3530 Damien #212 · La Verne, CA 91750

$269,000

2 bd · 2.0 ba · 1,736 sqft · Manufactured public records · 195 Days on market

Built 2009 $155/sqft · 12% above area Est $240k · 12% 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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Schools +5.9/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your amazing, turnkey, well cared for Fleetwood manufactured home located at The Fountains, a desirable 55+ community. .. You can clearly notice the pride of ownership the minute you approach the entrance. .. This 1736 sqft home with two bedrooms, two full bath and a Third Room (with many different potential uses) is ready to move in. .. The huge patio which leads you to the open and airy great size Living Room and adjacent Dining Room ready for family gatherings or relaxing evenings with friends. .. .This home includes a versatile THIRD ROOM that can be used as den, craft room, home office or better yet add a closet and easily convert to Third Bedroom. .. .Kitchen offers you a ton of cabinets, counter space, storage and a nice breakfast nook to enjoy your morning coffee. .. How about the excellent size primary bedroom with its own full bathroom that has dual sink, superb tub and a walk in enclosed shower. .. Don't forget to check out the good size second bedroom down the hallway. .. Hallway"s full bathroom is ready to accommodate and guest you might have. .. Separate, Indoor laundry room for your convenience has access door out to the carport and shed offering you a ton of extra storage. .. .Brand New Tankless Water Heater and Honeywell T5 thermostat (installed 9/2025). .. This well managed 55+ senior park comes with many amenities such as community pool, spa, gym, library and is close to shopping, restaurants, Freeways, Public transportation. .. Buyer must be approved by park management. .. Space rent of $1685/month includes trash and sewer. .. This Mobile Home has wheel chair access by the front porch and a chair lift in the drive way. .Don't miss out the opportunity to own this amazing and well priced mobile home. ..

Key facts

• 3 parking spots
• Community pool
• Built 2009

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $269k.

Deal economics

• At list price, monthly cash flow is $854 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $269k).
• Recommended offer: $237k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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); 95 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $75k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 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 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: 1.17% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.60%
• DSCR: 1.61
• GRM: 7.1

CMA / ARV

• ARV (median comp): $240,000
• List price: $269,000
• Delta: 12.08%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3530 Damien Ave #262	0.00mi	2/2.0	1,712 (-1%)	15mo	$222,500	$130	85
3530 Damien Ave #248	0.20mi	2/2.0	1,736 (0%)	17mo	$280,000	$161	77
3530 Damien Ave #44	0.20mi	2/2.0	1,594 (-8%)	1mo	$249,900	$157	76
3530 Damien Ave #263	0.19mi	2/2.0	1,740 (+0%)	23mo	$239,000	$137	72
3530 Damien Ave #253	0.19mi	2/2.0	1,716 (-1%)	22mo	$190,000	$111	71
3530 Damien Ave #109	0.20mi	3/2.0 (+1)	1,610 (-7%)	5mo	$260,000	$161	69
3530 Damien #83	0.00mi	3/2.0 (+1)	1,480 (-15%)	4mo	$242,000	$164	67
3530 Damien Ave #137	0.18mi	2/2.0	1,650 (-5%)	21mo	$139,000	$84	66
3530 Damien Ave #194	0.19mi	3/2.0 (+1)	1,620 (-7%)	12mo	$250,000	$154	65
3530 Damien Ave #74	0.20mi	3/2.0 (+1)	1,586 (-9%)	19mo	$271,000	$171	55
3530 Damien Ave #239	0.20mi	3/2.0 (+1)	1,511 (-13%)	18mo	$235,000	$156	49

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: 3.0%
• Equity multiple: 1.11×
• Total profit: $8,643
• Equity at exit: $40,109

10-year hold

• IRR: 11.9%
• Equity multiple: 1.91×
• Total profit: $68,883
• Equity at exit: $23,258

Cash invested: $75,320 (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: 95
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,139 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$103 /mo · $1,237/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$659
• Net cashflow: $854

