1205 Cypress #162 · San Dimas, CA 91773

$149,999

2 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 225 Days on market

Built 1969 Good condition $144/sqft · at area comps Est $146k · at est. ↓ 6% since listing

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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 +6.2/15.0
• Schools +5.9/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect for first time buyer! Move in ready 2bed, 2 bath home. Spacious kitchen dining area and living room. Inside laundry room off kitchen. Large covered carport that accommodates 2 cars. Plenty of out door space, perfect for entertaining. The community has great amenities, clubhouse that can be reserve for parties, 2 pools, spa and pool table room with tvs. Centrally located near schools, shopping center, freeway and much more.

Key facts

• Clubhouse
• 2 pools
• Outdoor space

Tags

• SPACIOUS KITCHEN DINING AREA
• INSIDE LAUNDRY ROOM
• LARGE COVERED CARPORT
• OUTDOOR SPACE
• CLUBHOUSE
• 2 POOLS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 2.5% 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); 92 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 32% 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 $1k of loan paydown is wiped out by about $4k 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 + 0.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $131,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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?
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: 1.87% ✓
• Cap rate: 15.77%
• Cash-on-cash: 33.85%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

• ARV (median comp): $145,736
• List price: $149,999
• Delta: 2.92%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 W Covina Blvd Blvd #108	0.49mi	2/2.0	1,040 (0%)	1mo	$105,000	$101	76
1205 Cypress St #160	0.00mi	3/2.0 (+1)	1,120 (+8%)	10mo	$220,000	$196	74
1245 W Cienega Ave #95	0.53mi	2/2.0	1,080 (+4%)	8mo	$137,500	$127	63
801 W Covina Blvd #179	0.51mi	2/2.0	960 (-8%)	4mo	$95,000	$99	60
1635 W Covina Blvd #109	0.67mi	3/2.0 (+1)	1,056 (+2%)	6mo	$215,642	$204	56
801 W Covina Blvd #149	0.51mi	2/2.0	960 (-8%)	9mo	$145,000	$151	56
801 W Covina Blvd #84	0.50mi	2/2.0	1,140 (+10%)	7mo	$148,000	$130	55
801 W Covina Blvd #175	0.51mi	2/1.0	1,100 (+6%)	10mo	$105,000	$95	54
21310 E Covina Blvd #51	0.57mi	2/2.0	960 (-8%)	12mo	$145,000	$151	51
1635 W Covina Blvd W #35	0.67mi	3/2.0 (+1)	1,040 (0%)	16mo	$240,000	$231	50
1630 W Covina Blvd #60	0.63mi	1/2.0 (-1)	940 (-10%)	1mo	$159,000	$169	49
1630 W Covina Blvd #80	0.63mi	2/2.0	1,120 (+8%)	14mo	$132,000	$118	46

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: 25.7%
• Equity multiple: 2.02×
• Total profit: $42,946
• Equity at exit: $22,365

10-year hold

• IRR: 31.5%
• Equity multiple: 3.45×
• Total profit: $102,879
• Equity at exit: $12,969

Cash invested: $42,000 (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: 92
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,812 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$187 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $1,185

Break-even live

Break-even rent $1,312

Max offer price $149,999

Occupancy floor 53%

Sensitivity live

Price	-10% $1,288	-5% $1,236	+0% $1,185	+5% $1,133	+10% $1,081
Rent	-10% $963	-5% $1,074	+0% $1,185	+5% $1,296	+10% $1,407
Rate	-1.0pp $1,260	-0.5pp $1,223	base $1,185	+0.5pp $1,146	+1.0pp $1,106

