840 Foothill Blvd #27 · Azusa, CA 91702

$149,800

2 bd · 2.0 ba · 880 sqft · Manufactured · 143 Days on market

Built 1971 $170/sqft · 22% above area Est $123k · 22% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully upgraded 2-bedroom, 2-bath home located in the desirable Casitas Mobile Home Estates (55+). This move-in-ready residence features new vinyl flooring, an upgraded kitchen with newer appliances, tastefully remodeled bathrooms, and a new HVAC split system for year-round comfort. The open floor plan offers a bright, inviting living space ideal for both everyday living and entertaining. The spacious primary suite includes a large en-suite bathroom, creating a private retreat. Space rent is $1,300/month. Enjoy easy access to local colleges, shopping, dining, and entertainment, with the Foothill Gold Line just a short walk away for stress-free commuting. While the primary homeowner must be 55+, residents 18+ are welcome—making it a great setup for a parent with college-aged children. This pet-friendly community allows up to two pets under 30 lbs. Clubhouse with kitchen, library, Heated Community Pool, Community Spa, Exercise room, RV and Doggie Park Area. MANY MONTHLY ACTIVITIES ARE SCHEDULED FOR RESIDENTS! A MUST SEE!!! Buyers must be approved by park management. Don’t miss this rare opportunity to live in a quiet, connected, and welcoming neighborhood.

Key facts

• Open floor plan
• Upgraded kitchen
• New vinyl flooring

Tags

• UPGRADED KITCHEN
• NEW VINYL FLOORING
• REMODELED BATHROOMS
• NEW HVAC SPLIT SYSTEM
• OPEN FLOOR PLAN
• LARGE EN-SUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $881 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 2.6% in Azusa — 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 65/100 on livability (#367 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment B; Watch: schools D-, amenities D-, cost of living F.
• Azusa Unified (suburban): math 30% / reading 39% proficiency, ranked #874 of 1,400 in CA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.4%/yr); 96 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 31% of the median local income ($93k/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 $1k of loan paydown is wiped out by about $4k 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 + 5.4% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $150k implies a 399% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,824 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.62% ✓
• Cap rate: 13.35%
• Cash-on-cash: 25.21%
• DSCR: 2.12
• GRM: 5.1

CMA / ARV

• ARV (median comp): $123,253
• List price: $149,800
• Delta: 21.54%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
840 E Foothill Blvd #75	0.00mi	2/1.0	800 (-9%)	16mo	$100,000	$125	67
840 E Foothill #127	0.00mi	2/2.0	800 (-9%)	22mo	$130,000	$163	67
840 E FOOTHILL Blvd #72	0.00mi	2/1.0	960 (+9%)	23mo	$105,000	$109	62
840 E Foothill Blvd #83	0.00mi	2/2.0	1,000 (+14%)	23mo	$155,000	$155	58

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 · 5.38% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 1.90×
• Total profit: $37,841
• Equity at exit: $22,336

10-year hold

• IRR: 31.1%
• Equity multiple: 4.12×
• Total profit: $131,002
• Equity at exit: $12,952

Cash invested: $41,944 (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 91702

• Rents YoY: 5.4%
• Active inventory: 96
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,426 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,247/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $881

