21210 Arrow Hwy #36 · Charter Oak, CA 91724

$225,000

3 bd · 2.0 ba · 1,176 sqft · Manufactured public records · 52 Days on market

Built 1999 Fair condition $191/sqft · 20% above area Est $187k · 20% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

REDUCED JUST IN TIME FOR SUMMER! Island Kitchen 3bedroom 2bathroom in the City of Covina! This open floor plan with cathedral ceilings throughout features an island kitchen floor plan with an island and pantry in kitchen with tons of storage space and counterspace for cooking and baking. Open to the dining area and living room, this floor plan is inviting and great for entertaining! All 3 bedrooms feature ample space for your furnishings. Master bedroom can easily accommodate a king sized bed. Master bath has a separate vanity area with a glamour tub/shower combo. Exterior of home is low maintenance and features a small grass yard in rear. Driveway can accommodate 2 car parking with tons of guest parking nearby. Located in the Charter Oak School District in a rent-controlled community with tons of amenities.

Key facts

• Open floor plan
• Updated windows
• Cathedral ceilings

Tags

• OPEN FLOOR PLAN
• CATHEDRAL CEILINGS
• WOOD LAMINATE FLOORING
• UPDATED WINDOWS
• UPDATED PLUMBING ACCESS
• KITCHEN ISLAND

Property features AI

Finance

• Other: Accessible via city streets; paved road frontage; Lot is rectangular and level/flat; Has view
• Financial info: Land lease: $1,300 monthly (seller-sourced)
• HOA & community: Onsite property management; Playground; Pool; Clubhouse; Community features: street lighting, sidewalks, park; Park name: Royal Palms; Manager approval required for residency; Pets: contact management

Exterior

• Parking: Total of 4 parking spaces; 2 covered carport spaces; 2 garage spaces; On-site parking; Guest parking
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Natural gas connected; Electricity connected (standard); Water connected (district/public); Public sewer
• Home design: Single-story; Front or carport entry; Faces north; Turnkey, updated/remodeled; Estimated living area; Mobile home model: Spring Hill 3502K (mobile home remains)
• Construction: Wood construction; Wood roof
• Exterior features: Community pool; Patio; Exterior lighting; Skirting: wood and siding

Interior

• Kitchen: Formica counters; Kitchen island; Garbage disposal; Refrigerator; Gas range and gas oven; Dishwasher; Water heater unit
• Bedrooms: Primary bedroom; All bedrooms on ground level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Remodeled bathrooms; Walk-in shower; Shower in tub; Bathtub
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: High ceilings (9+ feet); Cathedral/vaulted ceilings; Ceiling fan(s); Double-pane windows; Carbon monoxide detector(s); Smoke detector(s)
• Laundry & utility: Laundry inside; Washer included; Dryer included; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $970 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.0% in Charter Oak — 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 (#452 in CA) — a middle-class / working-renter tenant base. Strengths: schools A+, commute A, employment B; Watch: crime D+, amenities F, cost of living F.
• Charter Oak Unified (suburban): math 45% / reading 55% proficiency, ranked #387 of 1,400 in CA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 66 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 34% of the median local income ($103k/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 $7k 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 + 3.0% rent growth), your $63k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.
• Current owner paid $180k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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. 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. Crime grade is D 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?
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: 1.30% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.48%
• DSCR: 1.82
• GRM: 6.4

