3530 Damien Ave #184 · La Verne, CA 91750

$239,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 168 Days on market

Built 2000 $167/sqft · 11% above area Est $240k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 2 bedroom, 2 bathroom home with a separate den/office located in The Fountains, a 55/45+ community in La Verne. This home offers an open layout with high ceilings that create a spacious feel throughout. The secondary bedroom includes a permitted expansion of approximately 160 sq. ft. (approx. 10' x 16'), providing additional living space compared to many homes in the community. Interior features include laminate flooring throughout with waterproof flooring in the restrooms, a large kitchen with bay window and eating area, and an included French-door refrigerator. Additional features include a separate laundry room with sink, dual-pane windows, newer toilets, and a 100 AMP electrical panel. Roof replaced approximately July 2023 and partial driveway replacement was completed recently. From areas of the home, there are views of the San Gabriel Mountains. An Italian lemon tree is located on the property. The extra-wide street in front provides convenient access and parking. Community amenities include a clubhouse, banquet room, kitchen facilities, swimming pool, spa, shuffleboard area, gym, and dog park. Furniture and personal property are included with the sale, excluding items specified by the seller. Buyer must be approved by Park Management.

Key facts

• Separate den office
• Laminate flooring
• Permitted expansion

Tags

• SEPARATE DEN OFFICE
• PERMITTED EXPANSION
• VIEWS OF SAN GABRIEL MOUNTAINS
• LAMINATE FLOORING
• LAUNDRY ROOM WITH SINK
• DUAL PANE WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $998 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 3.0% in La Verne — 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 75/100 on livability (#110 in CA, #3,858 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, 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.
• Market conditions: Rents rising (+2.4%/yr); 94 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• This rent runs 35% of the median local income ($104k/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 $7k 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 + 2.4% rent growth), your $67k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $168k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $211,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
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: 1.27% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.83%
• DSCR: 1.79
• GRM: 6.6

CMA / ARV

• ARV (median comp): $240,000
• List price: $239,900
• Delta: -0.04%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3530 Damien Ave #88	0.00mi	2/2.0	1,440 (0%)	7mo	$91,000	$63	94
3530 Damien #176	0.00mi	3/2.0 (+1)	1,434 (-0%)	2mo	$240,000	$167	92
3620 Moreno # 47	0.25mi	2/2.0	1,440 (0%)	2mo	$227,000	$158	87
3530 Damien #83	0.00mi	3/2.0 (+1)	1,480 (+3%)	4mo	$242,000	$164	87
3530 Damien #202	0.00mi	2/2.0	1,344 (-7%)	6mo	$192,000	$143	84
3620 Moreno Ave #64	0.23mi	3/2.0 (+1)	1,440 (0%)	1mo	$255,000	$177	83
3620 Moreno Ave #139	0.23mi	2/2.0	1,440 (0%)	12mo	$163,000	$113	79
3620 Moreno Ave #127	0.23mi	2/2.0	1,440 (0%)	14mo	$200,000	$139	78
3530 Damien Ave #44	0.20mi	2/2.0	1,594 (+11%)	1mo	$249,900	$157	72
3530 Damien Ave #152	0.00mi	3/2.0 (+1)	1,248 (-13%)	8mo	$192,000	$154	66
3530 Damien Ave #109	0.20mi	3/2.0 (+1)	1,610 (+12%)	5mo	$260,000	$161	62
3530 Damien Ave #194	0.19mi	3/2.0 (+1)	1,620 (+12%)	12mo	$250,000	$154	55

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 · 2.35% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.34×
• Total profit: $22,610
• Equity at exit: $35,770

10-year hold

• IRR: 17.3%
• Equity multiple: 2.39×
• Total profit: $93,096
• Equity at exit: $20,742

Cash invested: $67,172 (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 91750

• Rents YoY: 2.4%
• Active inventory: 94
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $3,037 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$43 /mo · $519/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $998

