1630 S Barranca Ave #168 · Glendora, CA 91740

$155,000

2 bd · 1.0 ba · 800 sqft · Manufactured · 170 Days on market

Manufactured home Built 1970 Good condition 21 ac lot $194/sqft · 19% below area Est $192k · 19% under

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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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.3/10.0
• Condition / age +3.8/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.0

Listing remarks MLS

Nestled in the beautiful City of Glendora, in the Rancho Glendora Mobile Villas neighborhood. One of the nicest homes in the community, perfectly situated on a desirable corner lot. With a well-groomed front yard landscape and enclosed gated patio. This well maintained manufactured home offers great possibilities, offering a two bedroom and one bath with an attached large car port to accommodate three vehicles. In addition, offering a large storage shed to accommodate for personal tools, landscaping tools, hobbies, holiday decoration or your outdoor toys. Located in one of the cleanest and best managed Mobile Homes Communities in Glendora. Surrounded by a picturesque of the beautiful San Gabriel Mountains and hill views.

Key facts

• Corner lot
• Gated patio
• Large storage shed

Tags

• CORNER LOT
• GATED PATIO
• LARGE STORAGE SHED
• SAN GABRIEL MOUNTAINS VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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+, crime B; Watch: amenities F, cost of living F, health & safety 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.
• Zoned schools: Longfellow (21 students, 76% FRL); Center Middle (263 students, 95% FRL); Gladstone High (629 students, 90% FRL) — zoned schools average 87% FRL vs 70% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 87 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 74d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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: 1.23% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.11%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (median comp): $192,157
• List price: $155,000
• Delta: -19.34%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1630 S Barranca Ave #168	0.00mi	2/1.0	800 (0%)	15mo	$157,000	$196	88
1380 N CITRUS #G17	0.59mi	2/2.0	840 (+5%)	9mo	$122,000	$145	52
925 Bonita Ave #24	0.14mi	3/2.0 (+1)	960 (+20%)	12mo	$267,500	$279	50
19548 E Cypress St #27	1.12mi	2/1.0	710 (-11%)	4mo	$127,500	$180	43
1700 S Glendora Ave #14	1.05mi	2/1.5	850 (+6%)	18mo	$105,000	$124	38
1380 N Citrus Ave Unit B8	0.59mi	2/2.0	920 (+15%)	17mo	$160,000	$174	29
1700 S Glendora Ave Unit SP19	1.02mi	2/1.0	672 (-16%)	13mo	$75,000	$112	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 · 2.59% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $2,021
• Equity at exit: $23,111

10-year hold

• IRR: 10.4%
• Equity multiple: 1.80×
• Total profit: $34,601
• Equity at exit: $13,402

Cash invested: $43,400 (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 →

Active competition Active MLS

• For sale now: 7 active
• Median asking: $140,000 ($156/sqft)
• Median days on market: 216 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +53.7% above current asking $/sqft

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

ZIP-level market 91740

• Rents YoY: 2.6%
• Active inventory: 87
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,910 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $438

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 72%

Sensitivity live

Price	-10% $545	-5% $492	+0% $438	+5% $384	+10% $331
Rent	-10% $287	-5% $363	+0% $438	+5% $513	+10% $589
Rate	-1.0pp $516	-0.5pp $477	base $438	+0.5pp $398	+1.0pp $357

