1245 W Cienega Ave #125 · San Dimas, CA 91773

$240,000

2 bd · 2.0 ba · 1,534 sqft · Manufactured public records · 36 Days on market

Built 2004 Good condition $156/sqft · 16% above area Est $210k · 14% 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 +5.9/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.3/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Morning light filters through the windows as coffee brews in a kitchen designed for easy conversation and unhurried mornings. The open living spaces create a natural flow for quiet evenings, casual dinners, and weekends spent relaxing at home. Built in 2004, this 2-bedroom, 1 3/4 bath residence offers thoughtful comfort with generous room sizes, abundant natural light, and a layout that feels both functional and inviting. The primary suite provides a calm retreat with its own quite spacious private bath, while the second bedroom offers flexibility for guests, hobbies, or a home office. Every space feels approachable and easy to maintain, allowing more time to enjoy the surrounding community

Key facts

• Open living spaces
• Access to spa
• Access to clubhouse

Tags

• OPEN LIVING SPACES
• ACCESS TO CLUBHOUSE
• ACCESS TO POOL
• ACCESS TO SPA
• ACCESS TO FITNESS CENTER
• ACCESS TO GUEST PARKING

Property features AI

Finance

• Other: Park name: Cienega Valley Estates; Manager approval for tenancy may be required
• Financial info: Land lease (park) - $1,749 monthly (land lease); Rent includes trash and pool
• HOA & community: Community pool; Sport court; Recreational/multipurpose room; Gym/exercise room; Onsite property management; Common RV parking; Trash service (included in rent/land lease); Pet rules (call for details); Call for association rules

Exterior

• Parking: Covered tandem carport; Concrete driveway; Two parking spaces (includes 2 carport spaces)
• Security: Gated community (onsite property management noted in HOA)
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected
• Home design: Mobile home (model: Westwood); Double-wide body type; Single story
• Construction: Mobile home remains on site; Mobile dimensions approx. 26 ft wide by 60 ft long; One shed on property; Year built (per public records)
• Exterior features: Open patio; In-ground community pool; Storage building; Close to clubhouse; Faces north

Interior

• Flooring: Laminated floors
• Bathrooms: One full bathroom; One 3/4 bathroom
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Gated community; Double pane windows; One-level home
• Laundry & utility: Washer included; Dryer included; Washer hookup; Gas dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 2.6% in San Dimas — 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 72/100 on livability (#192 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A, schools B; 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 soft (-1.0%/yr); 85 active listings in the ZIP; 16 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 35% of the median local income ($105k/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 + 0.0% rent growth), your $67k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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: 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 $232,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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. 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.
5. 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.
6. 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: 11.55%
• Cash-on-cash: 18.76%
• DSCR: 1.83
• GRM: 6.4

CMA / ARV

• ARV (median comp): $209,710
• List price: $240,000
• Delta: 14.44%
• 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
1245 W Cienega Ave #183	0.00mi	2/1.0	1,536 (+0%)	4mo	$125,000	$81	92
1245 W Cienega Ave #46	0.00mi	3/2.0 (+1)	1,512 (-1%)	1mo	$270,000	$179	91
1245 W Cienega Ave #18	0.00mi	2/2.0	1,680 (+10%)	4mo	$239,900	$143	81
1245 W Cienega Ave #181	0.00mi	3/2.0 (+1)	1,624 (+6%)	9mo	$260,000	$160	77
1245 W Cienega Ave #123	0.00mi	2/2.0	1,348 (-12%)	9mo	$275,000	$204	72
1245 W Cienega Ave #44	0.06mi	2/2.0	1,368 (-11%)	10mo	$132,200	$97	71
1245 W Cienega Ave #88	0.00mi	3/2.0 (+1)	1,375 (-10%)	10mo	$350,000	$255	70
1245 W Cienega Ave #234	0.00mi	3/2.0 (+1)	1,694 (+10%)	11mo	$412,000	$243	69
1635 W Covina #53	0.52mi	3/2.0 (+1)	1,484 (-3%)	3mo	$285,000	$192	63
1630 W Covina Blvd #65	0.60mi	2/2.0	1,392 (-9%)	2mo	$215,000	$154	55
1205 Cypress St #115	0.53mi	2/2.0	1,344 (-12%)	1mo	$215,000	$160	54
1205 Cypress St #199	0.53mi	3/2.0 (+1)	1,344 (-12%)	10mo	$290,000	$216	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.28×
• Total profit: $18,794
• Equity at exit: $35,785

10-year hold

• IRR: 14.2%
• Equity multiple: 1.99×
• Total profit: $66,823
• Equity at exit: $20,751

Cash invested: $67,200 (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 91773

• Rents YoY: -1.0%
• Active inventory: 85
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,115 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$52 /mo · $623/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $1,051

