423 W Route 66 #3 · Glendora, CA 91740

$115,000

2 bd · 1.0 ba · 1,040 sqft · Manufactured public records · 1 Days on market

Built 1975 Good condition Est $173k · 33% under

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Why this score? — see what drove the A- 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.6/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to Park Manor! Nestled in a highly desirable neighborhood of Glendora, this beautifully maintained 2 bedroom, 2 bathroom mobile home offering a spacious 520 sq. ft. of comfortable, single-level living. Step inside to find a light-filled open-concept layout that seamlessly connects the main living area to the kitchen, making it perfect for both daily living and effortless entertaining. The kitchen boasts ample cabinetry and functional counter space, while the dedicated inside laundry area adds everyday convenience. The primary suite features a generous closet, while the additional bedroom(s) offer fantastic flexibility for guests, a home office, or a study space. Step outside to

Key facts

• Ample cabinetry
• Access to clubhouse
• Private carport

Tags

• OPEN-CONCEPT LAYOUT
• AMPLE CABINETRY
• DEDICATED INSIDE LAUNDRY AREA
• PRIVATE CARPORT
• COZY OUTDOOR AREA
• ACCESS TO CLUBHOUSE

Property features AI

Finance

• Other: Park name: Park Manor
• Financial info: Monthly land lease of $1,080 (park); Rent includes electric and water
• HOA & community: Community features include biking paths and sidewalks; Park community with manager approval required

Exterior

• Parking: Assigned covered parking; Attached carport (1 space) plus 1 garage space — total 2 parking spaces; Driveway parking available
• Utilities: Public/district water; Public sewer; Electricity available and connected; Water and sewer connected
• Home design: Single-story; Mobile home remains on site (10' x 52'); Entry faces east; Repairs cosmetic and updated/remodeled
• Construction: Roof: other/see remarks
• Exterior features: Wood fencing; Patio; In-ground community pool; Siding skirt; Has view

Interior

• Kitchen: Granite counters; 6-burner stove; Gas oven; Range/stove hood; Electric stove; Water heater unit
• Bedrooms: Primary bedroom with walk-in closet
• Flooring: Laminated flooring
• Bathrooms: Upgraded bathroom with walk-in shower
• Interior features: Ceiling fan; Stair climber; Granite counters; Association/community spa
• Laundry & utility: Indoor laundry area; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $115k).
• Cap rate 21.6% vs local median 2.4% in Glendora — 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 (#373 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, schools B; Watch: amenities F, cost of living F, health & safety F.
• Glendora Unified (suburban): math 75% / reading 75% proficiency, ranked #36 of 517 in CA (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.6%/yr); 52 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 33% of the median local income ($99k/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 $795 of loan paydown is wiped out by about $3k 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 + 2.6% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $115,000

Questions for the listing agent

1. Built in 1975 — 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: 2.35% ✓
• Cap rate: 21.56%
• Cash-on-cash: 54.52%
• DSCR: 3.43
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $172,640
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
337 W Route 66 #58	0.09mi	2/2.0	1,152 (+11%)	3mo	$195,000	$169	72
423 W Route 66 #6	0.00mi	2/2.0	960 (-8%)	20mo	$159,000	$166	66
208 S Barranca #29	0.65mi	3/2.0 (+1)	1,100 (+6%)	18mo	$115,000	$105	36

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 · 2.59% rent growth · sell at horizon

5-year hold

• IRR: 52.3%
• Equity multiple: 3.28×
• Total profit: $73,394
• Equity at exit: $17,147

10-year hold

• IRR: 57.4%
• Equity multiple: 6.57×
• Total profit: $179,228
• Equity at exit: $9,943

Cash invested: $32,200 (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 91740

• Rents YoY: 2.6%
• Active inventory: 52
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,708 high
• Mortgage (P&I): −$603
• Tax from tax record: −$25 /mo · $305/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $1,463

