710 Payson · San Dimas, CA 91750

$625,000

4 bd · 3.0 ba · 2,280 sqft · SingleFamily public records · 8 Days on market

Built 1964 9,255 sqft lot $274/sqft · 35% below area Est $968k · 35% under

---

Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +7.4/30.0
• Schools +5.9/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS BEAUTIFUL SINGLE STORY CUL-DE-SAC HOME HAS IT ALL. Located in a highly desirable and quiet neighborhood of La Verne, this spacious home features 4 bedrooms and 3 bathrooms with just under 2,300 square feet of living space. As you enter this home you are welcomed into the beautiful living room with a cozy fireplace that is open to the kitchen and dining area. Extra-large family room has loads of space; features a second beautiful stone fireplace with built-in bookcases, access to a private back patio as well as another large patio which is great for family and friend gatherings. One bedroom and one bathroom are in the back of the home away from the main living areas and other bedrooms making it a nice private master suite or a mother-in-law suite. Upgrades include: new interior paint throughout, newer exterior paint, tile flooring throughout, two-car garage, extra-large driveway and a large gardening area on the side of the home. Award winning Bonita Unified school district. This home is truly a must see!

Key facts

• 9,255 sq ft lot
• 2 garage spots
• Built 1964

Property features AI

Finance

• Other: Seller will exclude all personal property not permanently attached to the real estate
• HOA & community: Nearby community amenities include horse trails, golf course, biking, hiking, fishing, foothills, sidewalks, and park

Exterior

• Parking: Attached garage with 2 garage spaces; 2 total parking spaces
• Utilities: Public sewer; District / public water
• Home design: Single-story house; No accessory dwelling unit
• Construction: Structure type: House; Year built source: Public records
• Exterior features: Has a patio; No fencing noted

Interior

• Kitchen: No appliances included
• Bedrooms: One main-level bedroom
• Bathrooms: Three full bathrooms; One bathroom on the main level
• Heating & cooling: Central furnace
• Interior features: One-level layout; Entry on the west side of the property; All bedrooms on the main level; Property listed in need of major repairs / fixer condition
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $625k.

Deal economics

• At list price, monthly cash flow is $-809 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $482k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $444k (29.0% below list).
• Recommended offer: $444k (29.0% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 2.5% 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 rising (+2.4%/yr); 95 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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).
• At $4,440/mo this rent would consume 51% of the median local household income ($104k/yr) (locally 872% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 17y 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 $444,033 (29.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.71% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.55%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (median comp): $968,301
• List price: $625,000
• Delta: -36.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2722 Lyford Dr	0.20mi	4/2.5	2,162 (-5%)	10mo	$1,035,500	$479	72
610 E Payson	0.08mi	4/2.0	2,020 (-11%)	7mo	$885,000	$438	68
3713 Helena Cir	0.53mi	4/2.5	2,209 (-3%)	1mo	$1,095,000	$496	67
956 Bayfield Dr	0.49mi	4/3.0	2,420 (+6%)	2mo	$1,160,000	$479	66
833 N Oceanbluff	0.51mi	5/3.0 (+1)	2,208 (-3%)	2mo	$1,100,000	$498	64
214 E 4th St	0.62mi	3/3.0 (-1)	2,318 (+2%)	2mo	$890,000	$384	61
953 Alleghany Cir	0.51mi	4/3.0	2,121 (-7%)	4mo	$750,000	$354	61
2206 Stratford Way	0.56mi	4/2.5	2,115 (-7%)	0mo	$890,000	$421	59
629 Calaveras Rd	0.46mi	5/3.0 (+1)	2,392 (+5%)	7mo	$827,500	$346	59
1117 Gladstone	0.50mi	3/3.0 (-1)	2,180 (-4%)	7mo	$920,000	$422	58
839 Allen Ave	0.42mi	4/3.0	2,006 (-12%)	3mo	$1,095,000	$546	58
2729 Sedalia Ave	0.49mi	4/4.0	2,592 (+14%)	7mo	$1,025,000	$395	45

