1205 Cypress #162 · San Dimas, CA 91773

$145,000

2 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 15 Days on market

Manufactured home Built 1969 Good condition $139/sqft · 9% below area Est $159k · 9% under ↓ 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
• ARV discount +11.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +8.0/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Appreciation +2.5/10.0
• Rent growth +2.3/5.0
• Manufactured-home adj. -6.5

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
• Pool
• Jacuzzi spa

Tags

• POOL
• JACUZZI SPA
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $743 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 2.6% 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; 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.
• Zoned schools: Gladstone Elementary (515 students, 30% FRL); Lone Hill Middle (912 students, 40% FRL); San Dimas High (math 70% / reading 90%, grade A, #41 of 1,170 statewide, top 4%, 1,251 students, 34% FRL).
• Zoned-school proficiency averages 80% at this address vs 64% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Bonita Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.0%/yr); 110 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 75d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).

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 $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (9%) 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 $142,825 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.52% ✓
• Cap rate: 12.44%
• Cash-on-cash: 21.95%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (median comp): $159,450
• List price: $145,000
• Delta: -9.06%
• Verdict: FAIR
• Comps: 20 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	0.55mi	2/2.0	1,040 (0%)	4mo	$105,000	$101	71
1245 W Cienega Ave #95	0.36mi	2/2.0	1,080 (+4%)	11mo	$137,500	$127	68
21310 E Covina Blvd #2	0.43mi	2/2.0	960 (-8%)	2mo	$159,900	$167	66
1635 W Covina Blvd #109	0.52mi	3/2.0 (+1)	1,056 (+2%)	9mo	$215,642	$204	60
1635 W Covina #40	0.52mi	3/2.0 (+1)	1,120 (+8%)	2mo	$216,000	$193	56
21210 E Arrow #105	0.75mi	3/2.0 (+1)	1,040 (0%)	7mo	$165,000	$159	54
801 W Covina Blvd #179	0.58mi	2/2.0	960 (-8%)	7mo	$95,000	$99	54
1630 W Covina Blvd #60	0.51mi	1/2.0 (-1)	940 (-10%)	4mo	$159,000	$169	52
21210 Arriw Hwy # 48	0.75mi	2/2.0	960 (-8%)	1mo	$129,000	$134	51
801 W Covina Blvd #84	0.56mi	2/2.0	1,140 (+10%)	10mo	$148,000	$130	49
21210 E Arrow Hwy #149	0.75mi	2/2.0	1,152 (+11%)	0mo	$88,000	$76	47
21210 E Arrow #123	0.75mi	3/2.0 (+1)	1,180 (+14%)	11mo	$235,000	$199	29

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: 11.2%
• Equity multiple: 1.43×
• Total profit: $17,370
• Equity at exit: $21,620

10-year hold

• IRR: 17.7%
• Equity multiple: 2.26×
• Total profit: $51,161
• Equity at exit: $12,537

Cash invested: $40,600 (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: 10 active · 8 under contract
• Months of supply: 8.6 mo (12%/mo absorbed)
• Median asking: $186,500 ($171/sqft)
• Median days on market: 44 d
• This list price: 30% of active listings are priced below it
• ARV vs active asking: -10.2% vs current asking $/sqft

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

ZIP-level market 91773

• Rents YoY: -1.0%
• Active inventory: 110
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,209 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $743

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 61%

Sensitivity live

Price	-10% $843	-5% $793	+0% $743	+5% $693	+10% $643
Rent	-10% $568	-5% $656	+0% $743	+5% $830	+10% $917
Rate	-1.0pp $816	-0.5pp $780	base $743	+0.5pp $705	+1.0pp $667

