801 W Covina #16 · San Dimas, CA 91777

$129,900

2 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 116 Days on market

Manufactured home 55+ age-restricted Built 1964 Good condition $108/sqft · 22% below area Est $166k · 22% under ↓ 14% since listing

---

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 +22.5/30.0
• ARV discount +15.0/15.0
• Schools +8.0/10.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -6.0

Listing remarks MLS

Welcome to this well-cared-for 2-bedroom, 2-bath home located in a peaceful, clean, and pet-friendly 55+ community, conveniently close to shopping, dining, and easy freeway access. This home offers a comfortable and functional layout with a large living room, a separate dining area, and a spacious kitchen with plenty of cabinet space. The primary bedroom features its own private bathroom, and the second bedroom is ideal for guests, hobbies, or a home office. Enjoy relaxing outdoors under the covered patio and the convenience of a 2-car carport. The community offers wonderful amenities including a swimming pool, jacuzzi, clubhouse, and gym, perfect for those looking to enjoy an active and social lifestyle.

Key facts

• Clubhouse
• Swimming pool
• Covered patio

Tags

• COVERED PATIO
• SWIMMING POOL
• JACUZZI
• CLUBHOUSE
• GYM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $944 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 2.7% 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: 1 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($898 loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (19%) 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 $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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: 1.80% ✓
• Cap rate: 15.02%
• Cash-on-cash: 31.16%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

• ARV (median comp): $165,760
• List price: $129,900
• Delta: -21.63%
• Verdict: UNDERPRICED
• Comps: 18 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 #84	0.03mi	2/2.0	1,140 (-5%)	9mo	$148,000	$130	83
801 W Covina Blvd Blvd #108	0.06mi	2/2.0	1,040 (-13%)	2mo	$105,000	$101	73
801 W Covina Blvd #175	0.00mi	2/1.0	1,100 (-8%)	11mo	$105,000	$95	73
1205 Cypress St #115	0.51mi	2/2.0	1,344 (+12%)	2mo	$215,000	$160	54
1205 Cypress St #160	0.51mi	3/2.0 (+1)	1,120 (-7%)	11mo	$220,000	$196	50
1205 Cypress St #148	0.56mi	3/2.0 (+1)	1,344 (+12%)	0mo	$185,000	$138	48
1205 Cypress St #126	0.56mi	3/2.0 (+1)	1,344 (+12%)	1mo	$300,000	$223	48
1245 W Cienega #104	0.70mi	2/2.0	1,344 (+12%)	0mo	$250,000	$186	47
1245 W Cienega Ave #95	0.70mi	2/2.0	1,080 (-10%)	9mo	$137,500	$127	43
1245 W Cienega Ave #123	0.70mi	2/2.0	1,348 (+12%)	11mo	$275,000	$204	38
1245 W Cienega Ave #44	0.64mi	2/2.0	1,368 (+14%)	12mo	$132,200	$97	37
1245 W Cienega Ave #88	0.70mi	3/2.0 (+1)	1,375 (+15%)	11mo	$350,000	$255	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.0%
• Equity multiple: 3.08×
• Total profit: $75,834
• Equity at exit: $58,409

10-year hold

• IRR: 37.0%
• Equity multiple: 6.11×
• Total profit: $185,732
• Equity at exit: $90,015

Cash invested: $36,372 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 10 under contract
• Months of supply: 2.6 mo (39%/mo absorbed)
• Median asking: $199,000 ($144/sqft)
• Median days on market: 271 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -4.2% vs current asking $/sqft

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

ZIP-level market 91777

• Active inventory: 1
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,332 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $944

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 55%

Sensitivity live

Price	-10% $1,034	-5% $989	+0% $944	+5% $900	+10% $855
Rent	-10% $760	-5% $852	+0% $944	+5% $1,037	+10% $1,129
Rate	-1.0pp $1,010	-0.5pp $977	base $944	+0.5pp $911	+1.0pp $877

