17350 Temple Ave #52 · South San Jose Hills, CA 91744

$288,000

3 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 34 Days on market

Built 2019 Good condition $234/sqft · 95% above area ↓ 14% 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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Motivated Seller! Move-in ready and beautifully maintained modern manufactured home located in the desirable Covina Hills community. Offering approximately 1,344 sq ft of living space, this home features 3 bedrooms, 2 full bathrooms, and PAID OFF SOLAR for added energy efficiency and savings. Bright and open floor plan with abundant natural light throughout. Spacious kitchen with ample cabinetry, generous counter space, and an open layout ideal for everyday living and entertaining. Large primary suite features an oversized walk-in closet and private en-suite bathroom with modern fixtures. Additional features include modern finishes, indoor laundry area, comfortable living spaces, and a func

Key facts

• Open floor plan
• Paid off solar
• Large primary suite

Tags

• PAID OFF SOLAR
• MODERN MANUFACTURED HOME
• OPEN FLOOR PLAN
• LARGE PRIMARY SUITE
• OVERSIZED WALK-IN CLOSET
• PRIVATE EN-SUITE BATHROOM

Property features AI

Finance

• Other: Park name: Covina Hills; Directions: Use GPS; once in community, quick right at guard shack, immediate right, unit on left next to guest parking
• HOA & community: Land lease through the park (monthly land lease: $1,670); Community features include dog park, street lighting, storm drains, and park; Manager approval required

Exterior

• Parking: 3 parking spaces; 3 carport spaces; Located in Covina Hills community with guest parking nearby
• Security: Gated with guard (community)
• Utilities: Public sewer; District / public water
• Home design: Single-story mobile home (Golden Pacific model); Mobile home remains on site; Permanent foundation; Entry at street level; Composition roof
• Construction: Built by builder (year built source: Builder); Composition roof; Permanent foundation; Mobile home dimensions approx. 24 ft x 56 ft
• Exterior features: Community pool; One shed on property; 0–1 unit per acre lot density

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Bedrooms located on main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Gated community with guard; Double-pane windows; Entry area; Living room; All bedrooms on main level
• Laundry & utility: Inside laundry room; Individual laundry room; Washer hookup; Gas and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $288k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $288k).
• Recommended offer: $279k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.2% in South San Jose Hills — 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 63/100 on livability (#449 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A, employment A-; Watch: crime F, amenities F, cost of living F.
• Rowland Unified (suburban): math 40% / reading 62% proficiency, ranked #134 of 517 in CA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+13.2%/yr); 70 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 38% of the median local income ($94k/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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $81k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($279k) is reasonable based on typical stale-listing flexibility.
• 4 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: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $279,360 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.03% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.76%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

• ARV (median comp): $160,744
• List price: $288,000
• Delta: 79.17%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17350 Temple 237	0.00mi	3/2.0	1,320 (+7%)	2mo	$189,000	$143	86
17350 E Temple Ave #84	0.00mi	3/2.0	1,344 (+9%)	6mo	$180,000	$134	80
17350 Temple Ave #484	0.00mi	3/2.0	1,344 (+9%)	12mo	$276,000	$205	75
17350 Temple Ave #397	0.00mi	3/2.0	1,344 (+9%)	12mo	$140,000	$104	74
17350 Temple Ave #154	0.00mi	3/2.0	1,176 (-4%)	23mo	$250,000	$213	73
17350 E Temple Ave #405	0.00mi	3/2.0	1,344 (+9%)	18mo	$170,000	$126	70
17350 Temple Ave #434	0.00mi	3/2.0	1,344 (+9%)	18mo	$219,000	$163	69

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $6,359
• Equity at exit: $42,942

10-year hold

• IRR: 15.6%
• Equity multiple: 2.55×
• Total profit: $124,614
• Equity at exit: $24,901

Cash invested: $80,640 (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 91744

• Rents YoY: 13.2%
• Active inventory: 70
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,961 high
• Mortgage (P&I): −$1,510
• Tax from tax record: −$121 /mo · $1,449/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $588

