1700 S Glendora Ave #43 · Glendora, CA 91740

$140,000

3 bd · 2.0 ba · 896 sqft · Manufactured public records · 473 Days on market

Built 1999 Good condition $156/sqft · 13% above area Est $124k · 13% over ↓ 7% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful nestled in the prestigious city of Glendora at Glenair Mobile Home Park . Conveniently located near to grocery stores, shopping centers and much more . Also offers quick access to recreational parks, the Charming Glendora Village, dining hotspots and close to 210 and 57 freeways . Three amazing size of bedrooms plus a bonus room and 2 beautiful remodeled baths with a fresh paint inside . You’ll find a covered carport for 2 car . Enjoy in the community ‘s refreshing pool and clubhouse with a kitchen to celebrate birthdays, weddings or any other event and more to enjoy the sister park Arrowhead Mobile Home Park offers a heated pool for the residents.

Key facts

• Community pool
• Heated pool
• Community pool

Tags

• GLENAIR MOBILE HOME PARK
• CHARMING GLENDORA VILLAGE
• COMMUNITY POOL
• CLUBHOUSE WITH KITCHEN
• HEATED POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.9% 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.
• Charter Oak Unified (suburban): math 45% / reading 55% proficiency, ranked #387 of 1,400 in CA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.6%/yr); 52 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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).
• This rent runs 35% of the median local income ($99k/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 $968 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 + 2.6% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 473 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y 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.

Risks & watch-outs

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

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 473 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 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?
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: 2.07% ✓
• Cap rate: 18.85%
• Cash-on-cash: 44.85%
• DSCR: 3.00
• GRM: 4.0

CMA / ARV

• ARV (median comp): $123,560
• List price: $140,000
• Delta: 13.30%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 E Arrow Hwy #64	0.19mi	3/2.0	920 (+3%)	3mo	$85,000	$92	84
1700 S Glendora Ave #14	0.08mi	2/1.5 (-1)	850 (-5%)	13mo	$105,000	$124	70
201 E Arrow Hwy #26	0.19mi	3/2.0	960 (+7%)	16mo	$90,000	$94	66
201 E Arrow Hwy #59	0.19mi	2/1.0 (-1)	800 (-11%)	14mo	$115,000	$144	53

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: 41.5%
• Equity multiple: 2.77×
• Total profit: $69,402
• Equity at exit: $20,874

10-year hold

• IRR: 47.5%
• Equity multiple: 5.48×
• Total profit: $175,578
• Equity at exit: $12,105

Cash invested: $39,200 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,902 high
• Mortgage (P&I): −$734
• Tax from tax record: −$35 /mo · $417/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $1,465

Break-even live

Break-even rent $1,047

Max offer price $140,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,545	-5% $1,505	+0% $1,465	+5% $1,426	+10% $1,386
Rent	-10% $1,236	-5% $1,351	+0% $1,465	+5% $1,580	+10% $1,695
Rate	-1.0pp $1,536	-0.5pp $1,501	base $1,465	+0.5pp $1,429	+1.0pp $1,392

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1632 S Glendora Ave Glendora, CA	3.0	2.0	1000	$3,200	$3.20	7d	1	0.03mi
440 W Gladstone St Glendora, CA	1.0–2.0	1.0–2.0	875	$2,390	$2.73	2d	9	0.51mi
1400 N Grand Ave Covina, CA	1.0–2.0	1.0–2.0	846	$2,720	$3.22	2d	5	0.55mi
19531 E Cienega Ave Unit 208 Covina, CA	2.0	2.0	850	$2,195	$2.58	19d	1	0.57mi
559 E Juanita Ave Glendora, CA	3.0	3.0	1000	$4,500	$4.50	2d	1	0.64mi
711 Claraday St Unit A Glendora, CA	2.0	1.0	750	$2,250	$3.00	44d	1	0.78mi
710 Claraday St Glendora, CA	2.0	1.0	850	$2,200	$2.59	8d	1	0.78mi
801 Claraday St Glendora, CA	1.0–2.0	1.0–2.0	900	$2,325	$2.58	22d	6	0.89mi
1746 S Sunflower Ave Unit 10 Glendora, CA	2.0	1.5	1100	$2,400	$2.18	44d	1	1.04mi
1746 S Sunflower Ave Unit 7 Glendora, CA	2.0	2.0	1100	$2,400	$2.18	25d	1	1.04mi
1145 N Barston Ave Covina, CA	2.0	1.0	836	$2,300	$2.75	8d	1	1.08mi
21042 E Arrow Hwy Covina, CA	1.0–2.0	1.0–2.0	803	$2,875	$3.58	2d	11	1.13mi
20983 E Covina Blvd Covina, CA	2.0	2.0	962	$2,500	$2.60	25d	1	1.18mi
5442 N Ranger Dr Covina, CA	2.0	1.5	1032	$2,975	$2.88	44d	1	1.28mi
18645 E Arrow Hwy Covina, CA	2.0	—	919	$2,129	$2.32	14d	1	1.32mi
826 N Barranca Ave Covina, CA	1.0–2.0	1.0–2.0	762	$2,295	$3.01	44d	2	1.37mi
554 E Hurst St Unit 2 Covina, CA	2.0	1.0	866	$2,650	$3.06	5d	1	1.38mi
620 Lemar Park Dr Glendora, CA	2.0	2.0	1000	$2,400	$2.40	5d	1	1.39mi
18537 E Arrow Hwy Covina, CA	1.0–2.0	1.0–2.5	937	$2,650	$2.83	5d	7	1.40mi
501 E Hurst St Unit 2 Covina, CA	2.0	1.0	866	$1,900	$2.19	3d	1	1.40mi

