3620 Moreno #121 · La Verne, CA 91750

$279,000

2 bd · 2.0 ba · 1,536 sqft · Manufactured · 50 Days on market

Built 1971 $182/sqft · 16% above area Est $240k · 16% over

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Why this score? — see what drove the C- 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 +24.2/30.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• Schools +5.9/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely and well-maintained Treasure of a Home! (MFG: DUALWIDE) located in the highly desirable La Verne Mobile Country Club, an exclusive 55+ community. This spacious home features an open floor plan with a large living room and floor-to-ceiling north-facing windows that fill the space with natural light. The dining area includes a built-in china cabinet, and the spacious kitchen offers oak cabinetry, abundant storage, and a charming kitchenette with a counter table and chairs. A comfortable den/family room sits just off the kitchen and opens onto the large covered porch via a sliding door, perfect for relaxing and enjoying views of the San Gabriel Mountains. Steps lead down to the backyard—ideal for outdoor seating, BBQs, gardening, or pets (if allowed by park rules). The primary bedroom suite is generously sized and includes a spacious bathroom with a separate vanity area and a newly updated tub and shower. Additional features include: Light-colored paneling throughout Ceiling fans Dual-paned windows (installed 2001) A/C condenser replaced in 2006; new A/C unit installed 2016 Upgrades & Improvements over the years: New porch deck & stairs (2017) New ceiling fans (2017) New dishwasher (2017) Home tented (2021) New garbage disposal (2026) New faucets (2026) Roof coating & vent replacement (2026) Carpets cleaned (2026) Primary bath flooring replaced (2026) Home pressure-washed (2026) Stairs & security door paint touch-up (2026) New bathtub wall & shower head in primary bath (2026) Electric motor replaced in primary bath vent (2026) New GFCIs throughout (2026) Professional cleaning service (2026) Community Amenities La Verne Mobile Country Club offers two clubhouses, a community pool, a spa, a dog park, and a BBQ area. Conveniently located within walking distance to shopping and restaurants, with easy access to public transportation, major freeways, hospitals, and airports. Come enjoy the comfort, convenience, and lifestyle this wonderful 55+ community has to offer. Space rent: $636.86 (may adjust slightly for new residents). Home is on property tax.

Key facts

• Open floor plan
• Oak cabinetry
• Charming kitchenette

Tags

• OPEN FLOOR PLAN
• BUILT-IN CHINA CABINET
• OAK CABINETRY
• CHARMING KITCHENETTE
• LARGE COVERED PORCH
• BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $279k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $279k).
• Recommended offer: $271k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 36% 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 $8k 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.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $90k; list at $279k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.13% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $240,000
• List price: $279,000
• Delta: 16.25%
• Verdict: OVERPRICED
• 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 #44	0.09mi	2/2.0	1,594 (+4%)	1mo	$249,900	$157	88
3620 Moreno Ave #64	0.00mi	3/2.0 (+1)	1,440 (-6%)	1mo	$255,000	$177	84
3620 Moreno # 47	0.13mi	2/2.0	1,440 (-6%)	2mo	$227,000	$158	82
3620 Moreno Ave #139	0.00mi	2/2.0	1,440 (-6%)	12mo	$163,000	$113	80
3530 Damien Ave #109	0.09mi	3/2.0 (+1)	1,610 (+5%)	5mo	$260,000	$161	78
3620 Moreno Ave #127	0.00mi	2/2.0	1,440 (-6%)	14mo	$200,000	$139	78
3530 Damien #83	0.23mi	3/2.0 (+1)	1,480 (-4%)	4mo	$242,000	$164	75
3530 Damien Ave #88	0.23mi	2/2.0	1,440 (-6%)	7mo	$91,000	$63	73
3530 Damien #176	0.23mi	3/2.0 (+1)	1,434 (-7%)	2mo	$240,000	$167	71
3530 Damien Ave #194	0.12mi	3/2.0 (+1)	1,620 (+6%)	12mo	$250,000	$154	70
3530 Damien #202	0.23mi	2/2.0	1,344 (-12%)	6mo	$192,000	$143	64
3530 Damien Ave #262	0.23mi	2/2.0	1,712 (+12%)	15mo	$222,500	$130	58

