801 W Covina Blvd #112 · San Dimas, CA 91773

$267,500

3 bd · 2.0 ba · 820 sqft · Manufactured public records · 4 Days on market

Built 2026 Excellent condition $326/sqft · 194% above area ↓ 4% 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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Schools +5.9/10.0
• 1% rule +5.8/10.0
• Condition / age +5.0/5.0
• Livability +3.6/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Coming Soon, a new manufactured home to Charter Oaks MHP a 55+ Community in San Dimas. The home will be a 2025 Skyline manufactured home with 3 bedrooms and 2 bathrooms at 1325 sq. ft. approx. The home will have an open floor plan with a spacious living room. The kitchen will have an island, with new stainless steel appliances: a Refrigerator, Dishwasher, Oven/Range, and Built-In Microwave Oven. The bedrooms will be nicely sized and the primary bedroom will have an adjoining bathroom with double vanity sinks and a walk-in shower. The laundry room will have hookups for a full-size washer and dryer. Additional features: laminate flooring in living area only, carpet in bedrooms, central A/C, a

Key facts

• Community pool
• Built 2026
• Listed 4 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $268k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $268k).
• Cap rate 8.2% 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 33% 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 $8k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts 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 $267,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.08% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.87%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $146,921
• List price: $267,500
• Delta: 82.07%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 W Covina Blvd #54	0.00mi	2/1.5 (-1)	800 (-2%)	8mo	$139,000	$174	82
1205 Cypress St #188	0.51mi	2/1.0 (-1)	800 (-2%)	3mo	$120,000	$150	60
801 W Covina Blvd #103	0.00mi	2/1.0 (-1)	940 (+15%)	23mo	$97,500	$104	48
1205 Cypress St W #19	0.51mi	2/2.0 (-1)	880 (+7%)	16mo	$140,000	$159	46
1254 W Cienega Ave #154	0.66mi	2/2.0 (-1)	880 (+7%)	13mo	$100,000	$114	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: -9.2%
• Equity multiple: 0.67×
• Total profit: $-24,438
• Equity at exit: $39,885

10-year hold

• IRR: -4.4%
• Equity multiple: 0.75×
• Total profit: $-18,583
• Equity at exit: $23,129

Cash invested: $74,900 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,883 high
• Mortgage (P&I): −$1,403
• Tax est. 1.5%: −$334 /mo · $4,012/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $429

Break-even live

Break-even rent $2,340

Max offer price $267,500

Occupancy floor 80%

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: $66,875
• Closing costs: $8,025
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 Danecroft Ave Unit A San Dimas, CA	2.0	1.0	735	$2,800	$3.81	43d	1	0.40mi
319 S Drifton Ave San Dimas, CA	2.0	1.0	650	$2,200	$3.38	43d	1	0.69mi
530 W 3rd St Unit A San Dimas, CA	2.0	2.5	1000	$3,000	$3.00	43d	1	0.71mi
522 W 4th St San Dimas, CA	3.0	1.0	1113	$3,550	$3.19	43d	1	0.77mi
301 W 1st St Unit A San Dimas, CA	3.0	2.0	1000	$3,250	$3.25	43d	1	0.81mi
301 W 1st St San Dimas, CA	2.0	1.0	880	$2,150	$2.44	24d	1	0.81mi
220 S Valley Center Ave San Dimas, CA	2.0	1.0	1000	$2,495	$2.50	43d	1	0.93mi
21042 E Arrow Hwy Covina, CA	1.0–2.0	1.0–2.0	803	$2,875	$3.58	1d	11	1.36mi
477 E Bonita Ave San Dimas, CA	3.0	1.0	950	$2,325	$2.45	2d	1	1.41mi
20983 E Covina Blvd Covina, CA	2.0	2.0	962	$2,500	$2.60	24d	1	1.42mi
1746 S Sunflower Ave Unit 7 Glendora, CA	2.0	2.0	1100	$2,400	$2.18	24d	1	1.47mi
1746 S Sunflower Ave Unit 10 Glendora, CA	2.0	1.5	1100	$2,400	$2.18	43d	1	1.47mi

Listing history 13 events

1. 2026-06-01
   statusdays on market $267,500 Active 4 DOM
2. 2026-05-08
   listed $267,500 Active
3. 2026-04-23
   historical
4. 2026-02-13
   status Active
5. 2025-12-23
   status Active
6. 2025-11-29
   status Active
7. 2025-10-20
   status Pending Sale
8. 2025-10-18
   status Active
9. 2025-09-22
   listed $279,900 Active
10. 2025-09-01
    historical
11. 2025-06-27
    status Active
12. 2025-05-03
    listed $279,500 Active
13. 2025-04-14
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $34,595
• − Mortgage interest: −$14,984
• − Property taxes: −$4,012
• − Insurance: −$1,338
• − Repairs & maintenance: −$2,768
• − Management: −$2,768
• − Depreciation: −$7,782
• Taxable income: $944
• Est. tax owed @ 24.0%: −$226
• After-tax cash flow: $4,920/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 · 1 photo

Excellent 100/100 None rehab

This 2025 Skyline manufactured home is move-in ready with excellent condition and no visible repairs needed. It offers a spacious floor plan, new stainless steel appliances, and modern amenities.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with laminate flooring — Laminate flooring is more durable and easier to clean
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with laminate flooring — Laminate flooring is more durable and easier to clean ↑
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency ↑

ⓘ 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

-4.3% since first listed

12 events — show timeline

• 2026-05-08 Listed $267,500 CRMLS
• 2026-04-23 Coming Soon — CRMLS
• 2026-02-13 Relisted — CRMLS
• 2025-12-23 Relisted — CRMLS
• 2025-11-29 Relisted — CRMLS
• 2025-10-20 Pending — CRMLS
• 2025-10-18 Relisted — CRMLS
• 2025-09-22 Listed $279,900 CRMLS
• 2025-09-01 Coming Soon — CRMLS
• 2025-06-27 Relisted — CRMLS
• 2025-05-03 Listed $279,500 CRMLS
• 2025-04-14 Coming Soon — CRMLS

Property tax history

+12.3%/yr

Latest (2025): $162 · +12.3% YoY. Source: county tax records.