1630 S Barranca Ave #102 · Glendora, CA 91740

$105,000

2 bd · 2.0 ba · 1,392 sqft · Manufactured public records · 191 Days on market

Manufactured home Built 1969 Fair condition 21 ac lot $75/sqft · 32% below area Est $159k · 34% under

---

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 +3.3/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Appreciation +2.5/10.0
• Condition / age +2.0/5.0
• Manufactured-home adj. -6.3

Listing remarks

Welcome to Glendora, to the Rancho Glendora Mobile Villas neighborhood.   We are pleased to present this great opportunity to own a manufactured home in one of the nicest mobile home parks in Glendora.  The home needs some TLC and a little imagination with some personal touches.  Perfectly situated on a desirable corner lot. This home offers a spacious two bedroom two bath with a large kitchen and living room.   Offering a large laundry room for convenience,  Located in one of the cleanest and best managed Mobile Home Communities in Glendora. Surrounded by a picturesque view of the beautiful San Gabriel Mountains and hill views.

Key facts

• 21.24 acre lot
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.8% 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+, crime B; Watch: amenities F, cost of living F, health & safety F.
• Azusa Unified (suburban): math 30% / reading 39% proficiency, ranked #874 of 1,400 in CA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Longfellow (21 students, 76% FRL); Center Middle (263 students, 95% FRL); Gladstone High (629 students, 90% FRL) — zoned schools average 87% FRL vs 70% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 87 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 74d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.18% ✓
• Cap rate: 19.84%
• Cash-on-cash: 48.39%
• DSCR: 3.15
• GRM: 3.8

CMA / ARV

• ARV (median comp): $159,000
• List price: $105,000
• Delta: -33.96%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1630 S Barranca #126	0.00mi	2/1.5	1,368 (-2%)	7mo	$159,000	$116	89
1630-41 S Barranca Ave	0.00mi	3/2.0 (+1)	1,368 (-2%)	8mo	$155,000	$113	85
1630 S Barranca	0.01mi	2/2.0	1,504 (+8%)	3mo	$120,000	$80	84
1630 Barranca Ave #88	0.00mi	3/2.0 (+1)	1,400 (+1%)	16mo	$188,000	$134	80
1630 S Barranca #53	0.00mi	2/2.0	1,440 (+3%)	17mo	$145,000	$101	80
1630 S Barranca Ave #173	0.00mi	3/2.0 (+1)	1,539 (+11%)	7mo	$210,000	$136	71
1630 S Barranca Ave #1	0.07mi	3/2.0 (+1)	1,456 (+5%)	17mo	$225,000	$155	70
1630 S Barranca Ave #39	0.00mi	3/2.0 (+1)	1,560 (+12%)	9mo	$190,000	$122	68
1630 S Barranca Ave #20	0.00mi	2/2.0	1,200 (-14%)	15mo	$170,000	$142	64

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: 45.4%
• Equity multiple: 2.96×
• Total profit: $57,518
• Equity at exit: $15,656

10-year hold

• IRR: 51.1%
• Equity multiple: 5.88×
• Total profit: $143,362
• Equity at exit: $9,078

Cash invested: $29,400 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 3 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $225,000 ($138/sqft)
• Median days on market: 12 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -17.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 91740

• Rents YoY: 2.6%
• Active inventory: 87
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,289 high
• Mortgage (P&I): −$551
• Tax from tax record: −$28 /mo · $341/yr
• Insurance: −$44
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $1,185

Break-even live

Break-even rent $788

Max offer price $105,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,245	-5% $1,215	+0% $1,185	+5% $1,156	+10% $1,126
Rent	-10% $1,005	-5% $1,095	+0% $1,185	+5% $1,276	+10% $1,366
Rate	-1.0pp $1,238	-0.5pp $1,212	base $1,185	+0.5pp $1,158	+1.0pp $1,131