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: $36,250
• Closing costs: $4,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1430 W Badillo St San Dimas, CA	3.0	1.5	1200	$3,000	$2.50	94d	1	0.29mi
1463 Cypress St San Dimas, CA	2.0	1.0	884	$2,800	$3.17	33d	1	0.29mi
1471 Cypress St San Dimas, CA	2.0	2.0	1127	$900	$0.80	103d	1	0.29mi
220 S Valley Center Ave San Dimas, CA	2.0	1.0	1000	$2,495	$2.50	139d	1	0.50mi
217 Danecroft Ave Unit A San Dimas, CA	2.0	1.0	735	$2,800	$3.81	139d	1	0.54mi
21332 E Arrow Hwy Unit 203 Covina, CA	3.0	2.0	1334	$3,200	$2.40	36d	1	0.62mi
21332 E Arrow Hwy Unit 302 Covina, CA	2.0	2.0	1100	$2,850	$2.59	74d	1	0.62mi
21332 E Arrow Hwy Unit 206 Covina, CA	1.0	1.0	742	$2,175	$2.93	87d	1	0.62mi
21332 E Arrow Hwy Unit 303 Covina, CA	3.0	2.0	1334	$3,200	$2.40	6d	1	0.62mi
21332 E Arrow Hwy Unit 307 Covina, CA	3.0	2.0	1334	$3,200	$2.40	62d	1	0.62mi
21332 E Arrow Hwy Unit 104 Covina, CA	3.0	2.0	1334	$3,202	$2.40	74d	1	0.62mi
21332 E Arrow Hwy Unit 211 Covina, CA	2.0	2.0	1100	$2,850	$2.59	67d	1	0.62mi
21332 E Arrow Hwy Unit 308 Covina, CA	2.0	2.0	1100	$2,850	$2.59	36d	1	0.62mi
21112 E Brookport St Covina, CA	3.0	2.0	1223	$3,500	$2.86	3d	1	0.67mi
1189 Strawberry Ln Glendora, CA	2.0	2.5	1292	$2,900	$2.24	139d	1	0.74mi
401 N Rennell Ave San Dimas, CA	3.0	2.0	1498	$3,900	$2.60	19d	1	0.79mi
1063 Wellington Rd San Dimas, CA	3.0	2.0	960	$2,980	$3.10	3d	1	0.82mi
20983 E Covina Blvd Covina, CA	2.0	2.0	962	$2,500	$2.60	120d	1	0.85mi
20983 E Covina Blvd Covina, CA	2.0	2.0	962	$2,650	$2.75	79d	1	0.85mi
21042 E Arrow Hwy Covina, CA	1.0–2.0	1.0–2.0	803	$2,875	$3.58	0d	6	0.87mi
1116 N Barston Ave Covina, CA	2.0	1.0	836	$2,500	$2.99	84d	1	0.91mi
1129 N Barston Ave Covina, CA	2.0	1.0	836	$2,800	$3.35	51d	1	0.91mi
1145 N Barston Ave Covina, CA	2.0	1.0	836	$2,150	$2.57	64d	1	0.94mi
1447 S Valley Center Ave Glendora, CA	3.0	2.0	1345	$3,500	$2.60	71d	1	0.99mi
1746 S Sunflower Ave Unit 7 Glendora, CA	2.0	2.0	1100	$2,295	$2.09	41d	1	0.99mi
1746 S Sunflower Ave Unit 10 Glendora, CA	2.0	1.5	1100	$2,400	$2.18	139d	1	0.99mi
1237 Norgate St San Dimas, CA	3.0	2.0	1232	$3,500	$2.84	20d	1	1.01mi
444 N Amelia Ave San Dimas, CA	2.0	1.0–2.0	715	$2,799	$3.91	0d	2	1.06mi
530 W 3rd St Unit A San Dimas, CA	2.0	2.5	1000	$3,000	$3.00	139d	1	1.11mi
801 Claraday St Glendora, CA	1.0–2.0	1.0–2.0	900	$2,450	$2.72	12d	2	1.14mi
522 W 4th St San Dimas, CA	3.0	1.0	1113	$3,550	$3.19	139d	1	1.16mi
644 Pearlanna Dr San Dimas, CA	3.0	1.5	1350	$3,500	$2.59	93d	1	1.17mi
710 Claraday St Glendora, CA	2.0	1.0	850	$2,200	$2.59	24d	1	1.22mi
711 Claraday St Unit A Glendora, CA	2.0	1.0	750	$2,250	$3.00	139d	1	1.23mi
301 W 1st St San Dimas, CA	2.0	1.0	880	$2,150	$2.44	120d	1	1.32mi
301 W 1st St Unit A San Dimas, CA	3.0	2.0	1000	$3,250	$3.25	139d	1	1.32mi
204 San Luis Rey Dr San Dimas, CA	2.0	2.5	1287	$3,165	$2.46	90d	1	1.33mi
204 San Luis Rey Dr San Dimas, CA	2.0	3.0	1287	$3,165	$2.46	101d	1	1.33mi
1456 Greer Ave Glendora, CA	3.0	2.0	1170	$2,900	$2.48	5d	1	1.36mi
220 W 1st St San Dimas, CA	3.0	1.0	1200	$845	$0.70	113d	1	1.37mi