CMA / ARV

• ARV (median comp): $187,200
• List price: $225,000
• Delta: 20.19%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21210 E Arrow #123	0.00mi	3/2.0	1,180 (+0%)	8mo	$235,000	$199	93
21210 E Arrow Hwy #41	0.00mi	3/2.0	1,248 (+6%)	7mo	$265,000	$212	84
21210 E Arrow #105	0.00mi	3/2.0	1,040 (-12%)	4mo	$165,000	$159	78
21210 E Arrow Hwy #157	0.00mi	3/2.0	1,080 (-8%)	14mo	$220,000	$204	75
21210 E Arrow #107	0.00mi	3/2.0	1,040 (-12%)	11mo	$200,000	$192	72
1635 W Covina Blvd #109	0.39mi	3/2.0	1,056 (-10%)	6mo	$215,642	$204	60
21210 Arrow Hwy #145	0.07mi	2/2.0 (-1)	1,007 (-14%)	11mo	$189,000	$188	58
1630 W Covina Blvd #11	0.53mi	3/2.0	1,248 (+6%)	9mo	$180,000	$144	58
1245 W Cienega Ave #95	0.53mi	2/2.0 (-1)	1,080 (-8%)	8mo	$137,500	$127	50
1630 W Covina Blvd #80	0.53mi	2/2.0 (-1)	1,120 (-5%)	14mo	$132,000	$118	50
1635 W Covina Blvd W #35	0.39mi	3/2.0	1,040 (-12%)	16mo	$240,000	$231	49
1245 W Cienega Ave #123	0.53mi	2/2.0 (-1)	1,348 (+15%)	9mo	$275,000	$204	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.40×
• Total profit: $25,252
• Equity at exit: $33,548

10-year hold

• IRR: 19.2%
• Equity multiple: 2.61×
• Total profit: $101,203
• Equity at exit: $19,454

Cash invested: $63,000 (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 91724

• Active inventory: 66
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,921 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$63 /mo · $759/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $970

Break-even live

Break-even rent $1,692

Max offer price $225,000

Occupancy floor 62%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1189 Strawberry Ln Glendora, CA	2.0	2.5	1292	$2,900	$2.24	43d	1	0.11mi
21042 E Arrow Hwy Covina, CA	1.0–2.0	1.0–2.0	803	$2,875	$3.58	1d	11	0.14mi
1746 S Sunflower Ave Unit 7 Glendora, CA	2.0	2.0	1100	$2,400	$2.18	24d	1	0.25mi
1746 S Sunflower Ave Unit 10 Glendora, CA	2.0	1.5	1100	$2,400	$2.18	43d	1	0.25mi
220 S Valley Center Ave San Dimas, CA	2.0	1.0	1000	$2,495	$2.50	43d	1	0.28mi
801 Claraday St Glendora, CA	1.0–2.0	1.0–2.0	900	$2,325	$2.58	22d	6	0.40mi
1447 S Valley Center Ave Glendora, CA	3.0	2.0	1345	$3,500	$2.60	1d	1	0.49mi
710 Claraday St Glendora, CA	2.0	1.0	850	$2,200	$2.59	7d	1	0.50mi
711 Claraday St Unit A Glendora, CA	2.0	1.0	750	$2,250	$3.00	43d	1	0.51mi
20983 E Covina Blvd Covina, CA	2.0	2.0	962	$2,500	$2.60	24d	1	0.52mi
1145 N Barston Ave Covina, CA	2.0	1.0	836	$2,300	$2.75	7d	1	0.53mi
1430 W Badillo St San Dimas, CA	3.0	1.5	1200	$3,000	$2.50	1d	1	0.69mi
1471 Cypress St San Dimas, CA	2.0	2.0	1127	$900	$0.80	7d	1	0.71mi
559 E Juanita Ave Glendora, CA	3.0	3.0	1000	$4,500	$4.50	1d	1	0.71mi
20254 E Arrow Hwy Unit B Covina, CA	3.0	2.5	1477	$3,100	$2.10	24d	1	0.90mi
20240 E Arrow Hwy Unit D Covina, CA	3.0	2.5	1477	$3,350	$2.27	43d	1	0.92mi
217 Danecroft Ave Unit A San Dimas, CA	2.0	1.0	735	$2,800	$3.81	43d	1	0.94mi
1620 S Glendora Ave Glendora, CA	3.0	2.0	1450	$3,500	$2.41	6d	1	1.23mi
1632 S Glendora Ave Glendora, CA	3.0	2.0	1000	$3,200	$3.20	6d	1	1.24mi
644 Pearlanna Dr San Dimas, CA	3.0	1.5	1350	$3,500	$2.59	1d	1	1.33mi
1061 N Glendora Ave Covina, CA	2.0	2.0	1212	$2,850	$2.35	43d	1	1.37mi
530 W 3rd St Unit A San Dimas, CA	2.0	2.5	1000	$3,000	$3.00	43d	1	1.44mi
522 W 4th St San Dimas, CA	3.0	1.0	1113	$3,550	$3.19	43d	1	1.46mi