Break-even live

Break-even rent $856

Max offer price $115,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,528	-5% $1,495	+0% $1,463	+5% $1,430	+10% $1,398
Rent	-10% $1,249	-5% $1,356	+0% $1,463	+5% $1,570	+10% $1,677
Rate	-1.0pp $1,521	-0.5pp $1,492	base $1,463	+0.5pp $1,433	+1.0pp $1,403

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
422 W Route 66 #39 Glendora, CA	2.0	3.0	1260	$3,300	$2.62	0d	1	0.07mi
633 W Rte 66 Glendora, CA	1.0	1.0	716	$2,295	$3.21	44d	1	0.32mi
641 W Rte 66 Glendora, CA	1.0	1.0	800	$2,195	$2.74	45d	1	0.34mi
121 N Pennsylvania Ave Unit 123 Glendora, CA	2.0	1.0	896	$2,350	$2.62	25d	1	0.54mi
330 W Mountain View Ave Unit 206 Glendora, CA	2.0	2.0	1100	$1,975	$1.80	44d	1	0.57mi
324 W Mountain View Ave Unit 206 Glendora, CA	2.0	2.0	1100	$1,975	$1.80	44d	1	0.57mi
180 N Vermont Ave Unit 2D Glendora, CA	1.0	1.0	850	$2,250	$2.65	4d	1	0.67mi
209 N Pennsylvania Ave Glendora, CA	2.0	1.5	1250	$2,795	$2.24	44d	1	0.69mi
139 N Vecino Ave Glendora, CA	3.0	2.5	1483	$4,100	$2.76	13d	1	0.71mi
620 Lemar Park Dr Glendora, CA	2.0	2.0	1000	$2,400	$2.40	5d	1	0.79mi
325 N Vermont Ave Glendora, CA	1.0	1.0	1000	$2,950	$2.95	3d	1	0.81mi
300 E Bennett Ave Unit 10 Glendora, CA	2.0	1.5	850	$1,950	$2.29	25d	1	0.83mi
300 E Bennett Ave Unit 10 Glendora, CA	2.0	1.5	850	$1,950	$2.29	23d	1	0.83mi
1130 E Alosta Ave Azusa, CA	1.0–2.0	1.0	907	$2,450	$2.70	4d	2	0.86mi
1000 E Alosta Ave Azusa, CA	1.0–2.0	1.0	755	$2,373	$3.14	0d	6	0.87mi
721 East Route 66 Glendora, CA	2.0	2.5	1439	$3,495	$2.43	16d	1	0.90mi
435 W Gladstone St Glendora, CA	2.0	2.0	1200	$2,994	$2.49	0d	2	1.00mi
371 N Powell Ave Azusa, CA	2.0	2.0	1000	$2,395	$2.40	21d	1	1.06mi
371 N Powell Ave Azusa, CA	2.0	2.0	1000	$2,395	$2.40	44d	3	1.06mi
440 W Gladstone St Glendora, CA	1.0–2.0	1.0–2.0	875	$2,390	$2.73	0d	8	1.10mi
558 N Vermont Ave Glendora, CA	3.0	2.0	1170	$3,650	$3.12	44d	1	1.12mi
19023 E Leadora Ave Glendora, CA	3.0	3.0	1230	$3,300	$2.68	25d	1	1.17mi
801 E Alosta Ave Azusa, CA	1.0–2.0	1.0–2.0	783	$2,669	$3.41	0d	29	1.24mi
230 N Calvados Ave Azusa, CA	3.0	2.0	1396	$3,850	$2.76	0d	1	1.29mi
1058 E Foothill Blvd Unit 58-B Glendora, CA	2.0	1.5	900	$2,300	$2.56	44d	1	1.39mi
1058 E Foothill Blvd Unit 60-P Glendora, CA	3.0	1.5	950	$2,750	$2.89	44d	1	1.39mi
1058 E Foothill Blvd Unit 60-L Glendora, CA	2.0	1.5	900	$2,300	$2.56	21d	1	1.39mi
1058 E Foothill Blvd Unit 60-A Glendora, CA	2.0	1.5	900	$2,400	$2.67	0d	1	1.39mi
1058 E Foothill Blvd Unit 60-F Glendora, CA	2.0	1.5	900	$2,400	$2.67	21d	1	1.39mi
1058 E Foothill Blvd Unit 58-M Glendora, CA	2.0	1.5	900	$2,250	$2.50	23d	1	1.39mi
1058 E Foothill Blvd Unit B Glendora, CA	2.0	1.0	870	$2,400	$2.76	25d	1	1.39mi
1620 S Glendora Ave Glendora, CA	3.0	2.0	1450	$3,500	$2.41	7d	1	1.40mi
925 Clementine Ct Unit C Azusa, CA	2.0	3.0	1296	$3,300	$2.55	44d	1	1.41mi
1060 E Foothill Blvd Unit P Glendora, CA	3.0	1.0	1014	$2,800	$2.76	25d	1	1.42mi
1060 E Foothill Blvd Glendora, CA	2.0	1.5	900	$2,350	$2.61	2d	3	1.42mi
1632 S Glendora Ave Glendora, CA	3.0	2.0	1000	$3,200	$3.20	0d	1	1.43mi
1125 E Foothill Blvd Glendora, CA	3.0	2.0	1140	$2,900	$2.54	18d	1	1.50mi
1125 E Foothill Blvd Unit 1 Glendora, CA	3.0	2.0	1271	$2,900	$2.28	25d	1	1.50mi
1203 East Route 66 Glendora, CA	2.0	1.0	800	$4,500	$5.62	0d	1	1.50mi