Break-even live

Break-even rent $1,774

Max offer price $239,900

Occupancy floor 62%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3807 Abbey Way La Verne, CA	3.0	2.0	1159	$3,150	$2.72	44d	1	0.59mi
836 Maria Ave Unit 836 La Verne, CA	2.0	1.5	1200	$2,675	$2.23	44d	1	0.63mi
834 Maria Ave Unit 834 La Verne, CA	2.0	1.5	1200	$2,700	$2.25	44d	1	0.63mi
1623 Heather Dr La Verne, CA	3.0	1.5	1121	$3,250	$2.90	19d	1	0.66mi
637 E Gaillard St San Dimas, CA	3.0	2.0	1324	$3,500	$2.64	44d	1	0.66mi
2411 Pattiglen Ave Unit 2409 La Verne, CA	2.0	2.0	960	$2,595	$2.70	18d	1	0.67mi
1825 Foothill Blvd La Verne, CA	1.0–2.0	1.0–2.0	878	$2,861	$3.26	1d	15	0.78mi
205 N San Dimas Canyon Rd San Dimas, CA	2.0	1.0–2.5	994	$3,875	$3.90	1d	1	0.79mi
2132 Blossom Ln La Verne, CA	1.0–2.0	1.0	729	$2,380	$3.26	2d	3	0.79mi
2002 Canopy Ln La Verne, CA	3.0	3.0	1759	$3,450	$1.96	44d	1	0.85mi
2063 Evergreen St La Verne, CA	3.0	2.0	1300	$3,200	$2.46	44d	1	0.95mi
2064 Evergreen St La Verne, CA	2.0	2.0	960	$2,400	$2.50	18d	1	0.95mi
923 Lotus Cir San Dimas, CA	2.0	2.0	1187	$3,200	$2.70	25d	1	0.97mi
325 S San Dimas Canyon Rd San Dimas, CA	4.0	1.0–2.0	1036	$2,465	$2.38	5d	1	0.99mi
477 E Bonita Ave San Dimas, CA	3.0	1.0	950	$2,325	$2.45	3d	1	1.03mi
3748 Verdana Cir La Verne, CA	3.0	3.0	1493	$4,500	$3.01	15d	1	1.24mi
3836 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,500	$2.82	44d	1	1.26mi
2013 Walnut St Unit B La Verne, CA	2.0	1.0	900	$2,800	$3.11	44d	1	1.28mi
3816 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,300	$2.65	19d	1	1.31mi
168 E Baseline Rd San Dimas, CA	3.0	2.5	1366	$3,000	$2.20	44d	1	1.35mi
203 Teague Dr San Dimas, CA	2.0	2.0	1180	$3,100	$2.63	7d	1	1.48mi
206 Teague Dr San Dimas, CA	2.0	3.0	1320	$3,500	$2.65	44d	1	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $239,900 Active 168 DOM
2. 2026-06-17
   days on market $239,900 Active 167 DOM
3. 2026-06-16
   days on market $239,900 Active 166 DOM
4. 2026-06-15
   days on market $239,900 Active 165 DOM
5. 2026-06-13
   days on market $239,900 Active 163 DOM
6. 2026-06-13
   days on market $239,900 Active 162 DOM
7. 2026-06-09
   days on market $239,900 Active 159 DOM
8. 2026-06-08
   days on market $239,900 Active 158 DOM
9. 2026-06-07
   days on market $239,900 Active 157 DOM
10. 2026-06-04
    days on market $239,900 Active 154 DOM
11. 2026-06-03
    days on market $239,900 Active 153 DOM
12. 2026-06-02
    days on market $239,900 Active 152 DOM
13. 2026-06-01
    days on market $239,900 Active 151 DOM
14. 2026-05-31
    days on market $239,900 Active 150 DOM
15. 2026-03-26
    price $244,900 1277-char remark

    Show marketing remark (1277 chars)

    Well-maintained 2 bedroom, 2 bathroom home with a separate den/office located in The Fountains, a 55/45+ community in La Verne. This home offers an open layout with high ceilings that create a spacious feel throughout. The secondary bedroom includes a permitted expansion of approximately 160 sq. ft. (approx. 10' x 16'), providing additional living space compared to many homes in the community. Interior features include laminate flooring throughout with waterproof flooring in the restrooms, a large kitchen with bay window and eating area, and an included French-door refrigerator. Additional features include a separate laundry room with sink, dual-pane windows, newer toilets, and a 100 AMP electrical panel. Roof replaced approximately July 2023 and partial driveway replacement was completed recently. From areas of the home, there are views of the San Gabriel Mountains. An Italian lemon tree is located on the property. The extra-wide street in front provides convenient access and parking. Community amenities include a clubhouse, banquet room, kitchen facilities, swimming pool, spa, shuffleboard area, gym, and dog park. Furniture and personal property are included with the sale, excluding items specified by the seller. Buyer must be approved by Park Management.

16. 2026-02-13
    price $224,900 1277-char remark

    Show marketing remark (1277 chars)

    Well-maintained 2 bedroom, 2 bathroom home with a separate den/office located in The Fountains, a 55/45+ community in La Verne. This home offers an open layout with high ceilings that create a spacious feel throughout. The secondary bedroom includes a permitted expansion of approximately 160 sq. ft. (approx. 10' x 16'), providing additional living space compared to many homes in the community. Interior features include laminate flooring throughout with waterproof flooring in the restrooms, a large kitchen with bay window and eating area, and an included French-door refrigerator. Additional features include a separate laundry room with sink, dual-pane windows, newer toilets, and a 100 AMP electrical panel. Roof replaced approximately July 2023 and partial driveway replacement was completed recently. From areas of the home, there are views of the San Gabriel Mountains. An Italian lemon tree is located on the property. The extra-wide street in front provides convenient access and parking. Community amenities include a clubhouse, banquet room, kitchen facilities, swimming pool, spa, shuffleboard area, gym, and dog park. Furniture and personal property are included with the sale, excluding items specified by the seller. Buyer must be approved by Park Management.

