1630 S Barranca Ave #102 · Glendora, CA 91740

$120,000

2 bd · 2.0 ba · 1,392 sqft · Manufactured public records · 48 Days on market

Built 1969 Fair condition 21 ac lot $86/sqft · 19% below area Est $153k · 21% under

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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
• 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
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

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. Conveniently

Key facts

• 21.24 acre lot
• 2 parking spots
• Community pool

Property features AI

Finance

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

Exterior

• Parking: Carport with 2 parking spaces; On-site parking available at Rancho Glendora Mobile Villas
• Utilities: Public sewer; District/Public water
• Home design: Mobile home (Imperial model), 24 ft wide by 60 ft long; Double body type; Single story; Mobile home remains on site
• Construction: Year built per builder
• Exterior features: Community pool; Curbs, street lighting, biking and hiking nearby

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Wall heater
• Interior features: One-level home; Single-story entry
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.4% 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.
• 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.
• Market conditions: Rents rising (+2.6%/yr); 52 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 36% 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 $830 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 $34k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($116k) 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.45% ✓
• Cap rate: 22.42%
• Cash-on-cash: 57.59%
• DSCR: 3.56
• GRM: 3.4

CMA / ARV

• ARV (median comp): $152,849
• List price: $120,000
• Delta: -21.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 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%)	3mo	$159,000	$116	93
1630-41 S Barranca Ave	0.00mi	3/2.0 (+1)	1,368 (-2%)	4mo	$155,000	$113	89
1630 Barranca Ave #88	0.00mi	3/2.0 (+1)	1,400 (+1%)	12mo	$188,000	$134	84
1630 S Barranca #53	0.00mi	2/2.0	1,440 (+3%)	12mo	$145,000	$101	84
1630 S Barranca Ave #173	0.00mi	3/2.0 (+1)	1,539 (+11%)	3mo	$210,000	$136	75
1630 S Barranca Ave #1	0.07mi	3/2.0 (+1)	1,456 (+5%)	12mo	$225,000	$155	74
1630 S Barranca Ave #39	0.00mi	3/2.0 (+1)	1,560 (+12%)	4mo	$190,000	$122	72
1630 S Barranca Ave #20	0.00mi	2/2.0	1,200 (-14%)	10mo	$170,000	$142	68

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: 55.6%
• Equity multiple: 3.44×
• Total profit: $82,012
• Equity at exit: $17,892

10-year hold

• IRR: 60.5%
• Equity multiple: 6.91×
• Total profit: $198,617
• Equity at exit: $10,375

Cash invested: $33,600 (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: 3.4×

Monthly cashflow live

• Estimated rent: $2,937 high
• Mortgage (P&I): −$629
• Tax from tax record: −$28 /mo · $341/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $1,612

