3530 Damien St #224 · La Verne, CA 91750

$309,900

3 bd · 2.0 ba · 1,512 sqft · Manufactured · 141 Days on market

Built 2025 Good condition $205/sqft · 29% above area Est $240k · 29% over ↓ 10% since listing

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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 +23.7/30.0
• DSCR +7.6/10.0
• 1% rule +6.2/10.0
• Schools +5.9/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller is motivated to sell, and will entertain all offers. Welcome to The Fountains, a sought-after 55+ Community in La Verne. This Brand-New Skyline Manufactured Home has 3 bedrooms and 2 bathrooms at 1512 sq. ft. (approx. ). The entrance into the home is from the beautiful full front porch. Once inside you are greeted with a large living room that opens to the kitchen. The kitchen includes all the appliances: gas oven/range, dishwasher, built-in microwave oven, and refrigerator. The rooms are spacious and the primary room has an adjoining bathroom with a walk-in shower. Additional features: flooring in the living room, kitchen, hallway, carpet in the bedrooms, Laundry Room with full-size washer and dryer hookups, Central A/C and Heating, Covered Carport. The Fountains has a beautiful clubhouse, pool and spa. This is a Great Opportunity to live in La Verne, don't hesitate.

Key facts

• Full front porch
• Laundry room
• Large living room

Tags

• FULL FRONT PORCH
• LARGE LIVING ROOM
• KITCHEN INCLUDES APPLIANCES
• WALK-IN SHOWER
• LAUNDRY ROOM
• CENTRAL A/C AND HEATING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $310k).
• Recommended offer: $273k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.9% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 40% 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 $9k 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 141 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $272,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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: 1.12% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.16%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $240,000
• List price: $309,900
• Delta: 29.12%
• 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
3620 Moreno Ave #64	0.04mi	3/2.0	1,440 (-5%)	1mo	$255,000	$177	89
3530 Damien #83	0.21mi	3/2.0	1,480 (-2%)	4mo	$242,000	$164	83
3530 Damien Ave #44	0.05mi	2/2.0 (-1)	1,594 (+5%)	1mo	$249,900	$157	83
3530 Damien Ave #109	0.05mi	3/2.0	1,610 (+6%)	5mo	$260,000	$161	83
3530 Damien #176	0.21mi	3/2.0	1,434 (-5%)	2mo	$240,000	$167	80
3620 Moreno # 47	0.17mi	2/2.0 (-1)	1,440 (-5%)	2mo	$227,000	$158	78
3620 Moreno Ave #139	0.05mi	2/2.0 (-1)	1,440 (-5%)	12mo	$163,000	$113	75
3530 Damien Ave #194	0.08mi	3/2.0	1,620 (+7%)	12mo	$250,000	$154	74
3620 Moreno Ave #127	0.04mi	2/2.0 (-1)	1,440 (-5%)	14mo	$200,000	$139	73
3530 Damien Ave #88	0.21mi	2/2.0 (-1)	1,440 (-5%)	7mo	$91,000	$63	71
3530 Damien #202	0.21mi	2/2.0 (-1)	1,344 (-11%)	6mo	$192,000	$143	62
3530 Damien Ave #262	0.21mi	2/2.0 (-1)	1,712 (+13%)	15mo	$222,500	$130	50

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-14,841
• Equity at exit: $46,207

10-year hold

• IRR: 4.3%
• Equity multiple: 1.31×
• Total profit: $26,567
• Equity at exit: $26,794

Cash invested: $86,772 (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: 7.5×

Monthly cashflow live

• Estimated rent: $3,458 high
• Mortgage (P&I): −$1,625
• Tax est. 1.5%: −$387 /mo · $4,648/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$726
• Net cashflow: $590

Break-even live

Break-even rent $2,711

Max offer price $309,900

Occupancy floor 78%

Sensitivity live

Price	-10% $804	-5% $697	+0% $590	+5% $483	+10% $376
Rent	-10% $317	-5% $453	+0% $590	+5% $726	+10% $863
Rate	-1.0pp $746	-0.5pp $669	base $590	+0.5pp $510	+1.0pp $428

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	45d	1	0.51mi
1623 Heather Dr La Verne, CA	3.0	1.5	1121	$3,250	$2.90	20d	1	0.54mi
2621 Damien Ave La Verne, CA	4.0	2.0	2070	$3,950	$1.91	0d	1	0.70mi
637 E Gaillard St San Dimas, CA	3.0	2.0	1324	$3,500	$2.64	45d	1	0.71mi
834 Maria Ave Unit 834 La Verne, CA	2.0	1.5	1200	$2,700	$2.25	45d	1	0.82mi
836 Maria Ave Unit 836 La Verne, CA	2.0	1.5	1200	$2,675	$2.23	45d	1	0.82mi
2002 Canopy Ln La Verne, CA	3.0	3.0	1759	$3,450	$1.96	45d	1	0.86mi
524 E Ghent St San Dimas, CA	4.0	3.0	1888	$5,000	$2.65	25d	1	0.91mi
205 N San Dimas Canyon Rd San Dimas, CA	2.0	1.0–2.5	994	$3,885	$3.91	0d	1	0.95mi
2063 Evergreen St La Verne, CA	3.0	2.0	1300	$3,200	$2.46	45d	1	0.97mi
923 Lotus Cir San Dimas, CA	2.0	2.0	1187	$3,200	$2.70	25d	1	0.99mi
1554 3rd St La Verne, CA	4.0	2.0	1509	$3,600	$2.39	6d	1	0.99mi
325 S San Dimas Canyon Rd San Dimas, CA	4.0	1.0–2.0	1036	$2,460	$2.37	0d	1	1.18mi
477 E Bonita Ave San Dimas, CA	3.0	1.0	950	$2,385	$2.51	0d	1	1.18mi
3748 Verdana Cir La Verne, CA	3.0	3.0	1493	$4,500	$3.01	16d	1	1.19mi
3836 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,500	$2.82	45d	1	1.22mi
3816 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,300	$2.65	20d	1	1.27mi
168 E Baseline Rd San Dimas, CA	3.0	2.5	1366	$3,000	$2.20	45d	1	1.35mi
1545 Diane Dr La Verne, CA	4.0	2.0	1845	$4,000	$2.17	45d	1	1.37mi