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: $38,750
• Closing costs: $4,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18828 E Weather Rd Covina, CA	3.0	2.0	1122	$3,100	$2.76	49d	1	0.16mi
5505 N Traymore Ave Covina, CA	3.0	1.0	948	$3,299	$3.48	10d	1	0.24mi
5442 N Ranger Dr Covina, CA	2.0	1.5	1032	$2,975	$2.88	184d	1	0.36mi
18711 E Arrow Hwy #14 Covina, CA	2.0	2.0	1000	$2,495	$2.50	38d	1	0.39mi
18645 E Arrow Hwy Covina, CA	2.0	1.0	919	$2,571	$2.80	1d	1	0.43mi
18615 E Arrow Hwy Covina, CA	2.0	2.0	847	$2,284	$2.70	0d	3	0.49mi
440 W Gladstone St Glendora, CA	1.0–2.0	1.0–2.0	875	$2,643	$3.02	0d	9	0.54mi
810 S Citrus Ave Apt 13 Azusa, CA	2.0	1.0	836	$1,950	$2.33	124d	1	0.56mi
810 S Citrus Ave Apt 11 Azusa, CA	1.0	1.0	763	$1,695	$2.22	10d	1	0.58mi
777 S Citrus Ave Azusa, CA	1.0	1.0	709	$2,000	$2.82	95d	1	0.63mi
777 S Citrus Ave #107 Azusa, CA	2.0	2.0	994	$2,650	$2.67	165d	1	0.63mi
855 S Citrus Ave Azusa, CA	1.0	1.0	790	$1,900	$2.41	57d	1	0.63mi
19531 E Cienega Ave Unit 104 Covina, CA	2.0	2.0	800	$2,295	$2.87	10d	1	0.66mi
19531 E Cienega Ave Unit 208 Covina, CA	2.0	2.0	850	$2,195	$2.58	159d	1	0.66mi
1400 N Grand Ave Covina, CA	1.0–2.0	1.0–2.0	828	$2,566	$3.10	0d	6	0.70mi
938 Brightview Dr Glendora, CA	2.0	1.0	640	$2,000	$3.12	90d	1	0.90mi
938 Brightview Dr Glendora, CA	2.0	1.0	640	$2,000	$3.12	10d	1	0.90mi
1632 S Glendora Ave Glendora, CA	3.0	2.0	1000	$2,950	$2.95	10d	1	0.95mi
1632 S Glendora Ave Glendora, CA	3.0	2.0	1000	$2,950	$2.95	110d	1	0.95mi
514 E Cypress St Unit 3 Covina, CA	2.0	2.0	1107	$2,300	$2.08	102d	1	1.01mi
514 E Cypress St Apt 15 Covina, CA	1.0	1.0	900	$1,850	$2.06	33d	1	1.01mi
474 E Cypress St Unit 474 Covina, CA	2.0	1.5	963	$2,100	$2.18	10d	1	1.01mi
826 N Barranca Ave Covina, CA	1.0–2.0	1.0–2.0	787	$2,295	$2.91	10d	2	1.04mi
1021 Chandler Dr Covina, CA	2.0	2.5	1107	$2,900	$2.62	70d	1	1.06mi
501 E Hurst St Apt 3 Covina, CA	2.0	1.0	866	$1,800	$2.08	10d	1	1.07mi
501 E Hurst St Apt 3 Covina, CA	2.0	1.0	866	$1,850	$2.14	45d	1	1.07mi
501 E Hurst St Unit 2 Covina, CA	2.0	1.0	866	$1,900	$2.19	143d	1	1.07mi
554 E Hurst St Unit 2 Covina, CA	2.0	1.0	866	$2,650	$3.06	146d	1	1.10mi
554 E Hurst St Unit 4 Covina, CA	2.0	1.0	866	$2,175	$2.51	73d	1	1.10mi
18421 E Cypress St Covina, CA	1.0	1.0	800	$2,500	$3.12	184d	1	1.15mi
565 E Arrow Hwy Azusa, CA	1.0	1.0	560	$1,695	$3.03	10d	1	1.17mi
1130 E Alosta Ave Azusa, CA	1.0–2.0	1.0	907	$2,450	$2.70	121d	3	1.22mi
18018 E Armstead St Azusa, CA	3.0	1.0	953	$2,550	$2.68	107d	1	1.22mi
1160 E Alosta Ave Unit 23 Azusa, CA	1.0	1.0	600	$1,800	$3.00	104d	1	1.26mi
1160 E Alosta Ave Unit 32 Azusa, CA	1.0	1.0	600	$1,785	$2.98	184d	1	1.26mi
1160 E Alosta Ave Azusa, CA	1.0	1.0	600	$1,800	$3.00	153d	1	1.26mi
1160 E Alosta Ave Unit 09 Azusa, CA	1.0	1.0	650	$1,785	$2.75	112d	1	1.27mi
1160 E Alosta Ave Unit 3 Azusa, CA	1.0	1.0	650	$1,800	$2.77	80d	1	1.27mi
1130 E Alosta Ave Unit A202 Azusa, CA	2.0	1.0	1100	$2,395	$2.18	57d	1	1.27mi
707 N Park Ave Covina, CA	2.0	2.0	900	$2,900	$3.22	184d	1	1.29mi

Property features AI

Finance

• Financial info: Land lease of $1,640 per month (park)
• HOA & community: Community features include curbs, biking, hiking and street lightingPark name: Rancho Glendora Mobile Villas

Exterior

• Parking: Carport with 3 spaces
• Utilities: Public sewerDistrict/public water
• Home design: Mobile home (20 ft by 36 ft)Double body typeSingle storyEntry level: 1
• Construction: Mobile home remains on siteYear built source: Builder
• Exterior features: Community pool

Interior

• Kitchen: RefrigeratorFree standing range
• Flooring: Laminated flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (central furnace)Central cooling
• Interior features: Ground-level entry with five stairsOne-level layoutCommunity spa
• Laundry & utility: Washer includedDryer includedWasher hookupGas dryer hookup