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: $32,475
• Closing costs: $3,897
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 Danecroft Ave Unit A San Dimas, CA	2.0	1.0	735	$2,800	$3.81	93d	1	0.40mi
530 W 3rd St Unit A San Dimas, CA	2.0	2.5	1000	$3,000	$3.00	93d	1	0.71mi
204 San Luis Rey Dr San Dimas, CA	2.0	2.5	1287	$3,165	$2.46	43d	1	0.75mi
204 San Luis Rey Dr San Dimas, CA	2.0	3.0	1287	$3,165	$2.46	54d	1	0.75mi
522 W 4th St San Dimas, CA	3.0	1.0	1113	$3,550	$3.19	93d	1	0.77mi
301 W 1st St San Dimas, CA	2.0	1.0	880	$2,150	$2.44	73d	1	0.81mi
301 W 1st St Unit A San Dimas, CA	3.0	2.0	1000	$3,250	$3.25	93d	1	0.81mi
502 San Pablo Ct San Dimas, CA	2.0	2.0	1092	$2,850	$2.61	48d	1	0.84mi
220 W 1st St San Dimas, CA	3.0	1.0	1200	$845	$0.70	66d	1	0.84mi
1471 Cypress St San Dimas, CA	2.0	2.0	1127	$900	$0.80	56d	1	0.85mi
1430 W Badillo St San Dimas, CA	3.0	1.5	1200	$3,000	$2.50	48d	1	0.85mi
644 Pearlanna Dr San Dimas, CA	3.0	1.5	1350	$3,500	$2.59	46d	1	0.90mi
232 W 3rd St San Dimas, CA	2.0	1.0	952	$3,149	$3.31	7d	1	0.91mi
220 S Valley Center Ave San Dimas, CA	2.0	1.0	1000	$2,495	$2.50	93d	1	0.93mi
235 W 4th St San Dimas, CA	3.0	2.0	1200	$3,300	$2.75	0d	1	0.99mi
21332 E Arrow Hwy Unit 307 Covina, CA	3.0	2.0	1334	$3,200	$2.40	15d	1	1.05mi
21332 E Arrow Hwy Unit 104 Covina, CA	3.0	2.0	1334	$3,202	$2.40	28d	1	1.05mi
21332 E Arrow Hwy Unit 211 Covina, CA	2.0	2.0	1100	$2,850	$2.59	20d	1	1.05mi
21332 E Arrow Hwy Unit 302 Covina, CA	2.0	2.0	1100	$2,850	$2.59	28d	1	1.05mi
21332 E Arrow Hwy Unit 206 Covina, CA	1.0	1.0	742	$2,175	$2.93	41d	1	1.05mi
206 Teague Dr San Dimas, CA	2.0	3.0	1320	$3,500	$2.65	93d	1	1.08mi
203 Teague Dr San Dimas, CA	2.0	2.0	1180	$3,100	$2.63	56d	1	1.08mi
1189 Strawberry Ln Glendora, CA	2.0	2.5	1292	$2,900	$2.24	93d	1	1.17mi
1447 S Valley Center Ave Glendora, CA	3.0	2.0	1345	$3,500	$2.60	25d	1	1.26mi
21042 E Arrow Hwy Covina, CA	1.0–2.0	1.0–2.0	803	$2,875	$3.58	0d	7	1.36mi
722 Belleview Ave San Dimas, CA	3.0	2.0	1336	$4,150	$3.11	23d	1	1.39mi
477 E Bonita Ave San Dimas, CA	3.0	1.0	950	$3,240	$3.41	0d	1	1.41mi
20983 E Covina Blvd Covina, CA	2.0	2.0	962	$2,500	$2.60	73d	1	1.42mi
20983 E Covina Blvd Covina, CA	2.0	2.0	962	$2,650	$2.75	32d	1	1.42mi
1746 S Sunflower Ave Unit 7 Glendora, CA	2.0	2.0	1100	$2,400	$2.18	28d	1	1.47mi
1746 S Sunflower Ave Unit 10 Glendora, CA	2.0	1.5	1100	$2,400	$2.18	93d	1	1.47mi
612 N Maryport Ave San Dimas, CA	3.0	2.0	1402	$3,900	$2.78	4d	1	1.47mi
1116 N Barston Ave Covina, CA	2.0	1.0	836	$2,500	$2.99	38d	1	1.48mi
1129 N Barston Ave Covina, CA	2.0	1.0	836	$2,800	$3.35	4d	1	1.48mi
970 Sandstone Dr Glendora, CA	2.0	2.0	1145	$3,100	$2.71	17d	1	1.50mi

