3033 E Valley #149 · West Covina, CA 91792

$139,000

3 bd · 2.0 ba · 1,536 sqft · Manufactured public records · 2 Days on market

Built 1972 23 ac lot Est $206k · 32% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Rent growth +3.8/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ONE OF THE BEST PARKS IN THE SAN GABRIEL VALLEY. RIGHT NEXT TO WALNUT, ROWLAND HTS, CITY OF INDUSTRY. CLOSE TO METROLINK, FREEWAYS, AND COLLEGES. OVER 1500 SQ FT OF LIVING SPACE WITH POSSIBLE 3RD BEDROOM. ENCLOSED PATIO OFFERS MORE POSSIBILITY OF AN EXERCISE ROOM OR CRAFT'S ROOM. ONE YEAR OLD LAMINATED HARDWOOD FLOOR, NEW STOVE, AND NEW A/C UNIT.

Key facts

• Clubhouse
• Children's play area
• Swimming pool

Tags

• MOBILE HOME COMMUNITY
• CLUBHOUSE
• SWIMMING POOL
• CHILDREN'S PLAY AREA
• GYM
• SMALL DOG PARK

Property features AI

Finance

• Other: Pets allowed with breed restrictions
• Financial info: Land lease amount: $1,218
• HOA & community: Part of an association; Community features include a dog park and community spa/pool; Park name: Friendly Village; Manager approval required; Land lease applies

Exterior

• Parking: Attached carport
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Mobile home remains on site; 12 ft by 64 ft mobile dimensions; Entry on main level
• Construction: Built by builder (year source listed as Builder); Fixer condition
• Exterior features: Front porch; Paved lot areas; Garden; Community pool

Interior

• Kitchen: Kitchen island
• Bedrooms: Entry level is on the main floor
• Bathrooms: 2 full bathrooms; Soaking tub and bathtub; Shower and shower-in-tub; Bathroom closet
• Heating & cooling: Central heating (furnace); Central air conditioning
• Interior features: One-level home; Front porch; Community spa
• Laundry & utility: Separate laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $139k).
• Cap rate 23.5% vs local median 2.3% in West Covina — 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 59/100 on livability (#647 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, employment A+, health & safety A-; Watch: amenities F, cost of living F.
• Rowland Unified (suburban): math 40% / reading 62% proficiency, ranked #134 of 517 in CA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Telesis Academy of Science & Math (635 students, 84% FRL); Nogales High (math 29% / reading 57%, grade F, #460 of 1,170 statewide, top 40%, 1,668 students, 82% FRL) — zoned schools average 83% FRL vs 56% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.2%/yr); 29 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• At $3,588/mo this rent would consume 45% of the median local household income ($95k/yr) (locally 1330% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k 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 + 5.2% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $87k; list at $139k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,000

Questions for the listing agent

1. Built in 1972 — 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: 2.58% ✓
• Cap rate: 23.50%
• Cash-on-cash: 61.44%
• DSCR: 3.73
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $205,824
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3033 E Valley #80	0.00mi	3/2.0	1,440 (-6%)	2mo	$165,000	$115	88
3033 E Valley Blvd #89	0.05mi	2/2.0 (-1)	1,536 (0%)	24mo	$206,000	$134	73
3033 E Valley Blvd #34	0.00mi	3/2.0	1,392 (-9%)	15mo	$220,000	$158	72

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 · 5.15% rent growth · sell at horizon

5-year hold

• IRR: 62.6%
• Equity multiple: 3.89×
• Total profit: $112,294
• Equity at exit: $20,725

10-year hold

• IRR: 67.8%
• Equity multiple: 8.58×
• Total profit: $295,120
• Equity at exit: $12,018

Cash invested: $38,920 (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 91792

• Rents YoY: 5.2%
• Active inventory: 29
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $3,588 high
• Mortgage (P&I): −$729
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$754
• Net cashflow: $1,993

Break-even live

Break-even rent $1,066

Max offer price $139,000

Occupancy floor 39%

Sensitivity live

Price	-10% $2,071	-5% $2,032	+0% $1,993	+5% $1,953	+10% $1,914
Rent	-10% $1,709	-5% $1,851	+0% $1,993	+5% $2,134	+10% $2,276
Rate	-1.0pp $2,063	-0.5pp $2,028	base $1,993	+0.5pp $1,957	+1.0pp $1,920