Listing history 24 events

1. 2026-06-18
   days on market $225,000 Active 52 DOM
2. 2026-06-17
   days on market $225,000 Active 51 DOM
3. 2026-06-16
   days on market $225,000 Active 50 DOM
4. 2026-06-15
   days on market $225,000 Active 49 DOM
5. 2026-06-13
   days on market $225,000 Active 47 DOM
6. 2026-06-13
   days on market $225,000 Active 46 DOM
7. 2026-06-09
   days on market $225,000 Active 43 DOM
8. 2026-06-08
   days on market $225,000 Active 42 DOM
9. 2026-06-07
   days on market $225,000 Active 41 DOM
10. 2026-06-04
    days on market $225,000 Active 38 DOM
11. 2026-06-03
    days on market $225,000 Active 37 DOM
12. 2026-06-02
    days on market $225,000 Active 36 DOM
13. 2026-06-01
    days on market $225,000 Active 35 DOM
14. 2026-05-31
    days on market $225,000 Active 34 DOM
15. 2026-04-27
    listed $225,000 Active 813-char remark
16. 2024-08-12
    soldstatus $180,000 Closed Sale 819-char remark

    Show marketing remark (819 chars)

    REDUCED JUST IN TIME FOR SUMMER! Island Kitchen 3bedroom 2bathroom in the City of Covina! This open floor plan with cathedral ceilings throughout features an island kitchen floor plan with an island and pantry in kitchen with tons of storage space and counterspace for cooking and baking. Open to the dining area and living room, this floor plan is inviting and great for entertaining! All 3 bedrooms feature ample space for your furnishings. Master bedroom can easily accommodate a king sized bed. Master bath has a separate vanity area with a glamour tub/shower combo. Exterior of home is low maintenance and features a small grass yard in rear. Driveway can accommodate 2 car parking with tons of guest parking nearby. Located in the Charter Oak School District in a rent-controlled community with tons of amenities.

17. 2024-08-11
    status Pending Sale 819-char remark

    Show marketing remark (819 chars)

    REDUCED JUST IN TIME FOR SUMMER! Island Kitchen 3bedroom 2bathroom in the City of Covina! This open floor plan with cathedral ceilings throughout features an island kitchen floor plan with an island and pantry in kitchen with tons of storage space and counterspace for cooking and baking. Open to the dining area and living room, this floor plan is inviting and great for entertaining! All 3 bedrooms feature ample space for your furnishings. Master bedroom can easily accommodate a king sized bed. Master bath has a separate vanity area with a glamour tub/shower combo. Exterior of home is low maintenance and features a small grass yard in rear. Driveway can accommodate 2 car parking with tons of guest parking nearby. Located in the Charter Oak School District in a rent-controlled community with tons of amenities.

18. 2024-07-31
    historical Active Under Contract 819-char remark

    Show marketing remark (819 chars)

    REDUCED JUST IN TIME FOR SUMMER! Island Kitchen 3bedroom 2bathroom in the City of Covina! This open floor plan with cathedral ceilings throughout features an island kitchen floor plan with an island and pantry in kitchen with tons of storage space and counterspace for cooking and baking. Open to the dining area and living room, this floor plan is inviting and great for entertaining! All 3 bedrooms feature ample space for your furnishings. Master bedroom can easily accommodate a king sized bed. Master bath has a separate vanity area with a glamour tub/shower combo. Exterior of home is low maintenance and features a small grass yard in rear. Driveway can accommodate 2 car parking with tons of guest parking nearby. Located in the Charter Oak School District in a rent-controlled community with tons of amenities.