Break-even live

Break-even rent $896

Max offer price $120,000

Occupancy floor 40%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5442 N Ranger Dr Covina, CA	2.0	1.5	1032	$2,975	$2.88	43d	1	0.44mi
18645 E Arrow Hwy Covina, CA	2.0	—	919	$2,129	$2.32	13d	1	0.47mi
1400 N Grand Ave Covina, CA	1.0–2.0	1.0–2.0	846	$2,720	$3.22	1d	5	0.47mi
440 W Gladstone St Glendora, CA	1.0–2.0	1.0–2.0	875	$2,390	$2.73	1d	9	0.52mi
18537 E Arrow Hwy Covina, CA	1.0–2.0	1.0–2.5	937	$2,650	$2.83	4d	7	0.55mi
435 W Gladstone St Glendora, CA	2.0	2.0	1200	$2,994	$2.49	1d	2	0.57mi
261 W Newburgh St Glendora, CA	3.0	2.0	1671	$3,800	$2.27	1d	1	0.63mi
777 S Citrus Ave #107 Azusa, CA	2.0	2.0	994	$2,650	$2.67	24d	1	0.68mi
1632 S Glendora Ave Glendora, CA	3.0	2.0	1000	$3,200	$3.20	6d	1	0.89mi
1620 S Glendora Ave Glendora, CA	3.0	2.0	1450	$3,500	$2.41	6d	1	0.92mi
826 N Barranca Ave Covina, CA	1.0–2.0	1.0–2.0	762	$2,295	$3.01	43d	2	0.98mi
749 Marmalade Pl Covina, CA	3.0	2.0	1620	$3,600	$2.22	1d	1	1.07mi
1061 N Glendora Ave Covina, CA	2.0	2.0	1212	$2,850	$2.35	43d	1	1.08mi
20240 E Arrow Hwy Unit D Covina, CA	3.0	2.5	1477	$3,350	$2.27	43d	1	1.22mi
20254 E Arrow Hwy Unit B Covina, CA	3.0	2.5	1477	$3,100	$2.10	24d	1	1.24mi
707 N Park Ave Covina, CA	2.0	2.0	900	$2,900	$3.22	43d	1	1.25mi
1130 E Alosta Ave Azusa, CA	1.0–2.0	1.0	907	$2,450	$2.70	2d	2	1.30mi
4658 N Midsite Ave Covina, CA	3.0	2.0	1150	$3,500	$3.04	24d	1	1.33mi
367 N Prospero Dr Covina, CA	2.0	2.0	1000	$1,950	$1.95	7d	1	1.34mi
959 E Edgecomb St Covina, CA	3.0	2.0	1335	$5,000	$3.75	2d	1	1.34mi
1000 E Alosta Ave Azusa, CA	1.0–2.0	1.0	755	$2,373	$3.14	1d	5	1.37mi
230 N Calvados Ave Azusa, CA	3.0	2.0	1396	$3,850	$2.76	1d	1	1.38mi
371 N Powell Ave Azusa, CA	2.0	2.0	1000	$2,395	$2.40	43d	3	1.39mi
371 N Powell Ave Azusa, CA	2.0	2.0	1000	$2,395	$2.40	20d	1	1.39mi
422 W Route 66 #39 Glendora, CA	2.0	3.0	1260	$3,400	$2.70	1d	1	1.41mi
628 E Italia St Unit 3 Covina, CA	2.0	1.5	900	$1,850	$2.06	7d	1	1.43mi
852 E Fielding St Unit B4 Azusa, CA	1.0	1.0	1860	$1,100	$0.59	43d	1	1.46mi
316 N Calvados Ave Azusa, CA	3.0	2.5	1513	$3,200	$2.12	2d	1	1.46mi
559 E Juanita Ave Glendora, CA	3.0	3.0	1000	$4,500	$4.50	1d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $120,000 Active 48 DOM
2. 2026-06-17
   days on market $120,000 Active 47 DOM
3. 2026-06-16
   days on market $120,000 Active 46 DOM
4. 2026-06-15
   days on market $120,000 Active 45 DOM
5. 2026-06-13
   days on market $120,000 Active 43 DOM
6. 2026-06-13
   days on market $120,000 Active 42 DOM
7. 2026-06-09
   days on market $120,000 Active 39 DOM
8. 2026-06-08
   days on market $120,000 Active 38 DOM
9. 2026-06-07
   days on market $120,000 Active 37 DOM
10. 2026-06-04
    days on market $120,000 Active 34 DOM
11. 2026-06-03
    days on market $120,000 Active 33 DOM
12. 2026-06-02
    days on market $120,000 Active 32 DOM
13. 2026-06-01
    days on market $120,000 Active 31 DOM
14. 2026-05-31
    days on market $120,000 Active 30 DOM
15. 2026-05-01
    listed $120,000 Active 839-char remark

ⓘ 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: $912 · $76/mo
• Expected delta: +$571/yr (+$48/mo · 167.4%)

ⓘ 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: $35,242
• − Mortgage interest: −$6,722
• − Property taxes: −$341
• − Insurance: −$600
• − Repairs & maintenance: −$2,819
• − Management: −$2,819
• − Depreciation: −$3,491
• Taxable income: $18,450
• Est. tax owed @ 24.0%: −$4,428
• After-tax cash flow: $14,921/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering	Major	$15,000–50,000
exterior paint · Peeling paint	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
interior walls · Painted walls with visible wear	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

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

ⓘ 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: 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

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

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.