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 · 2.35% rent growth · sell at horizon

5-year hold

• IRR: -26.5%
• Equity multiple: 0.11×
• Total profit: $-155,617
• Equity at exit: $93,190

10-year hold

• IRR: -26.0%
• Equity multiple: -0.22×
• Total profit: $-213,269
• Equity at exit: $54,039

Cash invested: $175,000 (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 91750

• Rents YoY: 2.4%
• Active inventory: 95
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $4,440 high
• Mortgage (P&I): −$3,278
• Tax from tax record: −$779 /mo · $9,346/yr
• Insurance: −$260
• HOA: −$0
• Vacancy / Maint / Mgmt: −$932
• Net cashflow: $-809

Break-even live

Break-even rent $5,464

Max offer price $482,101

Occupancy floor —

Sensitivity live

Price	-10% $-455	-5% $-632	+0% $-809	+5% $-986	+10% $-1,163
Rent	-10% $-1,160	-5% $-984	+0% $-809	+5% $-634	+10% $-458
Rate	-1.0pp $-494	-0.5pp $-650	base $-809	+0.5pp $-971	+1.0pp $-1,136

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
524 E Ghent St San Dimas, CA	4.0	3.0	1888	$5,000	$2.65	25d	1	0.25mi
206 Marcos Ave San Dimas, CA	5.0	3.0	2200	$4,500	$2.05	12d	1	0.30mi
2621 Damien Ave La Verne, CA	4.0	2.0	2070	$3,950	$1.91	0d	1	0.43mi
1348 Tabor Ln La Verne, CA	5.0	3.0	2800	$5,000	$1.79	12d	1	0.99mi
307 Beechwood Ln San Dimas, CA	4.0	3.0	1760	$3,950	$2.24	44d	1	1.23mi
2002 Canopy Ln La Verne, CA	3.0	3.0	1759	$3,450	$1.96	45d	1	1.46mi
798 N Amelia Ave Unit A San Dimas, CA	4.0	3.0	2100	$4,595	$2.19	0d	1	1.50mi

Listing history 36 events

1. 2026-06-07
   days on market $625,000 Active 8 DOM
2. 2026-06-04
   days on market $625,000 Active 5 DOM
3. 2026-06-03
   days on market $625,000 Active 4 DOM
4. 2026-06-02
   days on market $625,000 Active 3 DOM
5. 2026-06-01
   days on market $625,000 Active 2 DOM
6. 2026-05-31
   remarks 513-char remark
7. 2026-05-31
   pricedays on marketlisting id $625,000 Active 1 DOM
8. 2026-04-24
   listed $615,000 Active
9. 2020-08-17
   soldstatus $685,000 Closed Sale 1024-char remark

   Show marketing remark (1024 chars)

   THIS BEAUTIFUL SINGLE STORY CUL-DE-SAC HOME HAS IT ALL. Located in a highly desirable and quiet neighborhood of La Verne, this spacious home features 4 bedrooms and 3 bathrooms with just under 2,300 square feet of living space. As you enter this home you are welcomed into the beautiful living room with a cozy fireplace that is open to the kitchen and dining area. Extra-large family room has loads of space; features a second beautiful stone fireplace with built-in bookcases, access to a private back patio as well as another large patio which is great for family and friend gatherings. One bedroom and one bathroom are in the back of the home away from the main living areas and other bedrooms making it a nice private master suite or a mother-in-law suite. Upgrades include: new interior paint throughout, newer exterior paint, tile flooring throughout, two-car garage, extra-large driveway and a large gardening area on the side of the home. Award winning Bonita Unified school district. This home is truly a must see!

