1081 W Arrow Hwy #86 · Azusa, CA 91702

$279,000

3 bd · 2.0 ba · 1,272 sqft · Manufactured public records · 50 Days on market

Built 2015 Average condition $219/sqft · 49% 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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Rent growth +3.8/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 3-bedroom, 2-bathroom home. Walk into your very spacious living room, that is open to your dining area and kitchen. The main bedroom Has 2 closets, a separate shower and sunken tub. The windows are dual pane and have vertical blinds. There is carpet in the living area, and bedrooms. Bathrooms and kitchen feature durable vinyl flooring. This home is close to the 210 freeway, the 10 freeway, public transportation, West Covina mall, and countless local conveniences. It is peacefully located in the back of this beautiful all age park where it is nice and quiet. This lot has parking for at least 4 smaller cars, and a slab to put a nice shed. The mobile home

Key facts

• Vinyl flooring
• Pool area
• Parking for 4 cars

Tags

• SPACIOUS LIVING ROOM
• OPEN KITCHEN
• DUAL PANE WINDOWS
• VINYL FLOORING
• PARKING FOR 4 CARS
• POOL AREA

Property features AI

Finance

• Other: Park name: Arrow Pines Mobile Estates; Manager approval required; Pets allowed with breed restrictions; Walk Score 68
• Financial info: Monthly land lease: $1,304.32 (park provided)
• HOA & community: Land lease in park (monthly)

Exterior

• Parking: Off-street parking; Attached carport (4 carport spaces); Guest and private parking available; Street parking access
• Utilities: Public sewer; District/public water
• Home design: Mobile home (24' x 52') remains on site, model 220PX24443X; Northeast facing; Turnkey condition; One story
• Construction: Wood construction; Shingle roof; Wood skirting; Built year source: Other
• Exterior features: Awning; Exterior lighting; Community pool; Patio; No fencing; Corner lot; Has view; Gutters; Sidewalks

Interior

• Kitchen: Gas cooktop; Gas range; Gas oven; Dishwasher; Garbage disposal; Laminate counters; Kitchen open to family room; Gas water heater
• Bedrooms: All bedrooms on main level
• Flooring: Laminate counters noted (flooring not specified)
• Bathrooms: 2 full bathrooms; Separate tub and walk-in shower; Double sinks in primary bath; Bathtub; Shower; Privacy toilet door; Exhaust fan(s)
• Heating & cooling: Combination heating; Central cooling
• Interior features: Laminate counters; High ceilings (9 feet+); Recessed lighting; Open floor plan; Double pane windows; Blinds; Insulated doors; Front entry
• Laundry & utility: Washer hookup; Gas dryer hookup; Has laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $279k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $279k).
• Recommended offer: $271k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 2.6% in Azusa — 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 65/100 on livability (#367 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment B; Watch: schools D-, amenities D-, cost of living F.
• Azusa Unified (suburban): math 30% / reading 39% proficiency, ranked #874 of 1,400 in CA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.4%/yr); 96 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 38% of the median local income ($93k/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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $78k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.07% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.09%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

• ARV (median comp): $175,814
• List price: $279,000
• Delta: 58.69%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Gladstone St #45	0.66mi	3/2.0	1,120 (-12%)	4mo	$279,000	$249	46
600 W Gladstone St #62	0.66mi	3/2.0	1,431 (+12%)	11mo	$330,000	$231	39

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 · 5.38% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $3,818
• Equity at exit: $41,600

10-year hold

• IRR: 12.9%
• Equity multiple: 2.13×
• Total profit: $88,188
• Equity at exit: $24,123

Cash invested: $78,120 (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 91702

• Rents YoY: 5.4%
• Active inventory: 96
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,972 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$112 /mo · $1,340/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $657

Break-even live

Break-even rent $2,141

Max offer price $279,000

Occupancy floor 73%

Sensitivity live

Price	-10% $815	-5% $736	+0% $657	+5% $578	+10% $499
Rent	-10% $422	-5% $540	+0% $657	+5% $774	+10% $892
Rate	-1.0pp $797	-0.5pp $728	base $657	+0.5pp $585	+1.0pp $511

