716 N Grand Ave Unit J1 · Covina, CA 91724

$55,000

2 bd · 1.0 ba · 432 sqft · Manufactured · 177 Days on market

Manufactured home Built 1967 Fair condition $127/sqft · 31% below area Est $80k · 31% 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 +5.2/10.0
• Livability +3.6/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.5

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 $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $996 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.0% 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: 84 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 $380 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y ago; this cycle's ask has dropped $20k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $55k implies a 547% 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.17% ✓
• Cap rate: 28.02%
• Cash-on-cash: 77.61%
• DSCR: 4.45
• GRM: 2.6

CMA / ARV

• ARV (median comp): $79,600
• List price: $55,000
• Delta: -30.90%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 8 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%)	25mo	$43,000	$102	71
19548 E Cypress St #17	0.14mi	2/0.5	440 (+2%)	33mo	$47,000	$107	68
19548 Cypress St #33	0.17mi	1/1.0 (-1)	396 (-8%)	6mo	$80,000	$202	68
19548-26 E Cypress #26	0.19mi	2/1.0	390 (-10%)	10mo	$80,000	$205	67
19548 E Cypress St #40	0.17mi	1/1.0 (-1)	480 (+11%)	24mo	$80,000	$167	49
19548 E Cypress St #39	0.17mi	1/1.0 (-1)	480 (+11%)	36mo	$85,000	$177	49
375 E San Bernardino Rd Unit A12	0.73mi	1/1.0 (-1)	432 (0%)	22mo	$84,999	$197	42
19548 Cypress St #44	0.17mi	1/1.0 (-1)	340 (-21%)	36mo	$109,900	$323	42

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: 77.6%
• Equity multiple: 4.54×
• Total profit: $54,552
• Equity at exit: $8,201

10-year hold

• IRR: 81.2%
• Equity multiple: 9.40×
• Total profit: $129,296
• Equity at exit: $4,755

Cash invested: $15,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $63,400 ($137/sqft)
• Median days on market: 292 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +35.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 91724

• Active inventory: 84
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,742 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $996

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 38%

Sensitivity live

Price	-10% $1,034	-5% $1,015	+0% $996	+5% $977	+10% $958
Rent	-10% $858	-5% $927	+0% $996	+5% $1,065	+10% $1,134
Rate	-1.0pp $1,024	-0.5pp $1,010	base $996	+0.5pp $982	+1.0pp $967

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: $13,750
• Closing costs: $1,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-09-24
   days on market $55,000 Active 177 DOM
2. 2026-09-23
   days on market $55,000 Active 176 DOM
3. 2026-09-22
   days on market $55,000 Active 175 DOM
4. 2026-09-21
   days on market $55,000 Active 174 DOM
5. 2026-09-20
   days on market $55,000 Active 173 DOM
6. 2026-09-19
   days on market $55,000 Active 172 DOM
7. 2026-09-18
   days on market $55,000 Active 171 DOM
8. 2026-09-17
   days on market $55,000 Active 170 DOM
9. 2026-09-16
   days on market $55,000 Active 169 DOM
10. 2026-09-15
    days on market $55,000 Active 168 DOM
11. 2026-09-14
    days on market $55,000 Active 167 DOM
12. 2026-09-13
    days on market $55,000 Active 166 DOM
13. 2026-09-12
    days on market $55,000 Active 165 DOM
14. 2026-09-11
    days on market $55,000 Active 164 DOM
15. 2026-09-05
    days on market $55,000 Active 158 DOM
16. 2026-09-04
    days on market $55,000 Active 157 DOM
17. 2026-09-02
    days on market $55,000 Active 155 DOM
18. 2026-08-31
    days on market $55,000 Active 153 DOM
19. 2026-08-29
    days on market $55,000 Active 151 DOM
20. 2026-08-28
    days on market $55,000 Active 150 DOM
21. 2026-08-27
    days on market $55,000 Active 149 DOM
22. 2026-08-26
    days on market $55,000 Active 148 DOM
23. 2026-08-25
    price $55,000 Active 147 DOM
24. 2026-08-25
    days on market $65,000 Active 147 DOM
25. 2026-08-24
    days on market $65,000 Active 146 DOM
26. 2026-08-23
    days on market $65,000 Active 145 DOM
27. 2026-08-22
    days on market $65,000 Active 144 DOM
28. 2026-08-21
    days on market $65,000 Active 143 DOM
29. 2026-08-20
    days on market $65,000 Active 142 DOM
30. 2026-08-19
    days on market $65,000 Active 141 DOM
31. 2026-08-18
    days on market $65,000 Active 140 DOM
32. 2026-08-17
    days on market $65,000 Active 139 DOM
33. 2026-08-16
    days on market $65,000 Active 138 DOM
34. 2026-08-15
    days on market $65,000 Active 137 DOM
35. 2026-08-14
    days on market $65,000 Active 136 DOM
36. 2026-08-13
    days on market $65,000 Active 135 DOM
37. 2026-08-12
    days on market $65,000 Active 134 DOM
38. 2026-08-11
    days on market $65,000 Active 133 DOM
39. 2026-08-10
    days on market $65,000 Active 132 DOM
40. 2026-08-09
    days on market $65,000 Active 131 DOM
41. 2026-08-08
    days on market $65,000 Active 130 DOM
42. 2026-08-06
    days on market $65,000 Active 128 DOM
43. 2026-08-05
    days on market $65,000 Active 127 DOM
44. 2026-08-04
    days on market $65,000 Active 126 DOM
45. 2026-08-03
    days on market $65,000 Active 125 DOM
46. 2026-07-31
    days on market $65,000 Active 122 DOM
47. 2026-07-30
    days on market $65,000 Active 121 DOM
48. 2026-07-30
    days on market $65,000 Active 120 DOM
49. 2026-07-28
    days on market $65,000 Active 119 DOM
50. 2026-07-26
    days on market $65,000 Active 117 DOM

ⓘ 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: $20,903
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$1,600
• Taxable income: $11,778
• Est. tax owed @ 24.0%: −$2,827
• After-tax cash flow: $9,126/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

Fair 45/100 Cosmetic rehab Est. rehab $2,160–$6,480 screening

The property is in fair condition with cosmetic updates needed to enhance its curb appeal and interior aesthetics, increasing its resale and rental value.

Repairs flagged

• Minor Paint — Chipping paint on exterior
• Minor Siding — Weathered appearance

Value-add opportunities

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Improves curb appeal and adds value ↑
• Resale Replace dated kitchen cabinets — Modernizes kitchen and adds value ↑
• Resale Replace dated bathroom fixtures — Modernizes bathroom and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 52/100

Zoned Schools

Elementary Cedargrove Elementary Middle Royal Oak Middle High Charter Oak High D+ CA #312/1,170 Nat'l #5,269/17,239

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

B Composite livability gradescore 72/100

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 · 10,940,515 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: 10% of renters

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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%

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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%

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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

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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