17350 E Temple Ave #479 · South San Jose Hills, CA 91792

$250,000

4 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 5 Days on market

Built 1972 Est $206k · 21% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Schools +4.5/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this stunning manufacture home recently remodeled 4 bedroom, 2 bathroom in the city of La Puente with 1440 square feet of living space and parking space for 2 cars. Conveniently situated nearby the restaurants, local parks, shopping center with easy access to freeways and schools. This home was fully remodeled from top to bottom. Upgrades included: New flooring, new kitchen cabinets, counter top, lighting, new windows, new electrical, and much more. Community offers 24 hour gate guard security, club houses, 2 community pools, work out gym, and community park. MOVE IN READY!!!

Key facts

• Recently remodeled
• New flooring
• New kitchen cabinets

Tags

• RECENTLY REMODELED
• NEW FLOORING
• NEW KITCHEN CABINETS
• NEW WINDOWS
• 24 HOUR GATE GUARD SECURITY
• COMMUNITY POOLS

Property features AI

Finance

• Other: Living area source: assessor's data; Parcel number recorded
• Financial info: Land lease applies (park) with a monthly amount; Rent includes trash
• HOA & community: Part of an association; Located in Covina Hills Mobile Home Community; Community features include a park

Exterior

• Parking: Attached carport; Parking available
• Security: 24-hour security
• Utilities: Standard electric; Natural gas connected; Electricity connected; Water connected (district/public); Public sewer
• Home design: Single-story mobile home; Mobile home remains on site; Mobile dimensions approximately 24 ft by 60 ft; Facing/entry level: porch
• Construction: Year built source: assessor
• Exterior features: Vinyl fencing; Deck; Yard; Community pool

Interior

• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: One-level home with a porch entry; Turnkey condition; 24-hour security; Community spa
• Laundry & utility: Laundry in closet; Gas and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Cap rate 11.3% vs local median 3.2% in South San Jose Hills — 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 63/100 on livability (#449 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A, employment A-; Watch: crime F, amenities F, cost of living F.
• Rowland Unified (suburban): math 40% / reading 62% proficiency, ranked #134 of 517 in CA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Yorbita Elementary (410 students, 92% FRL); Giano Intermediate (489 students, 91% FRL); Nogales High (math 29% / reading 57%, grade F, #460 of 1,170 statewide, top 40%, 1,668 students, 82% FRL) — zoned schools average 88% FRL vs 56% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.2%/yr); 29 active listings in the ZIP; 14 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 44% of the median local income ($95k/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 + 5.2% rent growth), your $70k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $250,000

Questions for the listing agent

1. Built in 1972 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.40% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.86%
• DSCR: 1.79
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $205,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17350 Temple #288	0.05mi	3/2.0 (-1)	1,440 (0%)	3mo	$145,000	$101	90
17350 Temple Ave #383	0.05mi	3/2.0 (-1)	1,431 (-1%)	8mo	$187,000	$131	85
17350 Temple Ave #214	0.05mi	3/2.0 (-1)	1,456 (+1%)	13mo	$219,000	$150	80
17350 Temple 237	0.05mi	3/2.0 (-1)	1,320 (-8%)	2mo	$189,000	$143	77
17350 E Temple Ave #84	0.05mi	3/2.0 (-1)	1,344 (-7%)	6mo	$180,000	$134	76
17350 Temple Ave #320	0.21mi	3/2.0 (-1)	1,500 (+4%)	7mo	$126,500	$84	73
17350 Temple Ave #484	0.05mi	3/2.0 (-1)	1,344 (-7%)	12mo	$276,000	$205	72
17350 Temple Ave #397	0.05mi	3/2.0 (-1)	1,344 (-7%)	13mo	$140,000	$104	71
17350 Temple #411	0.05mi	3/2.0 (-1)	1,632 (+13%)	2mo	$295,000	$181	69
17350 E Temple Ave #451	0.05mi	3/2.0 (-1)	1,566 (+9%)	12mo	$274,000	$175	69
17350 E Temple Ave #405	0.05mi	3/2.0 (-1)	1,344 (-7%)	18mo	$170,000	$126	67
17350 Temple Ave #434	0.05mi	3/2.0 (-1)	1,344 (-7%)	18mo	$219,000	$163	66