10. 2020-08-17
    soldstatus $685,000

    Show marketing remark (1024 chars)

    THIS BEAUTIFUL SINGLE STORY CUL-DE-SAC HOME HAS IT ALL. Located in a highly desirable and quiet neighborhood of La Verne, this spacious home features 4 bedrooms and 3 bathrooms with just under 2,300 square feet of living space. As you enter this home you are welcomed into the beautiful living room with a cozy fireplace that is open to the kitchen and dining area. Extra-large family room has loads of space; features a second beautiful stone fireplace with built-in bookcases, access to a private back patio as well as another large patio which is great for family and friend gatherings. One bedroom and one bathroom are in the back of the home away from the main living areas and other bedrooms making it a nice private master suite or a mother-in-law suite. Upgrades include: new interior paint throughout, newer exterior paint, tile flooring throughout, two-car garage, extra-large driveway and a large gardening area on the side of the home. Award winning Bonita Unified school district. This home is truly a must see!

11. 2020-07-09
    status Pending Sale 1024-char remark

    Show marketing remark (1024 chars)

    THIS BEAUTIFUL SINGLE STORY CUL-DE-SAC HOME HAS IT ALL. Located in a highly desirable and quiet neighborhood of La Verne, this spacious home features 4 bedrooms and 3 bathrooms with just under 2,300 square feet of living space. As you enter this home you are welcomed into the beautiful living room with a cozy fireplace that is open to the kitchen and dining area. Extra-large family room has loads of space; features a second beautiful stone fireplace with built-in bookcases, access to a private back patio as well as another large patio which is great for family and friend gatherings. One bedroom and one bathroom are in the back of the home away from the main living areas and other bedrooms making it a nice private master suite or a mother-in-law suite. Upgrades include: new interior paint throughout, newer exterior paint, tile flooring throughout, two-car garage, extra-large driveway and a large gardening area on the side of the home. Award winning Bonita Unified school district. This home is truly a must see!

12. 2020-06-23
    price $679,500 1024-char remark

    Show marketing remark (1024 chars)

    THIS BEAUTIFUL SINGLE STORY CUL-DE-SAC HOME HAS IT ALL. Located in a highly desirable and quiet neighborhood of La Verne, this spacious home features 4 bedrooms and 3 bathrooms with just under 2,300 square feet of living space. As you enter this home you are welcomed into the beautiful living room with a cozy fireplace that is open to the kitchen and dining area. Extra-large family room has loads of space; features a second beautiful stone fireplace with built-in bookcases, access to a private back patio as well as another large patio which is great for family and friend gatherings. One bedroom and one bathroom are in the back of the home away from the main living areas and other bedrooms making it a nice private master suite or a mother-in-law suite. Upgrades include: new interior paint throughout, newer exterior paint, tile flooring throughout, two-car garage, extra-large driveway and a large gardening area on the side of the home. Award winning Bonita Unified school district. This home is truly a must see!

13. 2020-06-05
    listed $699,500 Active 1024-char remark

    Show marketing remark (1024 chars)

    THIS BEAUTIFUL SINGLE STORY CUL-DE-SAC HOME HAS IT ALL. Located in a highly desirable and quiet neighborhood of La Verne, this spacious home features 4 bedrooms and 3 bathrooms with just under 2,300 square feet of living space. As you enter this home you are welcomed into the beautiful living room with a cozy fireplace that is open to the kitchen and dining area. Extra-large family room has loads of space; features a second beautiful stone fireplace with built-in bookcases, access to a private back patio as well as another large patio which is great for family and friend gatherings. One bedroom and one bathroom are in the back of the home away from the main living areas and other bedrooms making it a nice private master suite or a mother-in-law suite. Upgrades include: new interior paint throughout, newer exterior paint, tile flooring throughout, two-car garage, extra-large driveway and a large gardening area on the side of the home. Award winning Bonita Unified school district. This home is truly a must see!