Listing history 50 events

1. 2026-11-08
   days on market $155,000 Active 170 DOM
2. 2026-11-07
   days on market $155,000 Active 169 DOM
3. 2026-11-06
   days on market $155,000 Active 168 DOM
4. 2026-11-05
   days on market $155,000 Active 167 DOM
5. 2026-11-04
   days on market $155,000 Active 166 DOM
6. 2026-11-02
   days on market $155,000 Active 164 DOM
7. 2026-11-01
   days on market $155,000 Active 163 DOM
8. 2026-10-31
   days on market $155,000 Active 162 DOM
9. 2026-10-30
   days on market $155,000 Active 161 DOM
10. 2026-10-29
    days on market $155,000 Active 160 DOM
11. 2026-10-28
    days on market $155,000 Active 159 DOM
12. 2026-10-27
    days on market $155,000 Active 158 DOM
13. 2026-10-26
    days on market $155,000 Active 157 DOM
14. 2026-10-26
    days on market $155,000 Active 156 DOM
15. 2026-10-24
    days on market $155,000 Active 155 DOM
16. 2026-10-23
    days on market $155,000 Active 154 DOM
17. 2026-10-22
    days on market $155,000 Active 153 DOM
18. 2026-10-21
    days on market $155,000 Active 152 DOM
19. 2026-10-20
    days on market $155,000 Active 151 DOM
20. 2026-10-19
    days on market $155,000 Active 150 DOM
21. 2026-10-18
    days on market $155,000 Active 149 DOM
22. 2026-10-17
    days on market $155,000 Active 148 DOM
23. 2026-10-16
    days on market $155,000 Active 147 DOM
24. 2026-10-15
    days on market $155,000 Active 146 DOM
25. 2026-10-14
    days on market $155,000 Active 145 DOM
26. 2026-10-13
    days on market $155,000 Active 144 DOM
27. 2026-10-12
    days on market $155,000 Active 143 DOM
28. 2026-10-11
    days on market $155,000 Active 142 DOM
29. 2026-10-10
    days on market $155,000 Active 141 DOM
30. 2026-10-09
    days on market $155,000 Active 140 DOM
31. 2026-10-08
    days on market $155,000 Active 139 DOM
32. 2026-10-07
    days on market $155,000 Active 138 DOM
33. 2026-10-06
    days on market $155,000 Active 137 DOM
34. 2026-10-05
    days on market $155,000 Active 136 DOM
35. 2026-10-04
    days on market $155,000 Active 135 DOM
36. 2026-10-04
    days on market $155,000 Active 134 DOM
37. 2026-10-02
    days on market $155,000 Active 133 DOM
38. 2026-10-01
    days on market $155,000 Active 132 DOM
39. 2026-09-30
    days on market $155,000 Active 131 DOM
40. 2026-09-29
    days on market $155,000 Active 130 DOM
41. 2026-09-28
    days on market $155,000 Active 129 DOM
42. 2026-09-27
    days on market $155,000 Active 128 DOM
43. 2026-09-26
    days on market $155,000 Active 127 DOM
44. 2026-09-25
    days on market $155,000 Active 126 DOM
45. 2026-09-24
    days on market $155,000 Active 125 DOM
46. 2026-09-23
    days on market $155,000 Active 124 DOM
47. 2026-09-22
    days on market $155,000 Active 123 DOM
48. 2026-09-21
    days on market $155,000 Active 122 DOM
49. 2026-09-20
    days on market $155,000 Active 121 DOM
50. 2026-09-19
    days on market $155,000 Active 120 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 7/10 Severe 6 d/yr ≥98°F today · 17 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: $22,923
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − Depreciation: −$4,509
• Taxable income: $2,964
• Est. tax owed @ 24.0%: −$711
• After-tax cash flow: $4,544/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 · 1 photo

Good 75/100 Cosmetic rehab Est. rehab $4,000–$12,000 screening

This well-maintained manufactured home in Glendora offers a good condition with minimal repairs needed. It is located in a desirable neighborhood with a well-groomed front yard and enclosed gated patio, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Rental HVAC maintenance — Improves comfort and reduces energy 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.

Zoned Schools

Elementary Magnolia Elementary Middle Center Middle High Azusa High

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

C Composite livability gradescore 65/100

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 · 10,940,515 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: 11% of renters

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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%

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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%
• Languages at home: 63% English-only · Spanish 24% Chinese 4% Arabic 3%

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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

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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

Property features AI

Finance

• Financial info: Land lease of $1,640 per month (park)
• HOA & community: Community features include curbs, biking, hiking and street lightingPark name: Rancho Glendora Mobile Villas

Exterior

• Parking: Carport with 3 spaces
• Utilities: Public sewerDistrict/public water
• Home design: Mobile home (20 ft by 36 ft)Double body typeSingle storyEntry level: 1
• Construction: Mobile home remains on siteYear built source: Builder
• Exterior features: Community pool

Interior

• Kitchen: RefrigeratorFree standing range
• Flooring: Laminated flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (central furnace)Central cooling
• Interior features: Ground-level entry with five stairsOne-level layoutCommunity spa
• Laundry & utility: Washer includedDryer includedWasher hookupGas dryer hookup

Price history

+0.0% since first listed

8 events — show timeline

• 2026-05-22 Listed $169,900 CRMLS
• 2025-08-13 Sold (MLS) $157,000 CRMLS
• 2025-07-25 Pending — CRMLS
• 2025-07-21 Contingent — CRMLS
• 2025-05-17 Price Changed $159,900 CRMLS
• 2025-03-18 Listing Removed — CRMLS
• 2025-03-14 Listed $169,900 CRMLS
• 2025-03-14 Listed $169,900 CRMLS