1020 BRADBOURNE Ave #81 · Duarte, CA 91010

$269,900

2 bd · 2.0 ba · 880 sqft · Manufactured · 38 Days on market

Built 2025 $307/sqft · 116% above area

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Why this score? — see what drove the C 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 +23.2/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

BEAUTIFUL DOUBLE WIDE SKYLINE/CHANPION MANUFACTURED HOME (AKA. MOBILE HOME ) . .. . NESTED IN A GREAT 55+ SENIOR COMMUNITY IN THE CITY OF DUARTE, ON THE FOOTHILLS OF THE SAN GABRIEL MOUNTAINS. THIS HOME HAS ALL THE BELLS AND WHISTLES: FEATURES, QUARTZ COUNTER TOPS, STAILESS STEEL APPLIANCES ( REFRIGERATOR, GAS STOVE, OVER THE STOVE MICROWAVE, WASHING MACHINE & GAS DRYER, DISHWASHER > MADE BY WHIRLPOOL ) CENTRAL AIR AND HEAT, GORGEOUS VINYL WATERPROOF FLOORING, HIGH CEILINGS, RECESSED LIGHTING, COVERED CARPORT, OUTSIDE SITTING AREA, AND STORAGE SHED. .. . HOME IS CENTRALLY LOCTED NEAR SHOPPING MALLS, RESTAURANTS, CONVENIENCE STORES, SCHOOLS, PUBLIC TRANSPORTATION, CITY OF HOPE HO

Key facts

• Covered carport
• Central air and heat
• Recessed lighting

Tags

• QUARTZ COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• CENTRAL AIR AND HEAT
• VINYL WATERPROOF FLOORING
• RECESSED LIGHTING
• COVERED CARPORT

Property features AI

Finance

• Other: Lot is level with street and paved; listed lot descriptors include 0-1 unit/acre and lot level/flat
• Financial info: Land lease: $1,200 monthly (current)
• HOA & community: Senior community; Park name: TREELANE COMMUNITY PARK; Community features include street lighting and sidewalks; Manager approval required; Pets allowed with breed restrictions

Exterior

• Parking: Attached carport (2 carport spaces); Driveway with concrete paving and level driveway; 2 total parking spaces; Private road frontage; paved and maintained road
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Private water source; Private sewer; Electricity on property (standard, 220V available); Natural gas connected/available; Sewer and water connected; Cable and telephone available
• Home design: Mobile home (model: AMBER COVE); Double body type; Single-story; Entry level 1; Mobile home remains
• Construction: Cement board, brick and hardboard exterior with drywall interior walls; Composition/shingle roof; Pillar/post/pier foundation with pier jacks; Year built reported by seller
• Exterior features: Awning; Exterior lighting; Patio; One shed on property; Turnkey condition; South-facing with a view; Garden; Near public transit, park nearby, close to clubhouse, walkstreet

Interior

• Kitchen: Quartz countertops; Microwave; Gas range (also compatible with gas & electric range); Water heater unit
• Bedrooms: All bedrooms on main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Bathtub and shower (shower in tub)
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: Front entry; One-level home; Carbon monoxide and smoke detectors; Double-pane windows with plantation shutters
• Laundry & utility: Washer and dryer included; Washer hookup; Gas dryer hookup and gas & electric dryer hookup; Laundry chute; Community laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $270k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $262k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.0% in Duarte — 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 76/100 on livability (#97 in CA, #3,529 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety D, cost of living F.
• Duarte Unified (suburban): math 31% / reading 44% proficiency, ranked #241 of 517 in CA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.5%/yr); 37 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 35% 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 $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

• It's been on market 38 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $261,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.10% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $125,000
• List price: $269,900
• Delta: 115.92%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1020 BRADBOURNE Ave #4	0.00mi	3/2.0 (+1)	960 (+9%)	8mo	$158,000	$165	73
1030 Bradbourne Ave #9	0.06mi	2/1.5	956 (+9%)	10mo	$77,400	$81	73
1020 Bradourne Ave #72	0.00mi	2/1.0	920 (+4%)	21mo	$85,000	$92	71
1030 Bradbourne Ave #44	0.06mi	2/1.0	1,000 (+14%)	2mo	$125,000	$125	69

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: -7.9%
• Equity multiple: 0.72×
• Total profit: $-21,224
• Equity at exit: $40,243

10-year hold

• IRR: -2.7%
• Equity multiple: 0.84×
• Total profit: $-11,884
• Equity at exit: $23,336