14. 2020-05-08
    historical
15. 2020-03-30
    price $710,000
16. 2020-02-26
    listed $750,000 Active
17. 2017-04-11
    soldstatus $620,000 Closed Sale
18. 2017-04-11
    soldstatus $615,000
19. 2017-03-01
    status Pending Sale
20. 2017-02-19
    historical Hold Do Not Show
21. 2017-01-27
    status Active
22. 2017-01-26
    historical Hold Do Not Show
23. 2017-01-05
    listed $629,000 Active
24. 2010-12-02
    soldstatus $425,000 Closed
25. 2010-12-02
    soldstatus $425,000
26. 2010-10-25
    status Pending
27. 2010-09-09
    status Backup Offers Accepted
28. 2010-08-25
    price $450,000
29. 2010-04-28
    status Active
30. 2010-04-26
    status Backup Offers Accepted
31. 2010-04-08
    listed $500,000 Active
32. 2009-11-12
    historical
33. 2009-06-24
    price $588,800
34. 2009-03-11
    price $598,800
35. 2009-03-07
    listed $495,500
36. 1971-11-01
    soldstatus $22,500

ⓘ 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: $9,346 · $779/mo
• Projected year-2 tax: $9,346 · $779/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 19 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: $53,284
• − Mortgage interest: −$35,010
• − Property taxes: −$9,346
• − Insurance: −$3,125
• − Repairs & maintenance: −$4,263
• − Management: −$4,263
• − Depreciation: −$18,182
• Taxable loss: −$20,904
• Est. tax savings @ 24.0%: +$5,017
• After-tax cash flow: $-4,690/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.

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

• County: Los Angeles County · 9,444,647 people
• City population: 32,692
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 32,692
• Household income: $104,195
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 872.0

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 0.67)
• Race & ethnicity: White 44% Hispanic / Latino 36% Two or more races 20% Asian 10% Black 4%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 1%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 12% Chinese 3% Other Indo-European 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: ▼ -729.79%
• Current HPI: 373.7761
• Rent YoY: ▲ 2.35%
• 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

+2677.8% since first listed

32 events — show timeline

• 2026-06-08 Listing Removed — CRMLS
• 2026-05-30 Listed $625,000 CRMLS
• 2026-05-24 Listing Removed — CRMLS
• 2026-04-24 Listed $615,000 CRMLS
• 2020-08-17 Sold (Public Records) $685,000 Public Records
• 2020-08-17 Sold (MLS) $685,000 CRMLS
• 2020-07-09 Pending — CRMLS
• 2020-06-23 Price Changed $679,500 CRMLS
• 2020-06-05 Listed $699,500 CRMLS
• 2020-05-08 Listing Removed — CRMLS
• 2020-03-30 Price Changed $710,000 CRMLS
• 2020-02-26 Listed $750,000 CRMLS
• 2017-04-11 Sold (Public Records) $615,000 Public Records
• 2017-04-11 Sold (MLS) $620,000 CRMLS
• 2017-03-01 Pending — CRMLS
• 2017-02-19 Delisted — CRMLS
• 2017-01-27 Relisted — CRMLS
• 2017-01-26 Delisted — CRMLS
• 2017-01-05 Listed $629,000 CRMLS
• 2010-12-02 Sold (Public Records) $425,000 Public Records
• 2010-12-02 Sold (MLS) $425,000 CRMLS
• 2010-10-25 Pending — CRMLS
• 2010-09-09 Pending — CRMLS
• 2010-08-25 Price Changed $450,000 CRMLS
• 2010-04-28 Relisted — CRMLS
• 2010-04-26 Pending — CRMLS
• 2010-04-08 Listed $500,000 CRMLS
• 2009-11-12 Listing Removed — CRMLS
• 2009-06-24 Price Changed $588,800 CRMLS
• 2009-03-11 Price Changed $598,800 CRMLS
• 2009-03-07 Listed $495,500 CRMLS
• 1971-11-01 Sold (Public Records) $22,500 Public Records

Property tax history

+11.1%/yr

Latest (2025): $9,346 · +5.3% YoY. Source: county tax records.