17. 2026-01-01
    listed $249,900 Active 1277-char remark

    Show marketing remark (1277 chars)

    Well-maintained 2 bedroom, 2 bathroom home with a separate den/office located in The Fountains, a 55/45+ community in La Verne. This home offers an open layout with high ceilings that create a spacious feel throughout. The secondary bedroom includes a permitted expansion of approximately 160 sq. ft. (approx. 10' x 16'), providing additional living space compared to many homes in the community. Interior features include laminate flooring throughout with waterproof flooring in the restrooms, a large kitchen with bay window and eating area, and an included French-door refrigerator. Additional features include a separate laundry room with sink, dual-pane windows, newer toilets, and a 100 AMP electrical panel. Roof replaced approximately July 2023 and partial driveway replacement was completed recently. From areas of the home, there are views of the San Gabriel Mountains. An Italian lemon tree is located on the property. The extra-wide street in front provides convenient access and parking. Community amenities include a clubhouse, banquet room, kitchen facilities, swimming pool, spa, shuffleboard area, gym, and dog park. Furniture and personal property are included with the sale, excluding items specified by the seller. Buyer must be approved by Park Management.

18. 2019-01-29
    status Pending Sale 376-char remark

    Show marketing remark (376 chars)

    Beautiful Senior Park in La Verne. This home has an extension to 2nd bedroom, done by home builder. (10 x 16) Larger than most units. Laminate flooring throughout. Large kitchen with bay windows, eating area in kitchen. French door refrigerator included. Laundry room with sink. Raised patio outside french doors. Large Tuff shed plus garden shed. Extra wide street in front.

19. 2019-01-29
    soldstatus $168,000 Closed Sale 376-char remark

    Show marketing remark (376 chars)

    Beautiful Senior Park in La Verne. This home has an extension to 2nd bedroom, done by home builder. (10 x 16) Larger than most units. Laminate flooring throughout. Large kitchen with bay windows, eating area in kitchen. French door refrigerator included. Laundry room with sink. Raised patio outside french doors. Large Tuff shed plus garden shed. Extra wide street in front.

20. 2018-12-19
    historical Active Under Contract 376-char remark

    Show marketing remark (376 chars)

    Beautiful Senior Park in La Verne. This home has an extension to 2nd bedroom, done by home builder. (10 x 16) Larger than most units. Laminate flooring throughout. Large kitchen with bay windows, eating area in kitchen. French door refrigerator included. Laundry room with sink. Raised patio outside french doors. Large Tuff shed plus garden shed. Extra wide street in front.

21. 2018-10-07
    listed $185,000 Active 376-char remark

    Show marketing remark (376 chars)

    Beautiful Senior Park in La Verne. This home has an extension to 2nd bedroom, done by home builder. (10 x 16) Larger than most units. Laminate flooring throughout. Large kitchen with bay windows, eating area in kitchen. French door refrigerator included. Laundry room with sink. Raised patio outside french doors. Large Tuff shed plus garden shed. Extra wide street in front.

22. 2018-07-20
    historical
23. 2018-06-09
    price $199,000
24. 2018-05-22
    listed $209,000 Active
25. 2001-12-21
    historical
26. 2001-09-21
    listed $104,000

ⓘ 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: $519 · $43/mo
• Projected year-2 tax: $1,823 · $152/mo
• Expected delta: +$1,305/yr (+$109/mo · 251.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 19 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: $36,446
• − Mortgage interest: −$13,438
• − Property taxes: −$519
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,916
• − Management: −$2,916
• − Depreciation: −$6,979
• Taxable income: $8,479
• Est. tax owed @ 24.0%: −$2,035
• After-tax cash flow: $9,942/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: 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

Livability — La Verne

• Score: 75/100
• State rank: #110
• US rank: #3858

Category grades

Amenities A+ 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: La Verne, CA
• County: Los Angeles County · 9,444,647 people
• City population: 32,692
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 32,692
• Household income: $104,195
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 872.0

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 0.67)
• Race & ethnicity: White 44% Hispanic / Latino 36% Two or more races 20% Asian 10% Black 4%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 1%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 12% Chinese 3% Other Indo-European 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: ▼ -729.79%
• Current HPI: 373.7761
• Rent YoY: ▲ 2.35%
• 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

+135.5% since first listed

12 events — show timeline

• 2026-03-26 Price Changed $244,900 CRMLS
• 2026-02-13 Price Changed $224,900 CRMLS
• 2026-01-01 Listed $249,900 CRMLS
• 2019-01-29 Pending — CRMLS
• 2019-01-29 Sold (MLS) $168,000 CRMLS
• 2018-12-19 Contingent — CRMLS
• 2018-10-07 Listed $185,000 CRMLS
• 2018-07-20 Listing Removed — CRMLS
• 2018-06-09 Price Changed $199,000 CRMLS
• 2018-05-22 Listed $209,000 CRMLS
• 2001-12-21 Listing Removed — CRMLS
• 2001-09-21 Listed $104,000 CRMLS

Property tax history

+7.1%/yr

Latest (2025): $519 · +7.1% YoY. Source: county tax records.