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1471 Cypress St San Dimas, CA	2.0	2.0	1127	$900	$0.80	8d	1	0.37mi
1430 W Badillo St San Dimas, CA	3.0	1.5	1200	$3,000	$2.50	0d	1	0.37mi
217 Danecroft Ave Unit A San Dimas, CA	2.0	1.0	735	$2,800	$3.81	44d	1	0.60mi
220 S Valley Center Ave San Dimas, CA	2.0	1.0	1000	$2,495	$2.50	44d	1	0.68mi
1189 Strawberry Ln Glendora, CA	2.0	2.5	1292	$2,900	$2.24	44d	1	0.92mi
20983 E Covina Blvd Covina, CA	2.0	2.0	962	$2,500	$2.60	25d	1	0.98mi
21042 E Arrow Hwy Covina, CA	1.0–2.0	1.0–2.0	803	$2,875	$3.58	0d	9	1.04mi
1145 N Barston Ave Covina, CA	2.0	1.0	836	$2,300	$2.75	8d	1	1.07mi
530 W 3rd St Unit A San Dimas, CA	2.0	2.5	1000	$3,000	$3.00	44d	1	1.13mi
1447 S Valley Center Ave Glendora, CA	3.0	2.0	1345	$3,500	$2.60	0d	1	1.16mi
1746 S Sunflower Ave Unit 7 Glendora, CA	2.0	2.0	1100	$2,400	$2.18	25d	1	1.16mi
1746 S Sunflower Ave Unit 10 Glendora, CA	2.0	1.5	1100	$2,400	$2.18	44d	1	1.16mi
522 W 4th St San Dimas, CA	3.0	1.0	1113	$3,550	$3.19	44d	1	1.18mi
644 Pearlanna Dr San Dimas, CA	3.0	1.5	1350	$3,500	$2.59	0d	1	1.23mi
204 San Luis Rey Dr San Dimas, CA	2.0	3.0	1287	$3,165	$2.46	6d	1	1.24mi
301 W 1st St San Dimas, CA	2.0	1.0	880	$2,150	$2.44	25d	1	1.30mi
301 W 1st St Unit A San Dimas, CA	3.0	2.0	1000	$3,250	$3.25	44d	1	1.30mi
801 Claraday St Glendora, CA	1.0–2.0	1.0–2.0	900	$2,325	$2.58	23d	6	1.31mi
502 San Pablo Ct San Dimas, CA	2.0	2.0	1092	$2,850	$2.61	0d	1	1.32mi
220 W 1st St San Dimas, CA	3.0	1.0	1200	$845	$0.70	18d	1	1.34mi
710 Claraday St Glendora, CA	2.0	1.0	850	$2,200	$2.59	8d	1	1.39mi
711 Claraday St Unit A Glendora, CA	2.0	1.0	750	$2,250	$3.00	44d	1	1.40mi
235 W 4th St San Dimas, CA	3.0	2.0	1200	$3,499	$2.92	0d	1	1.46mi

Listing history 22 events

1. 2026-06-21
   days on market $149,999 Active 225 DOM
2. 2026-06-18
   days on market $149,999 Active 222 DOM
3. 2026-06-17
   days on market $149,999 Active 221 DOM
4. 2026-06-16
   days on market $149,999 Active 220 DOM
5. 2026-06-15
   days on market $149,999 Active 219 DOM
6. 2026-06-13
   days on market $149,999 Active 217 DOM
7. 2026-06-13
   days on market $149,999 Active 216 DOM
8. 2026-06-09
   days on market $149,999 Active 213 DOM
9. 2026-06-08
   days on market $149,999 Active 212 DOM
10. 2026-06-07
    days on market $149,999 Active 211 DOM
11. 2026-06-04
    days on market $149,999 Active 208 DOM
12. 2026-06-03
    days on market $149,999 Active 207 DOM
13. 2026-06-02
    days on market $149,999 Active 206 DOM
14. 2026-06-01
    days on market $149,999 Active 205 DOM
15. 2026-05-31
    days on market $149,999 Active 204 DOM
16. 2026-05-12
    status Active 434-char remark

    Show marketing remark (434 chars)

    Perfect for first time buyer! Move in ready 2bed, 2 bath home. Spacious kitchen dining area and living room. Inside laundry room off kitchen. Large covered carport that accommodates 2 cars. Plenty of out door space, perfect for entertaining. The community has great amenities, clubhouse that can be reserve for parties, 2 pools, spa and pool table room with tvs. Centrally located near schools, shopping center, freeway and much more.

17. 2026-05-01
    historical 434-char remark

    Show marketing remark (434 chars)

    Perfect for first time buyer! Move in ready 2bed, 2 bath home. Spacious kitchen dining area and living room. Inside laundry room off kitchen. Large covered carport that accommodates 2 cars. Plenty of out door space, perfect for entertaining. The community has great amenities, clubhouse that can be reserve for parties, 2 pools, spa and pool table room with tvs. Centrally located near schools, shopping center, freeway and much more.