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-11,856
• Equity at exit: $41,600

10-year hold

• IRR: 4.9%
• Equity multiple: 1.35×
• Total profit: $27,114
• Equity at exit: $24,123

Cash invested: $78,120 (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: 7.4×

Monthly cashflow live

• Estimated rent: $3,143 high
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,185/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $555

Break-even live

Break-even rent $2,441

Max offer price $279,000

Occupancy floor 77%

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	0.46mi
1623 Heather Dr La Verne, CA	3.0	1.5	1121	$3,250	$2.90	19d	1	0.49mi
637 E Gaillard St San Dimas, CA	3.0	2.0	1324	$3,500	$2.64	44d	1	0.77mi
2002 Canopy Ln La Verne, CA	3.0	3.0	1759	$3,450	$1.96	44d	1	0.81mi
834 Maria Ave Unit 834 La Verne, CA	2.0	1.5	1200	$2,700	$2.25	44d	1	0.86mi
836 Maria Ave Unit 836 La Verne, CA	2.0	1.5	1200	$2,675	$2.23	44d	1	0.86mi
2063 Evergreen St La Verne, CA	3.0	2.0	1300	$3,200	$2.46	44d	1	0.92mi
205 N San Dimas Canyon Rd San Dimas, CA	2.0	1.0–2.5	994	$3,875	$3.90	1d	1	0.99mi
923 Lotus Cir San Dimas, CA	2.0	2.0	1187	$3,200	$2.70	24d	1	1.05mi
3748 Verdana Cir La Verne, CA	3.0	3.0	1493	$4,500	$3.01	15d	1	1.14mi
3836 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,500	$2.82	44d	1	1.16mi
3816 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,300	$2.65	19d	1	1.21mi
325 S San Dimas Canyon Rd San Dimas, CA	4.0	1.0–2.0	1036	$2,465	$2.38	5d	1	1.22mi
477 E Bonita Ave San Dimas, CA	3.0	1.0	950	$2,325	$2.45	2d	1	1.23mi
168 E Baseline Rd San Dimas, CA	3.0	2.5	1366	$3,000	$2.20	44d	1	1.41mi
2577 Sycamore Dr La Verne, CA	3.0	2.0	1350	$2,895	$2.14	44d	1	1.47mi

Listing history 12 events

1. 2026-06-09
   days on market $279,000 Active 50 DOM
2. 2026-06-08
   days on market $279,000 Active 49 DOM
3. 2026-06-07
   days on market $279,000 Active 48 DOM
4. 2026-06-04
   days on market $279,000 Active 45 DOM
5. 2026-06-03
   days on market $279,000 Active 44 DOM
6. 2026-06-02
   days on market $279,000 Active 43 DOM
7. 2026-06-01
   days on market $279,000 Active 42 DOM
8. 2026-05-31
   days on market $279,000 Active 41 DOM
9. 2026-04-20
   listed $279,000 Active 2185-char remark

   Show marketing remark (2185 chars)