Listing history 1 events

1. 2026-05-26
   listed $115,000 Active

ⓘ 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: $305 · $25/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$569/yr (+$47/mo · 186.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 19 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: $32,496
• − Mortgage interest: −$6,442
• − Property taxes: −$305
• − Insurance: −$575
• − Repairs & maintenance: −$2,600
• − Management: −$2,600
• − Depreciation: −$3,345
• Taxable income: $16,629
• Est. tax owed @ 24.0%: −$3,991
• After-tax cash flow: $13,564/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 80/100 Cosmetic rehab

This well-maintained mobile home in Glendora offers a good condition with a good ROI potential for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Reorganizing the kitchen cabinets for better functionality — Improves storage and makes the space more user-friendly.
• Both Upgrading the kitchen appliances — Modernizes the kitchen and adds value for both resale and rental.
• Both Adding a small outdoor patio or seating area — Increases outdoor living space and enhances curb appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Reorganizing the kitchen cabinets for better functionality — Improves storage and makes the space more user-friendly. ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and adds value for both resale and rental. ↑
• Both Adding a small outdoor patio or seating area — Increases outdoor living space and enhances curb appeal. ↑

ⓘ 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: Glendora Unified
• NCES district ID: 0615270
• Math proficiency: 75% ▲ 16.00%
• Reading proficiency: 75% ▲ 8.00%
• Median HH income: $80,253
• Composite: 66.41/100
• National rank: #421
• State rank: #36 of 517 in CA

Livability — Glendora

• Score: 65/100
• State rank: #373
• US rank: #12710

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glendora, CA
• County: Los Angeles County · 9,444,647 people
• City population: 52,239
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 26,168
• Household income: $99,083
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 1034.0

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 49% White 33% Two or more races 21% Asian 10% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 37% Cuban 1%
• Common ancestry: Lithuanian 1% Portuguese 1% Romanian 1%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 63% English-only · Spanish 24% Chinese 4% Arabic 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: ▼ -847.76%
• Current HPI: 378.3547
• Rent YoY: ▲ 2.59%
• 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

• 2026-05-26 Listed $115,000 CRMLS

Property tax history

+7.7%/yr

Latest (2025): $305 · +7.7% YoY. Source: county tax records.