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2817 E Valley Blvd West Covina, CA	3.0	2.0	1050	$3,100	$2.95	45d	1	0.27mi
4037 S Ellesford Ave West Covina, CA	4.0	2.0	1790	$4,195	$2.34	0d	1	0.44mi
3532 Camino de Teodoro West Covina, CA	4.0	2.0	1702	$3,700	$2.17	13d	1	0.73mi
3839 Mahogany St West Covina, CA	3.0	2.5	1378	$3,100	$2.25	45d	1	0.74mi
1316 Raleo Ave Rowland Heights, CA	4.0	2.0	1200	$5,000	$4.17	16d	1	0.78mi
19231 Tranbarger St Rowland Heights, CA	3.0	2.0	1170	$3,200	$2.74	45d	1	0.84mi
1514 Cronin Dr Rowland Heights, CA	4.0	3.0	1909	$4,195	$2.20	0d	1	0.90mi
278 Calle Luna Unit 278 Walnut, CA	4.0	3.0	2000	$4,200	$2.10	45d	1	0.91mi
3520 S Gauntlet Dr West Covina, CA	4.0	2.0	1326	$3,600	$2.71	45d	1	0.99mi
19178 Bel Air Dr Walnut, CA	4.0	3.0	2139	$4,400	$2.06	5d	1	0.99mi
684 Panorama Ln La Puente, CA	3.0	3.5	1683	$3,600	$2.14	19d	1	1.08mi
684 Panorama Ln La Puente, CA	3.0	3.5	1683	$3,600	$2.14	22d	1	1.08mi
19319 Pilario St Rowland Heights, CA	4.0	2.0	1480	$3,750	$2.53	45d	1	1.22mi
2316 Cravath Ct West Covina, CA	3.0	2.0	1335	$3,050	$2.28	19d	1	1.23mi
335 Eola Dr Walnut, CA	4.0	3.0	1996	$3,695	$1.85	3d	1	1.32mi
1862 Hollandale Ave Rowland Heights, CA	4.0	2.0	1588	$4,250	$2.68	18d	1	1.34mi
18617 Trot Ave Rowland Heights, CA	3.0	2.0	1251	$3,350	$2.68	19d	1	1.39mi
3424 S Rachel Ave West Covina, CA	4.0	2.0	1445	$3,500	$2.42	8d	1	1.41mi
1809 Paso Real Ave Rowland Heights, CA	4.0	2.0	1259	$3,500	$2.78	26d	1	1.47mi

Listing history 4 events

1. 2026-06-21
   status $139,000 Active 2 DOM
2. 2026-06-18
   days on market $139,000 Coming Soon 2 DOM
3. 2026-06-17
   remarks 632-char remark
4. 2026-06-17
   listed $139,000 Coming Soon 1 DOM

ⓘ 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: $663 · $55/mo
• Projected year-2 tax: $1,056 · $88/mo
• Expected delta: +$393/yr (+$33/mo · 59.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,058
• − Mortgage interest: −$7,786
• − Property taxes: −$663
• − Insurance: −$695
• − Repairs & maintenance: −$3,445
• − Management: −$3,445
• − Depreciation: −$4,044
• Taxable income: $22,981
• Est. tax owed @ 24.0%: −$5,515
• After-tax cash flow: $18,395/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: Rowland Unified
• NCES district ID: 0633750
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 62% ▲ 11.00%
• Median HH income: $63,667
• Composite: 44.83/100
• National rank: #2733
• State rank: #134 of 517 in CA

Livability — West Covina

• Score: 59/100
• State rank: #647
• US rank: #20196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Covina, CA
• County: Los Angeles County · 9,444,647 people
• City population: 108,367
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 30,629
• Household income: $94,817
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 1330.0

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 42% Asian 42% Two or more races 14% Black 7% White 6%
• Hispanic origin (detail): Mexican 35%
• Foreign-born: 44% · Canada, China, Vietnam
• Languages at home: 37% English-only · Spanish 28% Chinese 15% Tagalog/Filipino 14%

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: ▼ -662.61%
• Current HPI: 420.1138
• Rent YoY: ▲ 5.15%
• 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

+56.2% since first listed

3 events — show timeline

• 2026-06-16 Coming Soon $139,000 CRMLS
• 2006-03-14 Sold (MLS) $87,000 CRMLS
• 2006-01-05 Listed $89,000 CRMLS

Property tax history

+4.7%/yr

Latest (2025): $663 · +4.7% YoY. Source: county tax records.