1630 S Barranca Ave #168 · Glendora, CA 91740

$169,900

2 bd · 1.0 ba · 800 sqft · Manufactured · 27 Days on market

Built 1970 Good condition 21 ac lot Est $157k · 8% over

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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 +9.3/10.0
• Condition / age +3.8/5.0
• ARV discount +3.7/15.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

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. Conveniently located to shopping centers, restaurants, cafés, and local businesses, location provides great access to the 57 & 210 freeways

Key facts

• Corner lot
• Gated patio
• Large storage shed

Tags

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

Property features AI

Finance

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

Exterior

• Parking: Carport with 3 spaces
• Utilities: Public sewer; District/public water
• Home design: Mobile home (20 ft by 36 ft); Double body type; Single story; Entry level: 1
• Construction: Mobile home remains on site; Year built source: Builder
• Exterior features: Community pool

Interior

• Kitchen: Refrigerator; Free standing range
• Flooring: Laminated flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (central furnace); Central cooling
• Interior features: Ground-level entry with five stairs; One-level layout; Community spa
• Laundry & utility: Washer included; Dryer included; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $745 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% 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.
• 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.
• Market conditions: Rents rising (+2.6%/yr); 52 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $48k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

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 $167,351 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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: 1.43% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.79%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $156,800
• Comps found: 2

Show comp detail 2 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%)	10mo	$157,000	$196	92
1380 N CITRUS #G17	0.59mi	2/2.0	840 (+5%)	4mo	$122,000	$145	56

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: 10.1%
• Equity multiple: 1.40×
• Total profit: $18,961
• Equity at exit: $25,333

10-year hold

• IRR: 18.9%
• Equity multiple: 2.55×
• Total profit: $73,702
• Equity at exit: $14,690

Cash invested: $47,572 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,429 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $745

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 64%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5442 N Ranger Dr Covina, CA	2.0	1.5	1032	$2,975	$2.88	43d	1	0.36mi
18645 E Arrow Hwy Covina, CA	2.0	—	919	$2,129	$2.32	13d	1	0.43mi
18615 E Arrow Hwy Covina, CA	1.0	1.0	619	$1,976	$3.19	10d	2	0.46mi
18537 E Arrow Hwy Covina, CA	1.0–2.0	1.0–2.5	937	$2,650	$2.83	4d	7	0.52mi
440 W Gladstone St Glendora, CA	1.0–2.0	1.0–2.0	875	$2,390	$2.73	1d	9	0.54mi
1400 N Grand Ave Covina, CA	1.0–2.0	1.0–2.0	846	$2,720	$3.22	1d	5	0.56mi
777 S Citrus Ave Azusa, CA	1.0	1.0	709	$2,200	$3.10	12d	1	0.63mi
777 S Citrus Ave #107 Azusa, CA	2.0	2.0	994	$2,650	$2.67	24d	1	0.63mi
19531 E Cienega Ave Unit 208 Covina, CA	2.0	2.0	850	$2,195	$2.58	19d	1	0.66mi
1632 S Glendora Ave Glendora, CA	3.0	2.0	1000	$3,200	$3.20	6d	1	0.95mi
826 N Barranca Ave Covina, CA	1.0–2.0	1.0–2.0	762	$2,295	$3.01	43d	2	1.04mi
501 E Hurst St Unit 2 Covina, CA	2.0	1.0	866	$1,900	$2.19	2d	1	1.07mi
554 E Hurst St Unit 2 Covina, CA	2.0	1.0	866	$2,650	$3.06	5d	1	1.10mi
18421 E Cypress St Covina, CA	1.0	1.0	800	$2,500	$3.12	43d	1	1.15mi
1130 E Alosta Ave Azusa, CA	1.0–2.0	1.0	907	$2,450	$2.70	2d	2	1.22mi
1160 E Alosta Ave Unit 23 Azusa, CA	1.0	1.0	600	$1,800	$3.00	22d	1	1.26mi
1160 E Alosta Ave Azusa, CA	1.0	1.0	600	$1,800	$3.00	12d	1	1.26mi
1160 E Alosta Ave Unit 32 Azusa, CA	1.0	1.0	600	$1,785	$2.98	43d	1	1.26mi
707 N Park Ave Covina, CA	2.0	2.0	900	$2,900	$3.22	43d	1	1.29mi
1000 E Alosta Ave Azusa, CA	1.0–2.0	1.0	755	$2,373	$3.14	2d	5	1.29mi
618 W Rte 66 Glendora, CA	1.0	1.0	497	$1,950	$3.92	19d	2	1.30mi
371 N Powell Ave Azusa, CA	2.0	2.0	1000	$2,395	$2.40	20d	1	1.30mi
371 N Powell Ave Azusa, CA	2.0	2.0	1000	$2,395	$2.40	43d	3	1.30mi
641 W Rte 66 Glendora, CA	1.0	1.0	800	$2,195	$2.74	44d	1	1.33mi
1000 S Glendora Ave Glendora, CA	1.0	1.0	551	$1,820	$3.30	1d	1	1.33mi
633 W Rte 66 Glendora, CA	1.0	1.0	716	$2,295	$3.21	43d	1	1.35mi
367 N Prospero Dr Covina, CA	2.0	2.0	1000	$1,950	$1.95	7d	1	1.41mi
506 Parker Dr Unit 506 05 Glendora, CA	1.0	1.0	552	$1,795	$3.25	10d	1	1.50mi

