp $1,390	+1.0pp $1,373

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-21
   days on market $65,000 Active 82 DOM
2. 2026-06-18
   days on market $65,000 Active 79 DOM
3. 2026-06-17
   days on market $65,000 Active 78 DOM
4. 2026-06-16
   days on market $65,000 Active 77 DOM
5. 2026-06-15
   days on market $65,000 Active 76 DOM
6. 2026-06-13
   days on market $65,000 Active 74 DOM
7. 2026-06-13
   days on market $65,000 Active 73 DOM
8. 2026-06-09
   days on market $65,000 Active 70 DOM
9. 2026-06-08
   days on market $65,000 Active 69 DOM
10. 2026-06-07
    days on market $65,000 Active 68 DOM
11. 2026-06-04
    days on market $65,000 Active 65 DOM
12. 2026-06-03
    days on market $65,000 Active 64 DOM
13. 2026-06-02
    days on market $65,000 Active 63 DOM
14. 2026-06-01
    days on market $65,000 Active 62 DOM
15. 2026-05-31
    days on market $65,000 Active 61 DOM
16. 2026-05-13
    price $70,000 817-char remark

    Show marketing remark (817 chars)

    Motivated Seller Cozy Mobile Home featuring 2 bedrooms and 1 bathroom in a friendly, well-maintained community! The second bedroom offers a private side entrance, ideal for added flexibility. Enjoy an open living room that flows seamlessly into the kitchen. The kitchen is beautifully appointed with ample cabinetry and a designated dining area. Laminated flooring runs throughout the home for a modern, low-maintenance finish. Conveniently located with easy access to transportation and close to great schools. Community amenities include a swimming pool, laundry facilities, and a clubhouse perfect for gatherings with family and friends. Pets are welcome, subject to park restrictions. Buyer and buyer’s agent to perform their own due diligence regarding the mobile home square footage and park requirements.

17. 2026-03-31
    listed $75,000 Active 817-char remark

    Show marketing remark (817 chars)

    Motivated Seller Cozy Mobile Home featuring 2 bedrooms and 1 bathroom in a friendly, well-maintained community! The second bedroom offers a private side entrance, ideal for added flexibility. Enjoy an open living room that flows seamlessly into the kitchen. The kitchen is beautifully appointed with ample cabinetry and a designated dining area. Laminated flooring runs throughout the home for a modern, low-maintenance finish. Conveniently located with easy access to transportation and close to great schools. Community amenities include a swimming pool, laundry facilities, and a clubhouse perfect for gatherings with family and friends. Pets are welcome, subject to park restrictions. Buyer and buyer’s agent to perform their own due diligence regarding the mobile home square footage and park requirements.

18. 2025-03-03
    historical
19. 2025-02-24
    listed $80,000 Active
20. 2024-12-11
    historical
21. 2024-11-13
    price $55,000
22. 2024-11-02
    price $65,000
23. 2024-09-19
    price $70,000
24. 2024-09-07
    price $75,000
25. 2024-08-28
    price $70,000
26. 2024-07-30
    listed $75,000 Active
27. 2024-04-09
    historical
28. 2023-12-06
    status Active
29. 2023-12-06
    price $75,000
30. 2023-11-01
    historical
31. 2023-09-28
    price $80,000
32. 2023-09-15
    price $85,000
33. 2023-07-21
    price $90,000
34. 2023-06-19
    listed $100,000 Active
35. 2020-05-19
    soldstatus $8,500 Closed Sale
36. 2020-05-05
    status Pending Sale
37. 2020-04-08
    historical Active Under Contract
38. 2020-02-06
    price $14,900
39. 2019-12-12
    listed $16,000 Active
40. 2015-04-01
    historical
41. 2015-04-01
    historical
42. 2015-02-25
    listed $7,500 Active
43. 2015-02-20
    listed $22,000 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: $28,195
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$2,256
• − Management: −$2,256
• − Depreciation: −$1,891
• Taxable income: $16,852
• Est. tax owed @ 24.0%: −$4,044
• After-tax cash flow: $12,839/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 — Covina

• Score: 72/100
• State rank: #181
• US rank: #5811

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Covina, CA
• County: Los Angeles County · 9,444,647 people
• City population: 81,184
• 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

+218.2% since first listed

28 events — show timeline

• 2026-05-13 Price Changed $70,000 CRMLS
• 2026-03-31 Listed $75,000 CRMLS
• 2025-03-03 Listing Removed — CRMLS
• 2025-02-24 Listed $80,000 CRMLS
• 2024-12-11 Listing Removed — CRMLS
• 2024-11-13 Price Changed $55,000 CRMLS
• 2024-11-02 Price Changed $65,000 CRMLS
• 2024-09-19 Price Changed $70,000 CRMLS
• 2024-09-07 Price Changed $75,000 CRMLS
• 2024-08-28 Price Changed $70,000 CRMLS
• 2024-07-30 Listed $75,000 CRMLS
• 2024-04-09 Listing Removed — CRMLS
• 2023-12-06 Relisted — CRMLS
• 2023-12-06 Price Changed $75,000 CRMLS
• 2023-11-01 Listing Removed — CRMLS
• 2023-09-28 Price Changed $80,000 CRMLS
• 2023-09-15 Price Changed $85,000 CRMLS
• 2023-07-21 Price Changed $90,000 CRMLS
• 2023-06-19 Listed $100,000 CRMLS
• 2020-05-19 Sold (MLS) $8,500 CRMLS
• 2020-05-05 Pending — CRMLS
• 2020-04-08 Contingent — CRMLS
• 2020-02-06 Price Changed $14,900 CRMLS
• 2019-12-12 Listed $16,000 CRMLS
• 2015-04-01 Listing Removed — CRMLS
• 2015-04-01 Listing Removed — CRMLS
• 2015-02-25 Listed $7,500 CRMLS
• 2015-02-20 Listed $22,000 CRMLS