19. 2024-06-18
    price $199,990 819-char remark

    Show marketing remark (819 chars)

    REDUCED JUST IN TIME FOR SUMMER! Island Kitchen 3bedroom 2bathroom in the City of Covina! This open floor plan with cathedral ceilings throughout features an island kitchen floor plan with an island and pantry in kitchen with tons of storage space and counterspace for cooking and baking. Open to the dining area and living room, this floor plan is inviting and great for entertaining! All 3 bedrooms feature ample space for your furnishings. Master bedroom can easily accommodate a king sized bed. Master bath has a separate vanity area with a glamour tub/shower combo. Exterior of home is low maintenance and features a small grass yard in rear. Driveway can accommodate 2 car parking with tons of guest parking nearby. Located in the Charter Oak School District in a rent-controlled community with tons of amenities.

20. 2024-03-07
    price $205,000 819-char remark

    Show marketing remark (819 chars)

    REDUCED JUST IN TIME FOR SUMMER! Island Kitchen 3bedroom 2bathroom in the City of Covina! This open floor plan with cathedral ceilings throughout features an island kitchen floor plan with an island and pantry in kitchen with tons of storage space and counterspace for cooking and baking. Open to the dining area and living room, this floor plan is inviting and great for entertaining! All 3 bedrooms feature ample space for your furnishings. Master bedroom can easily accommodate a king sized bed. Master bath has a separate vanity area with a glamour tub/shower combo. Exterior of home is low maintenance and features a small grass yard in rear. Driveway can accommodate 2 car parking with tons of guest parking nearby. Located in the Charter Oak School District in a rent-controlled community with tons of amenities.

21. 2024-01-16
    price $208,000 819-char remark

    Show marketing remark (819 chars)

    REDUCED JUST IN TIME FOR SUMMER! Island Kitchen 3bedroom 2bathroom in the City of Covina! This open floor plan with cathedral ceilings throughout features an island kitchen floor plan with an island and pantry in kitchen with tons of storage space and counterspace for cooking and baking. Open to the dining area and living room, this floor plan is inviting and great for entertaining! All 3 bedrooms feature ample space for your furnishings. Master bedroom can easily accommodate a king sized bed. Master bath has a separate vanity area with a glamour tub/shower combo. Exterior of home is low maintenance and features a small grass yard in rear. Driveway can accommodate 2 car parking with tons of guest parking nearby. Located in the Charter Oak School District in a rent-controlled community with tons of amenities.

22. 2023-12-19
    price $209,900 819-char remark

    Show marketing remark (819 chars)

    REDUCED JUST IN TIME FOR SUMMER! Island Kitchen 3bedroom 2bathroom in the City of Covina! This open floor plan with cathedral ceilings throughout features an island kitchen floor plan with an island and pantry in kitchen with tons of storage space and counterspace for cooking and baking. Open to the dining area and living room, this floor plan is inviting and great for entertaining! All 3 bedrooms feature ample space for your furnishings. Master bedroom can easily accommodate a king sized bed. Master bath has a separate vanity area with a glamour tub/shower combo. Exterior of home is low maintenance and features a small grass yard in rear. Driveway can accommodate 2 car parking with tons of guest parking nearby. Located in the Charter Oak School District in a rent-controlled community with tons of amenities.

23. 2023-12-01
    listed $210,000 Active 819-char remark

    Show marketing remark (819 chars)

    REDUCED JUST IN TIME FOR SUMMER! Island Kitchen 3bedroom 2bathroom in the City of Covina! This open floor plan with cathedral ceilings throughout features an island kitchen floor plan with an island and pantry in kitchen with tons of storage space and counterspace for cooking and baking. Open to the dining area and living room, this floor plan is inviting and great for entertaining! All 3 bedrooms feature ample space for your furnishings. Master bedroom can easily accommodate a king sized bed. Master bath has a separate vanity area with a glamour tub/shower combo. Exterior of home is low maintenance and features a small grass yard in rear. Driveway can accommodate 2 car parking with tons of guest parking nearby. Located in the Charter Oak School District in a rent-controlled community with tons of amenities.