Break-even live

Break-even rent $1,310

Max offer price $149,800

Occupancy floor 59%

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: $37,450
• Closing costs: $4,494
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 E Alosta Ave Azusa, CA	1.0–2.0	1.0–2.0	783	$2,785	$3.55	1d	30	0.19mi
371 N Powell Ave Azusa, CA	2.0	2.0	1000	$2,395	$2.40	43d	3	0.41mi
371 N Powell Ave Azusa, CA	2.0	2.0	1000	$2,395	$2.40	20d	1	0.41mi
1000 E Alosta Ave Azusa, CA	1.0–2.0	1.0	755	$2,373	$3.14	2d	5	0.47mi
1130 E Alosta Ave Azusa, CA	1.0–2.0	1.0	907	$2,450	$2.70	2d	2	0.54mi
601 E 8th St Azusa, CA	1.0–4.0	1.0–2.0	880	$2,167	$2.46	7d	3	0.55mi
1160 E Alosta Ave Azusa, CA	1.0	1.0	600	$1,800	$3.00	12d	1	0.57mi
1160 E Alosta Ave Unit 32 Azusa, CA	1.0	1.0	600	$1,785	$2.98	43d	1	0.57mi
1160 E Alosta Ave Unit 23 Azusa, CA	1.0	1.0	600	$1,800	$3.00	22d	1	0.57mi
539 N Pasadena Ave Unit 1 Azusa, CA	2.0	2.0	1000	$2,700	$2.70	19d	1	0.69mi
506 E 9th St Azusa, CA	1.0	1.0	624	$1,995	$3.20	19d	1	0.70mi
450 N Soldano Ave Azusa, CA	1.0	1.0	552	$1,695	$3.07	15d	7	0.75mi
545 N Soldano Ave Azusa, CA	1.0	1.0	536	$2,200	$4.10	24d	1	0.75mi
607 N Dalton Ave Unit 1 Azusa, CA	2.0	1.0	960	$2,100	$2.19	43d	1	0.82mi
641 W Rte 66 Glendora, CA	1.0	1.0	800	$2,195	$2.74	44d	1	0.90mi
633 W Rte 66 Glendora, CA	1.0	1.0	716	$2,295	$3.21	43d	1	0.92mi
626 N Azusa Ave Azusa, CA	1.0–3.0	1.0–2.0	1095	$3,251	$2.97	1d	6	0.95mi
160 N Soldano Ave Azusa, CA	2.0	1.0	800	$2,500	$3.12	2d	1	0.95mi
618 W Rte 66 Glendora, CA	1.0	1.0	497	$1,950	$3.92	19d	2	0.96mi
850 N Azusa Ave Azusa, CA	1.0–3.0	1.0–2.0	984	$3,154	$3.21	1d	34	0.96mi
933 N Alameda Ave Unit 6 Azusa, CA	2.0	1.0	736	$2,100	$2.85	43d	1	0.97mi
306 N Azusa Ave Azusa, CA	2.0	1.0	850	$1,955	$2.30	3d	1	1.03mi
525 N San Gabriel Ave Unit 3 Azusa, CA	2.0	1.0	877	$1,995	$2.27	7d	1	1.06mi
316 N San Gabriel Ave Unit A Azusa, CA	1.0	1.0	900	$1,700	$1.89	22d	1	1.09mi
236 N San Gabriel Ave Unit 14 Azusa, CA	2.0	1.0	710	$2,100	$2.96	43d	1	1.12mi
236 N San Gabriel Ave Unit 8 Azusa, CA	2.0	1.0	588	$2,200	$3.74	43d	1	1.12mi
236 N San Gabriel Ave Unit 8 Azusa, CA	2.0	1.0	600	$2,100	$3.50	24d	1	1.12mi
506 Parker Dr Unit 506 05 Glendora, CA	1.0	1.0	552	$1,795	$3.25	10d	1	1.18mi
1240 N San Gabriel Ave Azusa, CA	2.0	1.0	850	$2,750	$3.24	43d	1	1.24mi
1240 N San Gabriel Ave Azusa, CA	2.0	1.0	975	$2,550	$2.62	3d	1	1.24mi
1240 N San Gabriel Ave Unit 1240-11 Azusa, CA	2.0	1.0	850	$2,100	$2.47	43d	1	1.24mi
1240 N San Gabriel Ave Azusa, CA	2.0	1.0	975	$2,500	$2.56	19d	1	1.24mi
1240 N San Gabriel Ave Azusa, CA	2.0	1.5	975	$2,500	$2.56	4d	1	1.24mi
1240 N San Gabriel Ave Unit 1260-02 Azusa, CA	2.0	1.5	975	$2,550	$2.62	13d	1	1.24mi
1240 N San Gabriel Ave Unit 1240-06 Azusa, CA	2.0	1.5	975	$2,500	$2.56	43d	1	1.24mi
1205 N San Gabriel Ave Unit 8 Azusa, CA	2.0	2.0	1030	$2,250	$2.18	44d	1	1.25mi
1215 N San Gabriel Ave #202 Azusa, CA	2.0	2.0	817	$2,295	$2.81	24d	1	1.26mi
1280 N San Gabriel Ave Azusa, CA	2.0	1.0–1.5	925	$2,225	$2.41	7d	3	1.27mi
1311 N Azusa Ave Azusa, CA	1.0–2.0	1.0	745	$2,370	$3.18	43d	3	1.27mi
324 W Mountain View Ave Unit 206 Glendora, CA	2.0	2.0	1100	$1,975	$1.80	43d	1	1.29mi