Listing history 29 events

1. 2026-06-18
   days on market $140,000 Active 473 DOM
2. 2026-06-17
   days on market $140,000 Active 472 DOM
3. 2026-06-16
   days on market $140,000 Active 471 DOM
4. 2026-06-15
   days on market $140,000 Active 470 DOM
5. 2026-06-13
   days on market $140,000 Active 468 DOM
6. 2026-06-13
   days on market $140,000 Active 467 DOM
7. 2026-06-09
   days on market $140,000 Active 464 DOM
8. 2026-06-08
   days on market $140,000 Active 463 DOM
9. 2026-06-07
   days on market $140,000 Active 462 DOM
10. 2026-06-04
    days on market $140,000 Active 459 DOM
11. 2026-06-03
    days on market $140,000 Active 458 DOM
12. 2026-06-02
    days on market $140,000 Active 457 DOM
13. 2026-06-01
    days on market $140,000 Active 456 DOM
14. 2026-05-31
    days on market $140,000 Active 455 DOM
15. 2026-03-21
    status Active 678-char remark

    Show marketing remark (678 chars)

    Beautiful nestled in the prestigious city of Glendora at Glenair Mobile Home Park . Conveniently located near to grocery stores, shopping centers and much more . Also offers quick access to recreational parks, the Charming Glendora Village, dining hotspots and close to 210 and 57 freeways . Three amazing size of bedrooms plus a bonus room and 2 beautiful remodeled baths with a fresh paint inside . You’ll find a covered carport for 2 car . Enjoy in the community ‘s refreshing pool and clubhouse with a kitchen to celebrate birthdays, weddings or any other event and more to enjoy the sister park Arrowhead Mobile Home Park offers a heated pool for the residents.

16. 2026-02-27
    historical Active Under Contract 678-char remark

    Show marketing remark (678 chars)

    Beautiful nestled in the prestigious city of Glendora at Glenair Mobile Home Park . Conveniently located near to grocery stores, shopping centers and much more . Also offers quick access to recreational parks, the Charming Glendora Village, dining hotspots and close to 210 and 57 freeways . Three amazing size of bedrooms plus a bonus room and 2 beautiful remodeled baths with a fresh paint inside . You’ll find a covered carport for 2 car . Enjoy in the community ‘s refreshing pool and clubhouse with a kitchen to celebrate birthdays, weddings or any other event and more to enjoy the sister park Arrowhead Mobile Home Park offers a heated pool for the residents.

17. 2025-04-03
    status Active 678-char remark

    Show marketing remark (678 chars)

    Beautiful nestled in the prestigious city of Glendora at Glenair Mobile Home Park . Conveniently located near to grocery stores, shopping centers and much more . Also offers quick access to recreational parks, the Charming Glendora Village, dining hotspots and close to 210 and 57 freeways . Three amazing size of bedrooms plus a bonus room and 2 beautiful remodeled baths with a fresh paint inside . You’ll find a covered carport for 2 car . Enjoy in the community ‘s refreshing pool and clubhouse with a kitchen to celebrate birthdays, weddings or any other event and more to enjoy the sister park Arrowhead Mobile Home Park offers a heated pool for the residents.