24. 2023-11-16
    historical $210,000 819-char remark

    Show marketing remark (819 chars)

    REDUCED JUST IN TIME FOR SUMMER! Island Kitchen 3bedroom 2bathroom in the City of Covina! This open floor plan with cathedral ceilings throughout features an island kitchen floor plan with an island and pantry in kitchen with tons of storage space and counterspace for cooking and baking. Open to the dining area and living room, this floor plan is inviting and great for entertaining! All 3 bedrooms feature ample space for your furnishings. Master bedroom can easily accommodate a king sized bed. Master bath has a separate vanity area with a glamour tub/shower combo. Exterior of home is low maintenance and features a small grass yard in rear. Driveway can accommodate 2 car parking with tons of guest parking nearby. Located in the Charter Oak School District in a rent-controlled community with tons of amenities.

ⓘ 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: $759 · $63/mo
• Projected year-2 tax: $1,710 · $142/mo
• Expected delta: +$951/yr (+$79/mo · 125.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 20 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: $35,047
• − Mortgage interest: −$12,603
• − Property taxes: −$759
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,804
• − Management: −$2,804
• − Depreciation: −$6,545
• Taxable income: $8,407
• Est. tax owed @ 24.0%: −$2,018
• After-tax cash flow: $9,626/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 · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance, with average condition overall. It has potential for increased value with updates to the interior and exterior.

Repairs flagged

• Minor ceiling fan — Ceiling fan is functional but may need cleaning
• Minor curtains — Curtains are functional but may need replacement

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace curtains — New curtains improve aesthetics and functionality
• Both Replace ceiling fan — A new ceiling fan enhances functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
ceiling fan · Ceiling fan is functional but may need cleaning	Minor	$500–3,000
curtains · Curtains are functional but may need replacement	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace curtains — New curtains improve aesthetics and functionality ↑
• Both Replace ceiling fan — A new ceiling fan enhances functionality and aesthetics ↑

ⓘ 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: Charter Oak Unified
• NCES district ID: 0608190
• Math proficiency: 45% ▲ 2.00%
• Reading proficiency: 55% ▲ 4.00%
• Median HH income: $72,756
• Composite: 46.95/100
• National rank: #5160
• State rank: #387 of 1400 in CA

Livability — Charter Oak

• Score: 63/100
• State rank: #452
• US rank: #15268

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charter Oak, CA
• County: Los Angeles County · 9,444,647 people
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 28,352
• Household income: $103,163
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 550.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 55% White 22% Two or more races 19% Asian 14% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Portuguese 1% Slovak 1% Iranian 1%
• Foreign-born: 24% · Canada, China, Vietnam
• Languages at home: 53% English-only · Spanish 33% Chinese 5% 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: ▼ -732.51%
• Current HPI: 370.5956
• Rent YoY: —
• 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

+7.1% since first listed

10 events — show timeline

• 2026-04-27 Listed $225,000 CRMLS
• 2024-08-12 Sold (MLS) $180,000 CRMLS
• 2024-08-11 Pending — CRMLS
• 2024-07-31 Contingent — CRMLS
• 2024-06-18 Price Changed $199,990 CRMLS
• 2024-03-07 Price Changed $205,000 CRMLS
• 2024-01-16 Price Changed $208,000 CRMLS
• 2023-12-19 Price Changed $209,900 CRMLS
• 2023-12-01 Listed $210,000 CRMLS
• 2023-11-16 Coming Soon $210,000 CRMLS

Property tax history

+30.4%/yr

Latest (2025): $759 · +30.4% YoY. Source: county tax records.