Listing history 19 events

1. 2026-06-15
   days on market $129,900 Active 116 DOM
2. 2026-06-13
   days on market $129,900 Active 114 DOM
3. 2026-06-13
   days on market $129,900 Active 113 DOM
4. 2026-06-09
   days on market $129,900 Active 110 DOM
5. 2026-06-08
   days on market $129,900 Active 109 DOM
6. 2026-06-07
   days on market $129,900 Active 108 DOM
7. 2026-06-04
   days on market $129,900 Active 105 DOM
8. 2026-06-03
   days on market $129,900 Active 104 DOM
9. 2026-06-02
   days on market $129,900 Active 103 DOM
10. 2026-06-02
    price $129,900 Active 102 DOM
11. 2026-06-01
    days on market $137,000 Active 102 DOM
12. 2026-05-31
    days on market $137,000 Active 101 DOM
13. 2026-04-04
    price $137,000 714-char remark

    Show marketing remark (714 chars)

    Welcome to this well-cared-for 2-bedroom, 2-bath home located in a peaceful, clean, and pet-friendly 55+ community, conveniently close to shopping, dining, and easy freeway access. This home offers a comfortable and functional layout with a large living room, a separate dining area, and a spacious kitchen with plenty of cabinet space. The primary bedroom features its own private bathroom, and the second bedroom is ideal for guests, hobbies, or a home office. Enjoy relaxing outdoors under the covered patio and the convenience of a 2-car carport. The community offers wonderful amenities including a swimming pool, jacuzzi, clubhouse, and gym, perfect for those looking to enjoy an active and social lifestyle.

14. 2026-03-16
    price $149,900 714-char remark

    Show marketing remark (714 chars)

    Welcome to this well-cared-for 2-bedroom, 2-bath home located in a peaceful, clean, and pet-friendly 55+ community, conveniently close to shopping, dining, and easy freeway access. This home offers a comfortable and functional layout with a large living room, a separate dining area, and a spacious kitchen with plenty of cabinet space. The primary bedroom features its own private bathroom, and the second bedroom is ideal for guests, hobbies, or a home office. Enjoy relaxing outdoors under the covered patio and the convenience of a 2-car carport. The community offers wonderful amenities including a swimming pool, jacuzzi, clubhouse, and gym, perfect for those looking to enjoy an active and social lifestyle.

15. 2026-02-24
    historical

    Show marketing remark (714 chars)

    Welcome to this well-cared-for 2-bedroom, 2-bath home located in a peaceful, clean, and pet-friendly 55+ community, conveniently close to shopping, dining, and easy freeway access. This home offers a comfortable and functional layout with a large living room, a separate dining area, and a spacious kitchen with plenty of cabinet space. The primary bedroom features its own private bathroom, and the second bedroom is ideal for guests, hobbies, or a home office. Enjoy relaxing outdoors under the covered patio and the convenience of a 2-car carport. The community offers wonderful amenities including a swimming pool, jacuzzi, clubhouse, and gym, perfect for those looking to enjoy an active and social lifestyle.