Break-even live

Break-even rent $2,217

Max offer price $288,000

Occupancy floor 75%

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: $72,000
• Closing costs: $8,640
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2700 S Azusa Ave West Covina, CA	2.0	1.0	863	$2,338	$2.71	43d	1	0.36mi
2547 E Temple Ave West Covina, CA	2.0	1.0–2.0	756	$2,615	$3.46	2d	13	0.43mi
2600 S Azusa Ave West Covina, CA	1.0–3.0	1.0–2.0	934	$3,214	$3.44	5d	12	0.44mi
1901 E Amar Rd West Covina, CA	1.0–2.0	1.0–2.0	895	$2,695	$3.01	1d	11	0.54mi
1901 E Amar Rd West Covina, CA	1.0–2.0	1.0–2.0	860	$2,600	$3.02	43d	5	0.54mi
2442 S Nancy St Unit 1 West Covina, CA	3.0	1.5	1165	$3,345	$2.87	43d	1	0.58mi
2100 S Lark Ellen Ave West Covina, CA	1.0–3.0	1.0–2.0	967	$3,200	$3.31	5d	8	0.98mi
2452 E Brenda St West Covina, CA	4.0	2.0	1460	$4,095	$2.80	1d	1	1.00mi
3424 S Rachel Ave West Covina, CA	4.0	2.0	1445	$3,500	$2.42	7d	1	1.02mi
2316 Cravath Ct West Covina, CA	3.0	2.0	1335	$3,050	$2.28	17d	1	1.13mi
1904 Edenview Ln West Covina, CA	2.0	2.0	1021	$2,900	$2.84	11d	1	1.34mi
1818 Bauer Dr West Covina, CA	3.0	2.0	1125	$3,000	$2.67	6d	1	1.46mi

Listing history 22 events

1. 2026-06-18
   days on market $288,000 Active 34 DOM
2. 2026-06-17
   days on market $288,000 Active 33 DOM
3. 2026-06-16
   days on market $288,000 Active 32 DOM
4. 2026-06-15
   days on market $288,000 Active 31 DOM
5. 2026-06-13
   days on market $288,000 Active 29 DOM
6. 2026-06-13
   days on market $288,000 Active 28 DOM
7. 2026-06-09
   days on market $288,000 Active 25 DOM
8. 2026-06-08
   days on market $288,000 Active 24 DOM
9. 2026-06-07
   days on market $288,000 Active 23 DOM
10. 2026-06-04
    days on market $288,000 Active 20 DOM
11. 2026-06-03
    days on market $288,000 Active 19 DOM
12. 2026-06-02
    days on market $288,000 Active 18 DOM
13. 2026-06-01
    days on market $288,000 Active 17 DOM
14. 2026-05-31
    days on market $288,000 Active 16 DOM
15. 2026-05-15
    listed $288,000 Active 939-char remark
16. 2026-03-04
    historical
17. 2025-09-05
    listed $299,900 Active
18. 2025-07-20
    historical
19. 2025-02-20
    listed $299,900 Active
20. 2025-01-20
    historical
21. 2024-08-25
    price $329,900
22. 2024-08-24
    listed $334,900 Active

ⓘ 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: $1,449 · $121/mo
• Projected year-2 tax: $2,189 · $182/mo
• Expected delta: +$740/yr (+$62/mo · 51.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,537
• − Mortgage interest: −$16,132
• − Property taxes: −$1,449
• − Insurance: −$1,440
• − Repairs & maintenance: −$2,843
• − Management: −$2,843
• − Depreciation: −$8,378
• Taxable income: $2,451
• Est. tax owed @ 24.0%: −$588
• After-tax cash flow: $6,473/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 · 0 photos

Good 75/100 Cosmetic rehab

This move-in ready manufactured home in Covina Hills is in good condition with minimal repairs needed. Painting and updating the flooring can significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters.
• Both Updating the flooring — Replacing worn-out flooring with modern materials can improve the home's appearance and increase its value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Updating the flooring — Replacing worn-out flooring with modern materials can improve the home's appearance and increase its 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: Rowland Unified
• NCES district ID: 0633750
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 62% ▲ 11.00%
• Median HH income: $63,667
• Composite: 44.83/100
• National rank: #2733
• State rank: #134 of 517 in CA

Livability — South San Jose Hills

• Score: 63/100
• State rank: #449
• US rank: #15206

Category grades

Amenities F Commute A+ Cost of living F Crime F Employment A- Housing A Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South San Jose Hills, CA
• County: Los Angeles County · 9,444,647 people
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 76,942
• Household income: $93,557
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1299.0

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: Predominantly Hispanic (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 18% Asian 14% White 4% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 69%
• Foreign-born: 39% · Canada, China, Vietnam
• Languages at home: 26% English-only · Spanish 62% Chinese 6% Tagalog/Filipino 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: ▼ -953.57%
• Current HPI: 447.0241
• Rent YoY: ▲ 13.19%
• 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

-14.0% since first listed

8 events — show timeline

• 2026-05-15 Listed $288,000 CRMLS
• 2026-03-04 Listing Removed — CRMLS
• 2025-09-05 Listed $299,900 CRMLS
• 2025-07-20 Listing Removed — CRMLS
• 2025-02-20 Listed $299,900 CRMLS
• 2025-01-20 Listing Removed — CRMLS
• 2024-08-25 Price Changed $329,900 CRMLS
• 2024-08-24 Listed $334,900 CRMLS

Property tax history

+1.2%/yr

Latest (2025): $1,449 · +1.2% YoY. Source: county tax records.