18. 2025-03-16
    status Active 678-char remark

    Show marketing remark (678 chars)

    Beautiful nestled in the prestigious city of Glendora at Glenair Mobile Home Park . Conveniently located near to grocery stores, shopping centers and much more . Also offers quick access to recreational parks, the Charming Glendora Village, dining hotspots and close to 210 and 57 freeways . Three amazing size of bedrooms plus a bonus room and 2 beautiful remodeled baths with a fresh paint inside . You’ll find a covered carport for 2 car . Enjoy in the community ‘s refreshing pool and clubhouse with a kitchen to celebrate birthdays, weddings or any other event and more to enjoy the sister park Arrowhead Mobile Home Park offers a heated pool for the residents.

19. 2025-02-08
    historical Active Under Contract 678-char remark

    Show marketing remark (678 chars)

    Beautiful nestled in the prestigious city of Glendora at Glenair Mobile Home Park . Conveniently located near to grocery stores, shopping centers and much more . Also offers quick access to recreational parks, the Charming Glendora Village, dining hotspots and close to 210 and 57 freeways . Three amazing size of bedrooms plus a bonus room and 2 beautiful remodeled baths with a fresh paint inside . You’ll find a covered carport for 2 car . Enjoy in the community ‘s refreshing pool and clubhouse with a kitchen to celebrate birthdays, weddings or any other event and more to enjoy the sister park Arrowhead Mobile Home Park offers a heated pool for the residents.

20. 2025-02-03
    listed $140,000 Active 678-char remark

    Show marketing remark (678 chars)

    Beautiful nestled in the prestigious city of Glendora at Glenair Mobile Home Park . Conveniently located near to grocery stores, shopping centers and much more . Also offers quick access to recreational parks, the Charming Glendora Village, dining hotspots and close to 210 and 57 freeways . Three amazing size of bedrooms plus a bonus room and 2 beautiful remodeled baths with a fresh paint inside . You’ll find a covered carport for 2 car . Enjoy in the community ‘s refreshing pool and clubhouse with a kitchen to celebrate birthdays, weddings or any other event and more to enjoy the sister park Arrowhead Mobile Home Park offers a heated pool for the residents.

21. 2025-01-29
    historical
22. 2024-11-12
    price $150,000
23. 2024-08-07
    status Active
24. 2024-07-23
    status Active
25. 2024-07-07
    status Active
26. 2024-06-16
    status Active
27. 2024-06-16
    price $160,000
28. 2024-06-08
    listed $150,000 Active
29. 2024-06-05
    historical

ⓘ 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: $417 · $35/mo
• Projected year-2 tax: $1,064 · $89/mo
• Expected delta: +$647/yr (+$54/mo · 155.4%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 59% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 20 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: $34,823
• − Mortgage interest: −$7,842
• − Property taxes: −$417
• − Insurance: −$700
• − Repairs & maintenance: −$2,786
• − Management: −$2,786
• − Depreciation: −$4,073
• Taxable income: $16,219
• Est. tax owed @ 24.0%: −$3,893
• After-tax cash flow: $13,690/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 · 12 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with recent renovations, offering a move-in-ready living experience.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental value
• Both New flooring in living areas — Enhances aesthetics and resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both New flooring in living areas — Enhances aesthetics and resale value ↑

ⓘ 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: Charter Oak Unified
• NCES district ID: 0608190
• Math proficiency: 45% ▲ 2.00%
• Reading proficiency: 55% ▲ 4.00%
• Median HH income: $72,756
• Composite: 46.95/100
• National rank: #5160
• State rank: #387 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

-6.7% since first listed

15 events — show timeline

• 2026-03-21 Relisted — CRMLS
• 2026-02-27 Contingent — CRMLS
• 2025-04-03 Relisted — CRMLS
• 2025-03-16 Relisted — CRMLS
• 2025-02-08 Contingent — CRMLS
• 2025-02-03 Listed $140,000 CRMLS
• 2025-01-29 Listing Removed — CRMLS
• 2024-11-12 Price Changed $150,000 CRMLS
• 2024-08-07 Relisted — CRMLS
• 2024-07-23 Relisted — CRMLS
• 2024-07-07 Relisted — CRMLS
• 2024-06-16 Relisted — CRMLS
• 2024-06-16 Price Changed $160,000 CRMLS
• 2024-06-08 Listed $150,000 CRMLS
• 2024-06-05 Coming Soon — CRMLS

Property tax history

+6.4%/yr

Latest (2025): $417 · +6.4% YoY. Source: county tax records.