16. 2026-02-24
    status Active 714-char remark

    Show marketing remark (714 chars)

    Welcome to this well-cared-for 2-bedroom, 2-bath home located in a peaceful, clean, and pet-friendly 55+ community, conveniently close to shopping, dining, and easy freeway access. This home offers a comfortable and functional layout with a large living room, a separate dining area, and a spacious kitchen with plenty of cabinet space. The primary bedroom features its own private bathroom, and the second bedroom is ideal for guests, hobbies, or a home office. Enjoy relaxing outdoors under the covered patio and the convenience of a 2-car carport. The community offers wonderful amenities including a swimming pool, jacuzzi, clubhouse, and gym, perfect for those looking to enjoy an active and social lifestyle.

17. 2026-02-20
    historical 714-char remark

    Show marketing remark (714 chars)

    Welcome to this well-cared-for 2-bedroom, 2-bath home located in a peaceful, clean, and pet-friendly 55+ community, conveniently close to shopping, dining, and easy freeway access. This home offers a comfortable and functional layout with a large living room, a separate dining area, and a spacious kitchen with plenty of cabinet space. The primary bedroom features its own private bathroom, and the second bedroom is ideal for guests, hobbies, or a home office. Enjoy relaxing outdoors under the covered patio and the convenience of a 2-car carport. The community offers wonderful amenities including a swimming pool, jacuzzi, clubhouse, and gym, perfect for those looking to enjoy an active and social lifestyle.

18. 2026-02-20
    listed $159,900 Active

    Show marketing remark (714 chars)

    Welcome to this well-cared-for 2-bedroom, 2-bath home located in a peaceful, clean, and pet-friendly 55+ community, conveniently close to shopping, dining, and easy freeway access. This home offers a comfortable and functional layout with a large living room, a separate dining area, and a spacious kitchen with plenty of cabinet space. The primary bedroom features its own private bathroom, and the second bedroom is ideal for guests, hobbies, or a home office. Enjoy relaxing outdoors under the covered patio and the convenience of a 2-car carport. The community offers wonderful amenities including a swimming pool, jacuzzi, clubhouse, and gym, perfect for those looking to enjoy an active and social lifestyle.

19. 2026-02-16
    listed $159,900 Active 714-char remark

    Show marketing remark (714 chars)

    Welcome to this well-cared-for 2-bedroom, 2-bath home located in a peaceful, clean, and pet-friendly 55+ community, conveniently close to shopping, dining, and easy freeway access. This home offers a comfortable and functional layout with a large living room, a separate dining area, and a spacious kitchen with plenty of cabinet space. The primary bedroom features its own private bathroom, and the second bedroom is ideal for guests, hobbies, or a home office. Enjoy relaxing outdoors under the covered patio and the convenience of a 2-car carport. The community offers wonderful amenities including a swimming pool, jacuzzi, clubhouse, and gym, perfect for those looking to enjoy an active and social lifestyle.

ⓘ 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: $27,982
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − Depreciation: −$3,779
• Taxable income: $9,851
• Est. tax owed @ 24.0%: −$2,364
• After-tax cash flow: $8,969/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 · 6 photos

Good 75/100 Cosmetic rehab Est. rehab $6,000–$18,000 screening

This well-maintained 2-bedroom, 2-bath home in a pet-friendly community offers a good investment opportunity with minor cosmetic updates needed for optimal resale and rental value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet — Improves comfort and reduces maintenance costs ↑

ⓘ 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

---

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-14.3% since first listed

7 events — show timeline

• 2026-04-04 Price Changed $137,000 CRMLS
• 2026-03-16 Price Changed $149,900 CRMLS
• 2026-02-24 Listing Removed — CRMLS
• 2026-02-24 Relisted — CRMLS
• 2026-02-20 Listed $159,900 CRMLS
• 2026-02-20 Listing Removed — CRMLS
• 2026-02-16 Listed $159,900 CRMLS

Property tax history

+10.4%/yr

Latest (2025): $237 · +10.4% YoY. Source: county tax records.