Listing history 23 events

1. 2026-06-21
   days on market $309,900 Active 141 DOM
2. 2026-06-18
   days on market $309,900 Active 138 DOM
3. 2026-06-17
   days on market $309,900 Active 137 DOM
4. 2026-06-16
   days on market $309,900 Active 136 DOM
5. 2026-06-15
   days on market $309,900 Active 135 DOM
6. 2026-06-13
   days on market $309,900 Active 133 DOM
7. 2026-06-13
   days on market $309,900 Active 132 DOM
8. 2026-06-09
   days on market $309,900 Active 129 DOM
9. 2026-06-08
   days on market $309,900 Active 128 DOM
10. 2026-06-07
    days on market $309,900 Active 127 DOM
11. 2026-06-04
    days on market $309,900 Active 124 DOM
12. 2026-06-03
    days on market $309,900 Active 123 DOM
13. 2026-06-02
    days on market $309,900 Active 122 DOM
14. 2026-06-01
    days on market $309,900 Active 121 DOM
15. 2026-05-31
    days on market $309,900 Active 120 DOM
16. 2026-04-15
    price $314,500 887-char remark

    Show marketing remark (887 chars)

    Seller is motivated to sell, and will entertain all offers. Welcome to The Fountains, a sought-after 55+ Community in La Verne. This Brand-New Skyline Manufactured Home has 3 bedrooms and 2 bathrooms at 1512 sq. ft. (approx. ). The entrance into the home is from the beautiful full front porch. Once inside you are greeted with a large living room that opens to the kitchen. The kitchen includes all the appliances: gas oven/range, dishwasher, built-in microwave oven, and refrigerator. The rooms are spacious and the primary room has an adjoining bathroom with a walk-in shower. Additional features: flooring in the living room, kitchen, hallway, carpet in the bedrooms, Laundry Room with full-size washer and dryer hookups, Central A/C and Heating, Covered Carport. The Fountains has a beautiful clubhouse, pool and spa. This is a Great Opportunity to live in La Verne, don't hesitate.

17. 2026-03-10
    price $319,900 887-char remark

    Show marketing remark (887 chars)

    Seller is motivated to sell, and will entertain all offers. Welcome to The Fountains, a sought-after 55+ Community in La Verne. This Brand-New Skyline Manufactured Home has 3 bedrooms and 2 bathrooms at 1512 sq. ft. (approx. ). The entrance into the home is from the beautiful full front porch. Once inside you are greeted with a large living room that opens to the kitchen. The kitchen includes all the appliances: gas oven/range, dishwasher, built-in microwave oven, and refrigerator. The rooms are spacious and the primary room has an adjoining bathroom with a walk-in shower. Additional features: flooring in the living room, kitchen, hallway, carpet in the bedrooms, Laundry Room with full-size washer and dryer hookups, Central A/C and Heating, Covered Carport. The Fountains has a beautiful clubhouse, pool and spa. This is a Great Opportunity to live in La Verne, don't hesitate.

18. 2026-01-31
    listed $329,900 Active 887-char remark

    Show marketing remark (887 chars)

    Seller is motivated to sell, and will entertain all offers. Welcome to The Fountains, a sought-after 55+ Community in La Verne. This Brand-New Skyline Manufactured Home has 3 bedrooms and 2 bathrooms at 1512 sq. ft. (approx. ). The entrance into the home is from the beautiful full front porch. Once inside you are greeted with a large living room that opens to the kitchen. The kitchen includes all the appliances: gas oven/range, dishwasher, built-in microwave oven, and refrigerator. The rooms are spacious and the primary room has an adjoining bathroom with a walk-in shower. Additional features: flooring in the living room, kitchen, hallway, carpet in the bedrooms, Laundry Room with full-size washer and dryer hookups, Central A/C and Heating, Covered Carport. The Fountains has a beautiful clubhouse, pool and spa. This is a Great Opportunity to live in La Verne, don't hesitate.

19. 2026-01-30
    historical
20. 2026-01-28
    price $329,900
21. 2026-01-28
    price $229,900
22. 2025-11-21
    price $339,900
23. 2025-06-18
    listed $349,500 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 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: $41,492
• − Mortgage interest: −$17,359
• − Property taxes: −$4,648
• − Insurance: −$1,550
• − Repairs & maintenance: −$3,319
• − Management: −$3,319
• − Depreciation: −$9,015
• Taxable income: $2,281
• Est. tax owed @ 24.0%: −$547
• After-tax cash flow: $6,531/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 · 3 photos

Good 80/100 None rehab

This brand-new manufactured home in a sought-after 55+ community is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can further enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance
• Both New appliances — Enhances functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance ↑
• Both New appliances — Enhances functionality and appeal ↑

ⓘ 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: 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

-10.0% since first listed

8 events — show timeline

• 2026-04-15 Price Changed $314,500 CRMLS
• 2026-03-10 Price Changed $319,900 CRMLS
• 2026-01-31 Listed $329,900 CRMLS
• 2026-01-30 Listing Removed — CRMLS
• 2026-01-28 Price Changed $329,900 CRMLS
• 2026-01-28 Price Changed $229,900 CRMLS
• 2025-11-21 Price Changed $339,900 CRMLS
• 2025-06-18 Listed $349,500 CRMLS