Break-even live

Break-even rent $1,785

Max offer price $240,000

Occupancy floor 61%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	0.48mi
1430 W Badillo St San Dimas, CA	3.0	1.5	1200	$3,000	$2.50	1d	1	0.52mi
1471 Cypress St San Dimas, CA	2.0	2.0	1127	$900	$0.80	7d	1	0.53mi
1447 S Valley Center Ave Glendora, CA	3.0	2.0	1345	$3,500	$2.60	1d	1	0.65mi
1746 S Sunflower Ave Unit 7 Glendora, CA	2.0	2.0	1100	$2,400	$2.18	24d	1	0.78mi
1746 S Sunflower Ave Unit 10 Glendora, CA	2.0	1.5	1100	$2,400	$2.18	43d	1	0.78mi
644 Pearlanna Dr San Dimas, CA	3.0	1.5	1350	$3,500	$2.59	1d	1	0.95mi
522 W 4th St San Dimas, CA	3.0	1.0	1113	$3,550	$3.19	43d	1	1.01mi
608 Claraday St Glendora, CA	3.0	2.5	1600	$3,500	$2.19	43d	1	1.16mi
432 W Caldwell Ct San Dimas, CA	2.0	3.0	1502	$3,100	$2.06	43d	1	1.17mi
807 Avenida Loma Vis San Dimas, CA	3.0	2.0	1740	$4,500	$2.59	10d	1	1.29mi
220 W 1st St San Dimas, CA	3.0	1.0	1200	$845	$0.70	17d	1	1.32mi
235 W 4th St San Dimas, CA	3.0	2.0	1200	$3,499	$2.92	1d	1	1.36mi
204 San Luis Rey Dr San Dimas, CA	2.0	3.0	1287	$3,165	$2.46	5d	1	1.40mi
20254 E Arrow Hwy Unit B Covina, CA	3.0	2.5	1477	$3,100	$2.10	24d	1	1.43mi
20240 E Arrow Hwy Unit D Covina, CA	3.0	2.5	1477	$3,350	$2.27	43d	1	1.44mi

Listing history 18 events

1. 2026-06-18
   days on market $240,000 Active 36 DOM
2. 2026-06-17
   days on market $240,000 Active 35 DOM
3. 2026-06-16
   days on market $240,000 Active 34 DOM
4. 2026-06-15
   days on market $240,000 Active 33 DOM
5. 2026-06-13
   days on market $240,000 Active 31 DOM
6. 2026-06-13
   days on market $240,000 Active 30 DOM
7. 2026-06-09
   days on market $240,000 Active 27 DOM
8. 2026-06-08
   days on market $240,000 Active 26 DOM
9. 2026-06-07
   days on market $240,000 Active 25 DOM
10. 2026-06-04
    days on market $240,000 Active 22 DOM
11. 2026-06-03
    days on market $240,000 Active 21 DOM
12. 2026-06-02
    days on market $240,000 Active 20 DOM
13. 2026-06-01
    days on market $240,000 Active 19 DOM
14. 2026-05-31
    days on market $240,000 Active 18 DOM
15. 2026-05-13
    listed $240,000 Active 1179-char remark
16. 2021-02-26
    status Pending Sale
17. 2021-02-25
    status Active
18. 2020-10-28
    listed $129,900 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: $623 · $52/mo
• Projected year-2 tax: $1,824 · $152/mo
• Expected delta: +$1,201/yr (+$100/mo · 192.7%)

ⓘ 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: $37,386
• − Mortgage interest: −$13,444
• − Property taxes: −$623
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,991
• − Management: −$2,991
• − Depreciation: −$6,982
• Taxable income: $9,155
• Est. tax owed @ 24.0%: −$2,197
• After-tax cash flow: $10,411/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

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with minimal repairs needed. It offers a good balance of updates and maintenance to increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Updating kitchen appliances — Modernizes the kitchen and improves functionality
• Both Upgrading bathroom fixtures — Enhances the bathrooms and adds value
• Both Landscaping improvements — Enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Updating kitchen appliances — Modernizes the kitchen and improves functionality ↑
• Both Upgrading bathroom fixtures — Enhances the bathrooms and adds value ↑
• Both Landscaping improvements — Enhances curb appeal and adds 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: 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 — San Dimas

• Score: 72/100
• State rank: #192
• US rank: #6164

Category grades

Amenities B- 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: San Dimas, CA
• County: Los Angeles County · 9,444,647 people
• City population: 33,598
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 33,598
• Household income: $105,338
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1238.0

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 0.69)
• Race & ethnicity: White 38% Hispanic / Latino 37% Two or more races 19% Asian 18% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 27% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 64% English-only · Spanish 18% Chinese 8% Tagalog/Filipino 2%

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: ▼ -778.24%
• Current HPI: 379.5269
• Rent YoY: ▼ -0.97%
• 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

+84.8% since first listed

4 events — show timeline

• 2026-05-13 Listed $240,000 CRMLS
• 2021-02-26 Pending — CRMLS
• 2021-02-25 Relisted — CRMLS
• 2020-10-28 Listed $129,900 CRMLS

Property tax history

+6.6%/yr

Latest (2025): $623 · +6.6% YoY. Source: county tax records.