   Lovely and well-maintained Treasure of a Home! (MFG: DUALWIDE) located in the highly desirable La Verne Mobile Country Club, an exclusive 55+ community. This spacious home features an open floor plan with a large living room and floor-to-ceiling north-facing windows that fill the space with natural light. The dining area includes a built-in china cabinet, and the spacious kitchen offers oak cabinetry, abundant storage, and a charming kitchenette with a counter table and chairs. A comfortable den/family room sits just off the kitchen and opens onto the large covered porch via a sliding door, perfect for relaxing and enjoying views of the San Gabriel Mountains. Steps lead down to the backyard—ideal for outdoor seating, BBQs, gardening, or pets (if allowed by park rules). The primary bedroom suite is generously sized and includes a spacious bathroom with a separate vanity area and a newly updated tub and shower. Additional features include: Light-colored paneling throughout Ceiling fans Dual-paned windows (installed 2001) A/C condenser replaced in 2006; new A/C unit installed 2016 Upgrades & Improvements over the years: New porch deck & stairs (2017) New ceiling fans (2017) New dishwasher (2017) Home tented (2021) New garbage disposal (2026) New faucets (2026) Roof coating & vent replacement (2026) Carpets cleaned (2026) Primary bath flooring replaced (2026) Home pressure-washed (2026) Stairs & security door paint touch-up (2026) New bathtub wall & shower head in primary bath (2026) Electric motor replaced in primary bath vent (2026) New GFCIs throughout (2026) Professional cleaning service (2026) Community Amenities La Verne Mobile Country Club offers two clubhouses, a community pool, a spa, a dog park, and a BBQ area. Conveniently located within walking distance to shopping and restaurants, with easy access to public transportation, major freeways, hospitals, and airports. Come enjoy the comfort, convenience, and lifestyle this wonderful 55+ community has to offer. Space rent: $636.86 (may adjust slightly for new residents). Home is on property tax.

10. 2016-09-23
    soldstatus $90,000 Closed Sale 797-char remark

    Show marketing remark (797 chars)

    Move right in to this home in one of the most sought after parks in La Verne. This Mobile Home has been well taken care of by the original owner. A little more space than most double wide mobiles, the home is 64 feet long. Nice cabinets in the kitchen, breakfast bar, lots of storage, Refrigerator is included. There is a nice sized living room, plus a family room which has a sliding door to the covered porch. The separate laundry room comes equipped with the washer and dryer. There is even some furniture that will be included if you like. The master bedroom has 2 nice sized closets. Brand new top of the line air conditioner. The club house has many activities, swimming pool and gym. The park is owned by the city of La Verne, so space rent remains low, and includes sewer, water and trash.

11. 2016-08-29
    historical Active Under Contract 797-char remark

    Show marketing remark (797 chars)

    Move right in to this home in one of the most sought after parks in La Verne. This Mobile Home has been well taken care of by the original owner. A little more space than most double wide mobiles, the home is 64 feet long. Nice cabinets in the kitchen, breakfast bar, lots of storage, Refrigerator is included. There is a nice sized living room, plus a family room which has a sliding door to the covered porch. The separate laundry room comes equipped with the washer and dryer. There is even some furniture that will be included if you like. The master bedroom has 2 nice sized closets. Brand new top of the line air conditioner. The club house has many activities, swimming pool and gym. The park is owned by the city of La Verne, so space rent remains low, and includes sewer, water and trash.

12. 2016-08-24
    listed $89,500 Active 797-char remark

    Show marketing remark (797 chars)

    Move right in to this home in one of the most sought after parks in La Verne. This Mobile Home has been well taken care of by the original owner. A little more space than most double wide mobiles, the home is 64 feet long. Nice cabinets in the kitchen, breakfast bar, lots of storage, Refrigerator is included. There is a nice sized living room, plus a family room which has a sliding door to the covered porch. The separate laundry room comes equipped with the washer and dryer. There is even some furniture that will be included if you like. The master bedroom has 2 nice sized closets. Brand new top of the line air conditioner. The club house has many activities, swimming pool and gym. The park is owned by the city of La Verne, so space rent remains low, and includes sewer, water and trash.

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 6 d/yr ≥98°F today · 16 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: $37,718
• − Mortgage interest: −$15,628
• − Property taxes: −$4,185
• − Insurance: −$1,395
• − Repairs & maintenance: −$3,017
• − Management: −$3,017
• − Depreciation: −$8,116
• Taxable income: $2,359
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $6,094/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

+211.7% since first listed

4 events — show timeline

• 2026-04-20 Listed $279,000 CRMLS
• 2016-09-23 Sold (MLS) $90,000 CRMLS
• 2016-08-29 Contingent — CRMLS
• 2016-08-24 Listed $89,500 CRMLS