Break-even live

Break-even rent $2,058

Max offer price $269,000

Occupancy floor 68%

Sensitivity live

Price	-10% $1,006	-5% $930	+0% $854	+5% $777	+10% $701
Rent	-10% $606	-5% $730	+0% $854	+5% $978	+10% $1,102
Rate	-1.0pp $989	-0.5pp $922	base $854	+0.5pp $784	+1.0pp $713

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	0.59mi
834 Maria Ave Unit 834 La Verne, CA	2.0	1.5	1200	$2,700	$2.25	44d	1	0.63mi
836 Maria Ave Unit 836 La Verne, CA	2.0	1.5	1200	$2,675	$2.23	44d	1	0.63mi
1623 Heather Dr La Verne, CA	3.0	1.5	1121	$3,250	$2.90	19d	1	0.66mi
637 E Gaillard St San Dimas, CA	3.0	2.0	1324	$3,500	$2.64	44d	1	0.66mi
205 N San Dimas Canyon Rd San Dimas, CA	2.0	1.0–2.5	994	$3,885	$3.91	0d	1	0.79mi
2002 Canopy Ln La Verne, CA	3.0	3.0	1759	$3,450	$1.96	45d	1	0.85mi
2063 Evergreen St La Verne, CA	3.0	2.0	1300	$3,200	$2.46	44d	1	0.95mi
923 Lotus Cir San Dimas, CA	2.0	2.0	1187	$3,200	$2.70	25d	1	0.97mi
325 S San Dimas Canyon Rd San Dimas, CA	4.0	1.0–2.0	1036	$2,460	$2.37	0d	1	0.99mi
477 E Bonita Ave San Dimas, CA	3.0	1.0	950	$2,385	$2.51	0d	1	1.03mi
3748 Verdana Cir La Verne, CA	3.0	3.0	1493	$4,500	$3.01	16d	1	1.24mi
3836 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,500	$2.82	44d	1	1.26mi
3816 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,300	$2.65	19d	1	1.31mi
168 E Baseline Rd San Dimas, CA	3.0	2.5	1366	$3,000	$2.20	44d	1	1.35mi
203 Teague Dr San Dimas, CA	2.0	2.0	1180	$3,100	$2.63	8d	1	1.48mi
206 Teague Dr San Dimas, CA	2.0	3.0	1320	$3,500	$2.65	44d	1	1.49mi

Listing history 19 events

1. 2026-06-21
   days on market $269,000 Active 195 DOM
2. 2026-06-18
   days on market $269,000 Active 192 DOM
3. 2026-06-17
   days on market $269,000 Active 191 DOM
4. 2026-06-16
   days on market $269,000 Active 190 DOM
5. 2026-06-15
   days on market $269,000 Active 189 DOM
6. 2026-06-13
   days on market $269,000 Active 187 DOM
7. 2026-06-13
   days on market $269,000 Active 186 DOM
8. 2026-06-09
   days on market $269,000 Active 183 DOM
9. 2026-06-08
   days on market $269,000 Active 182 DOM
10. 2026-06-07
    days on market $269,000 Active 181 DOM
11. 2026-06-04
    days on market $269,000 Active 178 DOM
12. 2026-06-03
    days on market $269,000 Active 177 DOM
13. 2026-06-02
    days on market $269,000 Active 176 DOM
14. 2026-06-01
    days on market $269,000 Active 175 DOM
15. 2026-05-31
    days on market $269,000 Active 174 DOM
16. 2025-12-08
    listed $269,000 Active 1766-char remark

    Show marketing remark (1766 chars)