Listing history 50 events

1. 2026-09-24
   days on market $145,000 Active 15 DOM
2. 2026-09-23
   days on market $145,000 Active 14 DOM
3. 2026-09-22
   days on market $145,000 Active 13 DOM
4. 2026-09-21
   days on market $145,000 Active 12 DOM
5. 2026-09-20
   days on market $145,000 Active 11 DOM
6. 2026-09-19
   days on market $145,000 Active 10 DOM
7. 2026-09-18
   days on market $145,000 Active 9 DOM
8. 2026-09-17
   days on market $145,000 Active 8 DOM
9. 2026-09-16
   days on market $145,000 Active 7 DOM
10. 2026-09-15
    days on market $145,000 Active 6 DOM
11. 2026-09-14
    days on market $145,000 Active 5 DOM
12. 2026-09-13
    days on market $145,000 Active 4 DOM
13. 2026-09-12
    days on market $145,000 Active 3 DOM
14. 2026-09-11
    remarks 630-char remark
15. 2026-09-11
    pricedays on marketlisting id $145,000 Active 2 DOM
16. 2026-08-06
    days on market $149,999 Active 271 DOM
17. 2026-08-05
    days on market $149,999 Active 270 DOM
18. 2026-08-04
    days on market $149,999 Active 269 DOM
19. 2026-08-03
    days on market $149,999 Active 268 DOM
20. 2026-07-31
    days on market $149,999 Active 265 DOM
21. 2026-07-30
    days on market $149,999 Active 264 DOM
22. 2026-07-30
    days on market $149,999 Active 263 DOM
23. 2026-07-28
    days on market $149,999 Active 262 DOM
24. 2026-07-26
    days on market $149,999 Active 260 DOM
25. 2026-07-24
    days on market $149,999 Active 258 DOM
26. 2026-07-23
    days on market $149,999 Active 257 DOM
27. 2026-07-22
    days on market $149,999 Active 256 DOM
28. 2026-07-21
    days on market $149,999 Active 255 DOM
29. 2026-07-20
    days on market $149,999 Active 254 DOM
30. 2026-07-18
    days on market $149,999 Active 252 DOM
31. 2026-07-18
    days on market $149,999 Active 251 DOM
32. 2026-07-16
    days on market $149,999 Active 250 DOM
33. 2026-07-15
    days on market $149,999 Active 249 DOM
34. 2026-07-14
    days on market $149,999 Active 248 DOM
35. 2026-07-13
    days on market $149,999 Active 247 DOM
36. 2026-07-13
    days on market $149,999 Active 246 DOM
37. 2026-07-11
    days on market $149,999 Active 245 DOM
38. 2026-07-10
    days on market $149,999 Active 244 DOM
39. 2026-07-09
    days on market $149,999 Active 243 DOM
40. 2026-07-07
    days on market $149,999 Active 241 DOM
41. 2026-07-06
    days on market $149,999 Active 240 DOM
42. 2026-07-06
    days on market $149,999 Active 239 DOM
43. 2026-07-05
    days on market $149,999 Active 238 DOM
44. 2026-07-03
    days on market $149,999 Active 237 DOM
45. 2026-07-02
    days on market $149,999 Active 236 DOM
46. 2026-07-01
    days on market $149,999 Active 235 DOM
47. 2026-06-30
    days on market $149,999 Active 234 DOM
48. 2026-06-29
    days on market $149,999 Active 233 DOM
49. 2026-06-28
    days on market $149,999 Active 232 DOM
50. 2026-06-27
    days on market $149,999 Active 231 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 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: $26,503
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$2,120
• − Management: −$2,120
• − Depreciation: −$4,218
• Taxable income: $7,022
• Est. tax owed @ 24.0%: −$1,685
• After-tax cash flow: $7,228/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 Est. rehab $5,200–$15,600 screening

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. ↑

ⓘ 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.

B Composite school gradezoned avg 80/100

Zoned Schools

Elementary Gladstone Elementary Middle Lone Hill Middle High San Dimas High A CA #41/1,170 Nat'l #1,094/17,239

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

B Composite livability gradescore 72/100

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 · 10,940,515 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: 7% 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 0.69)
• 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%

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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: ▼ -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

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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

-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.