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: $26,250
• Closing costs: $3,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18828 E Weather Rd Covina, CA	3.0	2.0	1122	$3,100	$2.76	49d	1	0.22mi
5505 N Traymore Ave Covina, CA	3.0	1.0	948	$3,299	$3.48	10d	1	0.33mi
18711 E Arrow Hwy #14 Covina, CA	2.0	2.0	1000	$2,495	$2.50	38d	1	0.42mi
5442 N Ranger Dr Covina, CA	2.0	1.5	1032	$2,975	$2.88	184d	1	0.44mi
18645 E Arrow Hwy Covina, CA	2.0	1.0	919	$2,571	$2.80	1d	1	0.47mi
387 E Nubia St Covina, CA	3.0	2.0	1424	$3,995	$2.81	66d	1	0.50mi
440 W Gladstone St Glendora, CA	1.0–2.0	1.0–2.0	875	$2,643	$3.02	0d	9	0.52mi
18615 E Arrow Hwy Covina, CA	2.0	2.0	847	$2,284	$2.70	0d	3	0.52mi
1334 S Grand Ave Glendora, CA	2.0	2.5	1641	$3,150	$1.92	93d	1	0.58mi
1334 S Grand Ave Glendora, CA	2.0	2.5	1641	$3,150	$1.92	123d	1	0.58mi
1400 N Grand Ave Covina, CA	1.0–2.0	1.0–2.0	828	$2,566	$3.10	0d	6	0.62mi
261 W Newburgh St Glendora, CA	3.0	2.0	1671	$3,800	$2.27	123d	1	0.63mi
777 S Citrus Ave #107 Azusa, CA	2.0	2.0	994	$2,650	$2.67	165d	1	0.68mi
323 W Dawson Ct Glendora, CA	3.0	2.0	1380	$2,500	$1.81	23d	1	0.87mi
155 W Tudor St Covina, CA	2.0	1.0	1317	$3,100	$2.35	73d	1	0.89mi
155 W Tudor St Covina, CA	2.0	1.0	1317	$3,100	$2.35	85d	1	0.89mi
1632 S Glendora Ave Glendora, CA	3.0	2.0	1000	$2,950	$2.95	110d	1	0.89mi
1632 S Glendora Ave Glendora, CA	3.0	2.0	1000	$2,950	$2.95	10d	1	0.89mi
1620 S Glendora Ave Glendora, CA	3.0	2.0	1450	$3,500	$2.41	147d	1	0.92mi
514 E Cypress St Unit 3 Covina, CA	2.0	2.0	1107	$2,300	$2.08	102d	1	0.94mi
514 E Cypress St Apt 15 Covina, CA	1.0	1.0	900	$1,850	$2.06	33d	1	0.95mi
474 E Cypress St Unit 474 Covina, CA	2.0	1.5	963	$2,100	$2.18	10d	1	0.95mi
826 N Barranca Ave Covina, CA	1.0–2.0	1.0–2.0	787	$2,295	$2.91	10d	2	0.98mi
863 S Vecino Dr Glendora, CA	3.0	2.0	1517	$4,395	$2.90	2d	1	1.01mi
1021 Chandler Dr Covina, CA	2.0	2.5	1107	$2,900	$2.62	70d	1	1.04mi
832 S Prospero Dr Glendora, CA	3.0	2.0	1230	$3,450	$2.80	55d	1	1.05mi
1221 N Aldenville Ave Covina, CA	3.0	2.0	1175	$3,900	$3.32	66d	1	1.05mi
19079 E Linfield St Glendora, CA	3.0	2.0	1410	$3,700	$2.62	47d	1	1.07mi
749 Marmalade Pl Covina, CA	3.0	2.0	1620	$3,600	$2.22	142d	1	1.07mi
1061 N Glendora Ave Covina, CA	2.0	2.0	1212	$2,850	$2.35	184d	1	1.08mi
111 W Ronwood St Glendora, CA	3.0	2.0	1783	$3,150	$1.77	93d	1	1.19mi
573 E Arrow Hwy Unit 577-A Azusa, CA	2.0	2.5	1210	$3,095	$2.56	96d	1	1.19mi
573 E Arrow Hwy Unit 579-B Azusa, CA	2.0	2.5	1210	$3,195	$2.64	0d	1	1.19mi
573 E Arrow Hwy Unit 573-B Azusa, CA	2.0	2.5	1210	$3,095	$2.56	91d	1	1.19mi
20240 E Arrow Hwy Unit D Covina, CA	3.0	2.5	1477	$3,350	$2.27	184d	1	1.22mi
20254 E Arrow Hwy Unit B Covina, CA	3.0	2.5	1477	$3,100	$2.10	165d	1	1.24mi
707 N Park Ave Covina, CA	2.0	2.0	900	$2,900	$3.22	184d	1	1.25mi
749 N Viceroy Ave Covina, CA	3.0	1.0	980	$3,000	$3.06	104d	1	1.27mi
1130 E Alosta Ave Azusa, CA	1.0–2.0	1.0	907	$2,450	$2.70	121d	3	1.30mi
645 E Ruddock St Unit 653-1 Covina, CA	2.0	2.0	900	$2,500	$2.78	53d	1	1.30mi