Listing history 22 events

1. 2026-06-18
   days on market $169,900 Active 27 DOM
2. 2026-06-17
   days on market $169,900 Active 26 DOM
3. 2026-06-16
   days on market $169,900 Active 25 DOM
4. 2026-06-15
   days on market $169,900 Active 24 DOM
5. 2026-06-13
   days on market $169,900 Active 22 DOM
6. 2026-06-13
   days on market $169,900 Active 21 DOM
7. 2026-06-09
   days on market $169,900 Active 18 DOM
8. 2026-06-08
   days on market $169,900 Active 17 DOM
9. 2026-06-07
   days on market $169,900 Active 16 DOM
10. 2026-06-04
    days on market $169,900 Active 13 DOM
11. 2026-06-03
    days on market $169,900 Active 12 DOM
12. 2026-06-02
    days on market $169,900 Active 11 DOM
13. 2026-06-01
    days on market $169,900 Active 10 DOM
14. 2026-05-31
    days on market $169,900 Active 9 DOM
15. 2026-05-22
    listed $169,900 Active
16. 2025-08-13
    soldstatus $157,000 Closed Sale 883-char remark

    Show marketing remark (883 chars)

    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. Conveniently located to shopping centers, restaurants, cafés, and local businesses, location provides great access to the 57 & 210 freeways

17. 2025-07-25
    status Pending Sale 883-char remark

    Show marketing remark (883 chars)

    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. Conveniently located to shopping centers, restaurants, cafés, and local businesses, location provides great access to the 57 & 210 freeways

18. 2025-07-21
    historical Active Under Contract 883-char remark

    Show marketing remark (883 chars)

    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. Conveniently located to shopping centers, restaurants, cafés, and local businesses, location provides great access to the 57 & 210 freeways

19. 2025-05-17
    price $159,900 883-char remark

    Show marketing remark (883 chars)

    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. Conveniently located to shopping centers, restaurants, cafés, and local businesses, location provides great access to the 57 & 210 freeways

20. 2025-03-18
    historical
21. 2025-03-14
    listed $169,900 Active 883-char remark

    Show marketing remark (883 chars)

    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. Conveniently located to shopping centers, restaurants, cafés, and local businesses, location provides great access to the 57 & 210 freeways

22. 2025-03-14
    listed $169,900 Active

    Show marketing remark (883 chars)

    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. Conveniently located to shopping centers, restaurants, cafés, and local businesses, location provides great access to the 57 & 210 freeways

ⓘ 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 3/10 Moderate
• 🌡 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: $29,153
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$2,332
• − Management: −$2,332
• − Depreciation: −$4,943
• Taxable income: $6,631
• Est. tax owed @ 24.0%: −$1,591
• After-tax cash flow: $7,349/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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: 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

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

+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