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 · 5.15% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.48×
• Total profit: $33,645
• Equity at exit: $37,276

10-year hold

• IRR: 22.4%
• Equity multiple: 3.12×
• Total profit: $148,174
• Equity at exit: $21,615

Cash invested: $70,000 (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 91792

• Rents YoY: 5.2%
• Active inventory: 29
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $3,506 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$736
• Net cashflow: $1,042

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 65%

Sensitivity live

Price	-10% $1,215	-5% $1,128	+0% $1,042	+5% $955	+10% $869
Rent	-10% $765	-5% $903	+0% $1,042	+5% $1,180	+10% $1,319
Rate	-1.0pp $1,168	-0.5pp $1,105	base $1,042	+0.5pp $977	+1.0pp $911

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 S Azusa Ave West Covina, CA	1.0–3.0	1.0–2.0	934	$3,214	$3.44	7d	12	0.38mi
2442 S Nancy St Unit 1 West Covina, CA	3.0	1.5	1165	$3,345	$2.87	46d	1	0.52mi
2100 S Lark Ellen Ave West Covina, CA	1.0–3.0	1.0–2.0	967	$3,200	$3.31	7d	8	0.92mi
2452 E Brenda St West Covina, CA	4.0	2.0	1460	$4,095	$2.80	0d	1	1.00mi
2013 S Brentwood Dr West Covina, CA	4.0	2.0	1568	$3,650	$2.33	0d	1	1.03mi
3424 S Rachel Ave West Covina, CA	4.0	2.0	1445	$3,500	$2.42	9d	1	1.04mi
2316 Cravath Ct West Covina, CA	3.0	2.0	1335	$3,050	$2.28	19d	1	1.16mi
2622 E Marlena St West Covina, CA	4.0	2.0	1579	$3,650	$2.31	46d	1	1.16mi
1366 Oahu St West Covina, CA	3.0	3.0	1596	$3,475	$2.18	46d	1	1.28mi
1511 Wailea St West Covina, CA	3.0	2.5	1509	$3,400	$2.25	26d	1	1.29mi
856 Francesca Dr Walnut, CA	3.0	3.0	1594	$3,900	$2.45	46d	1	1.30mi
1818 Bauer Dr West Covina, CA	3.0	2.0	1125	$3,000	$2.67	8d	1	1.40mi
684 Panorama Ln La Puente, CA	3.0	3.5	1683	$3,600	$2.14	23d	1	1.43mi
684 Panorama Ln La Puente, CA	3.0	3.5	1683	$3,600	$2.14	19d	1	1.43mi

Listing history 4 events

1. 2026-06-21
   days on market $250,000 Active 5 DOM
2. 2026-06-18
   days on market $250,000 Active 2 DOM
3. 2026-06-17
   remarks 593-char remark
4. 2026-06-17
   listed $250,000 Active 1 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,069
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,366
• − Management: −$3,366
• − Depreciation: −$7,273
• Taxable income: $9,061
• Est. tax owed @ 24.0%: −$2,175
• After-tax cash flow: $10,328/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: Rowland Unified
• NCES district ID: 0633750
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 62% ▲ 11.00%
• Median HH income: $63,667
• Composite: 44.83/100
• National rank: #2733
• State rank: #134 of 517 in CA

Livability — South San Jose Hills

• Score: 63/100
• State rank: #449
• US rank: #15206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South San Jose Hills, CA
• County: Los Angeles County · 9,444,647 people
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 30,629
• Household income: $94,817
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 1330.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 42% Asian 42% Two or more races 14% Black 7% White 6%
• Hispanic origin (detail): Mexican 35%
• Foreign-born: 44% · Canada, China, Vietnam
• Languages at home: 37% English-only · Spanish 28% Chinese 15% Tagalog/Filipino 14%

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: ▼ -662.61%
• Current HPI: 420.1138
• Rent YoY: ▲ 5.15%
• 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

• 2026-06-16 Listed $250,000 CRMLS

Property tax history

+6.8%/yr

Latest (2025): $403 · +6.8% YoY. Source: county tax records.