Property features AI

Finance

• Other: Lot density about 36-40 units per acre
• HOA & community: Community amenities include pool and clubhouseLand lease at $1,611

Exterior

• Parking: Carport with 2 parking spacesOn-site parking available at Rancho Glendora Mobile Villas
• Utilities: Public sewerDistrict/Public water
• Home design: Mobile home (Imperial model), 24 ft wide by 60 ft longDouble body typeSingle storyMobile home remains on site
• Construction: Year built per builder
• Exterior features: Community poolCurbs, street lighting, biking and hiking nearby

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Wall heater
• Interior features: One-level homeSingle-story entry
• Laundry & utility: Washer hookupGas dryer hookup

Listing history 50 events

1. 2026-11-08
   days on market $105,000 Active 191 DOM
2. 2026-11-07
   days on market $105,000 Active 190 DOM
3. 2026-11-06
   days on market $105,000 Active 189 DOM
4. 2026-11-05
   days on market $105,000 Active 188 DOM
5. 2026-11-04
   pricedays on market $105,000 Active 187 DOM
6. 2026-11-02
   days on market $115,000 Active 185 DOM
7. 2026-11-01
   days on market $115,000 Active 184 DOM
8. 2026-10-31
   days on market $115,000 Active 183 DOM
9. 2026-10-30
   days on market $115,000 Active 182 DOM
10. 2026-10-29
    days on market $115,000 Active 181 DOM
11. 2026-10-28
    days on market $115,000 Active 180 DOM
12. 2026-10-27
    days on market $115,000 Active 179 DOM
13. 2026-10-26
    days on market $115,000 Active 178 DOM
14. 2026-10-26
    days on market $115,000 Active 177 DOM
15. 2026-10-24
    days on market $115,000 Active 176 DOM
16. 2026-10-23
    days on market $115,000 Active 175 DOM
17. 2026-10-22
    days on market $115,000 Active 174 DOM
18. 2026-10-21
    days on market $115,000 Active 173 DOM
19. 2026-10-20
    days on market $115,000 Active 172 DOM
20. 2026-10-19
    days on market $115,000 Active 171 DOM
21. 2026-10-18
    days on market $115,000 Active 170 DOM
22. 2026-10-17
    days on market $115,000 Active 169 DOM
23. 2026-10-16
    days on market $115,000 Active 168 DOM
24. 2026-10-15
    days on market $115,000 Active 167 DOM
25. 2026-10-14
    days on market $115,000 Active 166 DOM
26. 2026-10-13
    days on market $115,000 Active 165 DOM
27. 2026-10-12
    days on market $115,000 Active 164 DOM
28. 2026-10-11
    days on market $115,000 Active 163 DOM
29. 2026-10-10
    days on market $115,000 Active 162 DOM
30. 2026-10-09
    days on market $115,000 Active 161 DOM
31. 2026-10-08
    days on market $115,000 Active 160 DOM
32. 2026-10-07
    days on market $115,000 Active 159 DOM
33. 2026-10-06
    days on market $115,000 Active 158 DOM
34. 2026-10-05
    days on market $115,000 Active 157 DOM
35. 2026-10-04
    days on market $115,000 Active 156 DOM
36. 2026-10-04
    days on market $115,000 Active 155 DOM
37. 2026-10-02
    days on market $115,000 Active 154 DOM
38. 2026-10-01
    days on market $115,000 Active 153 DOM
39. 2026-09-30
    days on market $115,000 Active 152 DOM
40. 2026-09-29
    days on market $115,000 Active 151 DOM
41. 2026-09-28
    days on market $115,000 Active 150 DOM
42. 2026-09-27