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1151 W Arrow Hwy Azusa, CA	1.0–2.0	1.0–2.0	862	$2,195	$2.54	44d	1	0.14mi
745 S Lark Ellen Ave Unit ABCD Azusa, CA	2.0	2.0	1000	$2,400	$2.40	18d	1	0.35mi
4930 N Vincent Ave Covina, CA	2.0	1.0	1000	$3,200	$3.20	22d	1	0.35mi
355 S Aspan Ave Unit 1 Azusa, CA	4.0	2.0	1450	$3,400	$2.34	25d	1	0.67mi
273 W Arrow Hwy Azusa, CA	2.0	1.0–2.0	725	$2,495	$3.44	5d	4	0.72mi
717 S Azusa Ave Unit C Azusa, CA	3.0	3.5	1700	$3,500	$2.06	44d	1	0.73mi
555 S Azusa Ave #32 Azusa, CA	3.0	2.5	1277	$2,900	$2.27	44d	1	0.87mi
800 S Azusa Ave Azusa, CA	2.0	2.0	1000	$2,049	$2.05	8d	1	0.90mi
4459 N Roxburgh Ave Covina, CA	3.0	2.0	1024	$3,600	$3.52	16d	1	0.91mi
971 Cypress St Covina, CA	3.0	3.0	1550	$3,500	$2.26	44d	1	1.03mi
909 W 1st St Azusa, CA	2.0–4.0	2.0–2.5	1143	$3,760	$3.29	2d	5	1.06mi
328 S Azusa Ave Azusa, CA	2.0	2.5	978	$2,900	$2.97	19d	1	1.09mi
1160 N Conwell Ave Covina, CA	1.0–3.0	1.0–2.0	1048	$3,133	$2.99	2d	11	1.10mi
777 W Covina Blvd Covina, CA	2.0–3.0	1.5–2.0	1030	$2,924	$2.84	2d	3	1.12mi
230 S Azusa Ave Unit 2 Azusa, CA	2.0	1.0	900	$2,000	$2.22	44d	1	1.16mi
535 N Lark Ellen Ave Unit 01 Covina, CA	3.0	2.0	1008	$2,795	$2.77	2d	1	1.26mi
644 W 3rd St Azusa, CA	2.0	1.0	900	$2,595	$2.88	25d	1	1.39mi
1139 W Badillo St Unit B Covina, CA	3.0	3.0	1184	$3,050	$2.58	25d	1	1.46mi
1163 W Badillo St Unit 3 Covina, CA	2.0	1.5	1100	$2,695	$2.45	44d	1	1.47mi
1163 W Badillo St Unit 12 Covina, CA	2.0	1.5	1100	$2,695	$2.45	13d	1	1.47mi
347 N Barbara Ave Azusa, CA	3.0	1.0	1110	$3,300	$2.97	2d	1	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $279,000 Active 50 DOM
2. 2026-06-17
   days on market $279,000 Active 49 DOM
3. 2026-06-16
   days on market $279,000 Active 48 DOM
4. 2026-06-15
   days on market $279,000 Active 47 DOM
5. 2026-06-13
   days on market $279,000 Active 45 DOM
6. 2026-06-13
   days on market $279,000 Active 44 DOM
7. 2026-06-09
   days on market $279,000 Active 41 DOM
8. 2026-06-08
   days on market $279,000 Active 40 DOM
9. 2026-06-07
   days on market $279,000 Active 39 DOM
10. 2026-06-04
    days on market $279,000 Active 36 DOM
11. 2026-06-03
    days on market $279,000 Active 35 DOM
12. 2026-06-02
    days on market $279,000 Active 34 DOM
13. 2026-06-01
    days on market $279,000 Active 33 DOM
14. 2026-05-31
    days on market $279,000 Active 32 DOM
15. 2026-04-29
    listed $279,000 Active 1002-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,340 · $112/mo
• Projected year-2 tax: $2,120 · $177/mo
• Expected delta: +$780/yr (+$65/mo · 58.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°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: $35,666
• − Mortgage interest: −$15,628
• − Property taxes: −$1,340
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,853
• − Management: −$2,853
• − Depreciation: −$8,116
• Taxable income: $3,480
• Est. tax owed @ 24.0%: −$835
• After-tax cash flow: $7,049/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

Average 55/100 Cosmetic rehab

This 3-bedroom, 2-bathroom home is in average condition with some cosmetic repairs needed. Painting and replacing ceiling fans would significantly enhance its resale and rental value.

Repairs flagged

• Minor Ceiling fan in living room — Visible wear
• Minor Ceiling fan in bedroom — Visible wear

Value-add opportunities

• Both Painting walls — Enhances curb appeal and interior aesthetics
• Both Replacing ceiling fans — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Ceiling fan in living room · Visible wear	Minor	$500–3,000
Ceiling fan in bedroom · Visible wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting walls — Enhances curb appeal and interior aesthetics ↑
• Both Replacing ceiling fans — Improves comfort and energy efficiency ↑

ⓘ 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: Azusa Unified
• NCES district ID: 0603600
• Math proficiency: 30% ▲ 2.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $58,149
• Composite: 33.35/100
• National rank: #10566
• State rank: #874 of 1400 in CA

Livability — Azusa

• Score: 65/100
• State rank: #367
• US rank: #12533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Azusa, CA
• County: Los Angeles County · 9,444,647 people
• City population: 60,903
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 60,903
• Household income: $92,683
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1631.0

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: Predominantly Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 21% White 14% Asian 13% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 33% · Canada, China, Vietnam
• Languages at home: 42% English-only · Spanish 47% Chinese 3% 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: ▼ -583.11%
• Current HPI: 422.7044
• Rent YoY: ▲ 5.38%
• 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

1 event — show timeline

• 2026-04-29 Listed $279,000 CRMLS

Property tax history

+1.4%/yr

Latest (2025): $1,340 · +1.4% YoY. Source: county tax records.