Cash invested: $75,572 (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 91010

• Rents YoY: -2.5%
• Active inventory: 37
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,981 high
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $490

Break-even live

Break-even rent $2,361

Max offer price $269,900

Occupancy floor 79%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2222 Huntington Dr Duarte, CA	2.0	1.0–2.0	753	$2,685	$3.56	1d	6	0.17mi
2305 Sesmas St Duarte, CA	2.0	1.0	787	$3,200	$4.07	7d	1	0.21mi
1708 Second St Duarte, CA	2.0	1.0	750	$2,500	$3.33	43d	1	0.55mi
1700 Fasana Rd Duarte, CA	3.0	1.0–3.0	851	$3,551	$4.17	1d	51	0.74mi
1750 Fasana Rd Duarte, CA	4.0	1.0–4.0	1480	$4,087	$2.76	1d	37	0.74mi
1608 Cotter Ave Duarte, CA	1.0	1.0	650	$3,100	$4.77	43d	1	0.94mi
1353 Pengra St Duarte, CA	3.0	2.0	1075	$3,100	$2.88	43d	1	1.21mi
1543 Delford Ave Unit 1/2 Duarte, CA	3.0	2.0	1000	$3,400	$3.40	43d	1	1.28mi

Listing history 27 events

1. 2026-06-18
   days on market $269,900 Active 38 DOM
2. 2026-06-17
   days on market $269,900 Active 37 DOM
3. 2026-06-16
   days on market $269,900 Active 36 DOM
4. 2026-06-15
   days on market $269,900 Active 35 DOM
5. 2026-06-13
   days on market $269,900 Active 33 DOM
6. 2026-06-13
   days on market $269,900 Active 32 DOM
7. 2026-06-09
   days on market $269,900 Active 29 DOM
8. 2026-06-08
   days on market $269,900 Active 28 DOM
9. 2026-06-07
   days on market $269,900 Active 27 DOM
10. 2026-06-04
    days on market $269,900 Active 24 DOM
11. 2026-06-03
    days on market $269,900 Active 23 DOM
12. 2026-06-02
    days on market $269,900 Active 22 DOM
13. 2026-06-01
    days on market $269,900 Active 21 DOM
14. 2026-05-31
    days on market $269,900 Active 20 DOM
15. 2026-05-11
    listed $269,900 Active 794-char remark
16. 2026-03-19
    historical
17. 2026-01-14
    status Active
18. 2026-01-13
    price $275,000
19. 2025-11-25
    historical
20. 2025-11-15
    listed $295,000 Active
21. 2024-12-07
    status Active
22. 2024-09-20
    status Active
23. 2024-06-23
    status Active
24. 2024-06-14
    listed $75,000 Active
25. 2024-06-11
    historical
26. 2004-11-07
    historical
27. 2003-11-07
    listed $17,000

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,774
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,862
• − Management: −$2,862
• − Depreciation: −$7,852
• Taxable income: $1,682
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $5,475/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: Duarte Unified
• NCES district ID: 0611520
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 44% ▼ -11.00%
• Median HH income: $63,411
• Composite: 33.66/100
• National rank: #5392
• State rank: #241 of 517 in CA

Livability — Duarte

• Score: 76/100
• State rank: #97
• US rank: #3529

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duarte, CA
• County: Los Angeles County · 9,444,647 people
• City population: 27,589
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 27,589
• Household income: $102,705
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 844.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 56% Two or more races 21% White 20% Asian 16% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 33% · Canada, China, South Korea
• Languages at home: 42% English-only · Spanish 42% Chinese 6% Tagalog/Filipino 4%

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: ▼ -790.18%
• Current HPI: 381.0753
• Rent YoY: ▼ -2.46%
• 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

+1487.6% since first listed

13 events — show timeline

• 2026-05-11 Listed $269,900 CRMLS
• 2026-03-19 Listing Removed — CRMLS
• 2026-01-14 Relisted — CRMLS
• 2026-01-13 Price Changed $275,000 CRMLS
• 2025-11-25 Listing Removed — CRMLS
• 2025-11-15 Listed $295,000 CRMLS
• 2024-12-07 Relisted — CRMLS
• 2024-09-20 Relisted — CRMLS
• 2024-06-23 Relisted — CRMLS
• 2024-06-14 Listed $75,000 CRMLS
• 2024-06-11 Coming Soon — CRMLS
• 2004-11-07 Listing Removed — CRMLS
• 2003-11-07 Listed $17,000 CRMLS