18. 2026-03-27
    price $149,999 434-char remark

    Show marketing remark (434 chars)

    Perfect for first time buyer! Move in ready 2bed, 2 bath home. Spacious kitchen dining area and living room. Inside laundry room off kitchen. Large covered carport that accommodates 2 cars. Plenty of out door space, perfect for entertaining. The community has great amenities, clubhouse that can be reserve for parties, 2 pools, spa and pool table room with tvs. Centrally located near schools, shopping center, freeway and much more.

19. 2026-02-23
    status Active 434-char remark

    Show marketing remark (434 chars)

    Perfect for first time buyer! Move in ready 2bed, 2 bath home. Spacious kitchen dining area and living room. Inside laundry room off kitchen. Large covered carport that accommodates 2 cars. Plenty of out door space, perfect for entertaining. The community has great amenities, clubhouse that can be reserve for parties, 2 pools, spa and pool table room with tvs. Centrally located near schools, shopping center, freeway and much more.

20. 2026-02-16
    historical 434-char remark

    Show marketing remark (434 chars)

    Perfect for first time buyer! Move in ready 2bed, 2 bath home. Spacious kitchen dining area and living room. Inside laundry room off kitchen. Large covered carport that accommodates 2 cars. Plenty of out door space, perfect for entertaining. The community has great amenities, clubhouse that can be reserve for parties, 2 pools, spa and pool table room with tvs. Centrally located near schools, shopping center, freeway and much more.

21. 2026-01-21
    price $150,000 434-char remark

    Show marketing remark (434 chars)

    Perfect for first time buyer! Move in ready 2bed, 2 bath home. Spacious kitchen dining area and living room. Inside laundry room off kitchen. Large covered carport that accommodates 2 cars. Plenty of out door space, perfect for entertaining. The community has great amenities, clubhouse that can be reserve for parties, 2 pools, spa and pool table room with tvs. Centrally located near schools, shopping center, freeway and much more.

22. 2025-10-20
    listed $160,000 Active 434-char remark

    Show marketing remark (434 chars)

    Perfect for first time buyer! Move in ready 2bed, 2 bath home. Spacious kitchen dining area and living room. Inside laundry room off kitchen. Large covered carport that accommodates 2 cars. Plenty of out door space, perfect for entertaining. The community has great amenities, clubhouse that can be reserve for parties, 2 pools, spa and pool table room with tvs. Centrally located near schools, shopping center, freeway and much more.

ⓘ 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 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: $33,740
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,699
• − Management: −$2,699
• − Depreciation: −$4,364
• Taxable income: $12,576
• Est. tax owed @ 24.0%: −$3,018
• After-tax cash flow: $11,197/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 · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready manufactured home is in good condition with minor cosmetic updates needed to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint enhances curb appeal and property value.
• Both Clean gutters — Clean gutters prevent water damage and improve property value.
• Both Replace carpet in living room — Fresh carpet improves aesthetics and adds value.
• Both Install new window treatments — New window treatments enhance curb appeal and add value.
• Both Upgrade kitchen appliances — Upgraded appliances add value and appeal to potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint enhances curb appeal and property value. ↑
• Both Clean gutters — Clean gutters prevent water damage and improve property value. ↑
• Both Replace carpet in living room — Fresh carpet improves aesthetics and adds value. ↑
• Both Install new window treatments — New window treatments enhance curb appeal and add value. ↑
• Both Upgrade kitchen appliances — Upgraded appliances add value and appeal to potential buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-6.3% since first listed

7 events — show timeline

• 2026-05-12 Relisted — CRMLS
• 2026-05-01 Listing Removed — CRMLS
• 2026-03-27 Price Changed $149,999 CRMLS
• 2026-02-23 Relisted — CRMLS
• 2026-02-16 Listing Removed — CRMLS
• 2026-01-21 Price Changed $150,000 CRMLS
• 2025-10-20 Listed $160,000 CRMLS

Property tax history

+8.6%/yr

Latest (2025): $249 · +8.6% YoY. Source: county tax records.