    Welcome to your amazing, turnkey, well cared for Fleetwood manufactured home located at The Fountains, a desirable 55+ community. .. You can clearly notice the pride of ownership the minute you approach the entrance. .. This 1736 sqft home with two bedrooms, two full bath and a Third Room (with many different potential uses) is ready to move in. .. The huge patio which leads you to the open and airy great size Living Room and adjacent Dining Room ready for family gatherings or relaxing evenings with friends. .. .This home includes a versatile THIRD ROOM that can be used as den, craft room, home office or better yet add a closet and easily convert to Third Bedroom. .. .Kitchen offers you a ton of cabinets, counter space, storage and a nice breakfast nook to enjoy your morning coffee. .. How about the excellent size primary bedroom with its own full bathroom that has dual sink, superb tub and a walk in enclosed shower. .. Don't forget to check out the good size second bedroom down the hallway. .. Hallway"s full bathroom is ready to accommodate and guest you might have. .. Separate, Indoor laundry room for your convenience has access door out to the carport and shed offering you a ton of extra storage. .. .Brand New Tankless Water Heater and Honeywell T5 thermostat (installed 9/2025). .. This well managed 55+ senior park comes with many amenities such as community pool, spa, gym, library and is close to shopping, restaurants, Freeways, Public transportation. .. Buyer must be approved by park management. .. Space rent of $1685/month includes trash and sewer. .. This Mobile Home has wheel chair access by the front porch and a chair lift in the drive way. .Don't miss out the opportunity to own this amazing and well priced mobile home. ..

17. 2025-12-08
    historical $269,000 1766-char remark

    Show marketing remark (1766 chars)

    Welcome to your amazing, turnkey, well cared for Fleetwood manufactured home located at The Fountains, a desirable 55+ community. .. You can clearly notice the pride of ownership the minute you approach the entrance. .. This 1736 sqft home with two bedrooms, two full bath and a Third Room (with many different potential uses) is ready to move in. .. The huge patio which leads you to the open and airy great size Living Room and adjacent Dining Room ready for family gatherings or relaxing evenings with friends. .. .This home includes a versatile THIRD ROOM that can be used as den, craft room, home office or better yet add a closet and easily convert to Third Bedroom. .. .Kitchen offers you a ton of cabinets, counter space, storage and a nice breakfast nook to enjoy your morning coffee. .. How about the excellent size primary bedroom with its own full bathroom that has dual sink, superb tub and a walk in enclosed shower. .. Don't forget to check out the good size second bedroom down the hallway. .. Hallway"s full bathroom is ready to accommodate and guest you might have. .. Separate, Indoor laundry room for your convenience has access door out to the carport and shed offering you a ton of extra storage. .. .Brand New Tankless Water Heater and Honeywell T5 thermostat (installed 9/2025). .. This well managed 55+ senior park comes with many amenities such as community pool, spa, gym, library and is close to shopping, restaurants, Freeways, Public transportation. .. Buyer must be approved by park management. .. Space rent of $1685/month includes trash and sewer. .. This Mobile Home has wheel chair access by the front porch and a chair lift in the drive way. .Don't miss out the opportunity to own this amazing and well priced mobile home. ..

18. 2009-02-10
    historical
19. 2008-03-06
    listed $40,000

ⓘ 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: $1,237 · $103/mo
• Projected year-2 tax: $2,044 · $170/mo
• Expected delta: +$807/yr (+$67/mo · 65.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 19 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: $37,663
• − Mortgage interest: −$15,068
• − Property taxes: −$1,237
• − Insurance: −$1,345
• − Repairs & maintenance: −$3,013
• − Management: −$3,013
• − Depreciation: −$7,825
• Taxable income: $6,161
• Est. tax owed @ 24.0%: −$1,479
• After-tax cash flow: $8,765/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

+572.5% since first listed

4 events — show timeline

• 2025-12-08 Listed $269,000 CRMLS
• 2025-12-08 Coming Soon $269,000 CRMLS
• 2009-02-10 Listing Removed — CRMLS
• 2008-03-06 Listed $40,000 CRMLS

Property tax history

+5.1%/yr

Latest (2025): $1,237 · +5.1% YoY. Source: county tax records.