    days on market $115,000 Active 149 DOM
43. 2026-09-26
    days on market $115,000 Active 148 DOM
44. 2026-09-25
    days on market $115,000 Active 147 DOM
45. 2026-09-24
    days on market $115,000 Active 146 DOM
46. 2026-09-23
    days on market $115,000 Active 145 DOM
47. 2026-09-22
    days on market $115,000 Active 144 DOM
48. 2026-09-21
    days on market $115,000 Active 143 DOM
49. 2026-09-20
    days on market $115,000 Active 142 DOM
50. 2026-09-19
    days on market $115,000 Active 141 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: $341 · $28/mo
• Projected year-2 tax: $798 · $66/mo
• Expected delta: +$457/yr (+$38/mo · 134.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥98°F today · 17 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: $27,467
• − Mortgage interest: −$5,882
• − Property taxes: −$341
• − Insurance: −$525
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − Depreciation: −$3,055
• Taxable income: $13,270
• Est. tax owed @ 24.0%: −$3,185
• After-tax cash flow: $11,040/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 · 7 photos

Fair 40/100 Moderate rehab Est. rehab $34,800–$62,640 screening

This manufactured home requires moderate repairs and maintenance to improve its condition and value.

Repairs flagged

• Major exterior siding — Severe weathering
• Major exterior paint — Peeling paint
• Major flooring — Worn carpet
• Major interior walls — Painted walls with visible wear

Value-add opportunities

• Resale paint exterior — Enhances curb appeal ↑
• Rental replace carpet — Improves living space comfort ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Magnolia Elementary Middle Center Middle High Azusa High

Schools (NCES district)

• District: Azusa Unified
• NCES district ID: 0603600
• Math proficiency: 30% ▲ 2.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $58,149
• Composite: 33.35/100
• National rank: #10566
• State rank: #874 of 1400 in CA

C Composite livability gradescore 65/100

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 · 10,940,515 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: 11% of renters

---

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%
• 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

Property features AI

Finance

• Other: Lot density about 36-40 units per acre
• HOA & community: Community amenities include pool and clubhouseLand lease at $1,611

Exterior

• Parking: Carport with 2 parking spacesOn-site parking available at Rancho Glendora Mobile Villas
• Utilities: Public sewerDistrict/Public water
• Home design: Mobile home (Imperial model), 24 ft wide by 60 ft longDouble body typeSingle storyMobile home remains on site
• Construction: Year built per builder
• Exterior features: Community poolCurbs, street lighting, biking and hiking nearby

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Wall heater
• Interior features: One-level homeSingle-story entry
• Laundry & utility: Washer hookupGas dryer hookup

Price history

1 event — show timeline

• 2026-05-01 Listed $120,000 CRMLS

Property tax history

+9.0%/yr

Latest (2025): $341 · +9.0% YoY. Source: county tax records.