Listing history 19 events

1. 2026-06-18
   days on market $149,800 Active 143 DOM
2. 2026-06-17
   days on market $149,800 Active 142 DOM
3. 2026-06-16
   days on market $149,800 Active 141 DOM
4. 2026-06-15
   days on market $149,800 Active 140 DOM
5. 2026-06-13
   days on market $149,800 Active 138 DOM
6. 2026-06-13
   days on market $149,800 Active 137 DOM
7. 2026-06-09
   days on market $149,800 Active 134 DOM
8. 2026-06-08
   days on market $149,800 Active 133 DOM
9. 2026-06-07
   days on market $149,800 Active 132 DOM
10. 2026-06-04
    days on market $149,800 Active 129 DOM
11. 2026-06-03
    days on market $149,800 Active 128 DOM
12. 2026-06-02
    days on market $149,800 Active 127 DOM
13. 2026-06-01
    days on market $149,800 Active 126 DOM
14. 2026-05-31
    days on market $149,800 Active 125 DOM
15. 2026-04-29
    price $149,800 1190-char remark

    Show marketing remark (1190 chars)

    Beautifully upgraded 2-bedroom, 2-bath home located in the desirable Casitas Mobile Home Estates (55+). This move-in-ready residence features new vinyl flooring, an upgraded kitchen with newer appliances, tastefully remodeled bathrooms, and a new HVAC split system for year-round comfort. The open floor plan offers a bright, inviting living space ideal for both everyday living and entertaining. The spacious primary suite includes a large en-suite bathroom, creating a private retreat. Space rent is $1,300/month. Enjoy easy access to local colleges, shopping, dining, and entertainment, with the Foothill Gold Line just a short walk away for stress-free commuting. While the primary homeowner must be 55+, residents 18+ are welcome—making it a great setup for a parent with college-aged children. This pet-friendly community allows up to two pets under 30 lbs. Clubhouse with kitchen, library, Heated Community Pool, Community Spa, Exercise room, RV and Doggie Park Area. MANY MONTHLY ACTIVITIES ARE SCHEDULED FOR RESIDENTS! A MUST SEE!!! Buyers must be approved by park management. Don’t miss this rare opportunity to live in a quiet, connected, and welcoming neighborhood.

16. 2026-02-05
    status Active 1190-char remark

    Show marketing remark (1190 chars)

    Beautifully upgraded 2-bedroom, 2-bath home located in the desirable Casitas Mobile Home Estates (55+). This move-in-ready residence features new vinyl flooring, an upgraded kitchen with newer appliances, tastefully remodeled bathrooms, and a new HVAC split system for year-round comfort. The open floor plan offers a bright, inviting living space ideal for both everyday living and entertaining. The spacious primary suite includes a large en-suite bathroom, creating a private retreat. Space rent is $1,300/month. Enjoy easy access to local colleges, shopping, dining, and entertainment, with the Foothill Gold Line just a short walk away for stress-free commuting. While the primary homeowner must be 55+, residents 18+ are welcome—making it a great setup for a parent with college-aged children. This pet-friendly community allows up to two pets under 30 lbs. Clubhouse with kitchen, library, Heated Community Pool, Community Spa, Exercise room, RV and Doggie Park Area. MANY MONTHLY ACTIVITIES ARE SCHEDULED FOR RESIDENTS! A MUST SEE!!! Buyers must be approved by park management. Don’t miss this rare opportunity to live in a quiet, connected, and welcoming neighborhood.

17. 2026-01-08
    listed $159,800 Active 1190-char remark

    Show marketing remark (1190 chars)

    Beautifully upgraded 2-bedroom, 2-bath home located in the desirable Casitas Mobile Home Estates (55+). This move-in-ready residence features new vinyl flooring, an upgraded kitchen with newer appliances, tastefully remodeled bathrooms, and a new HVAC split system for year-round comfort. The open floor plan offers a bright, inviting living space ideal for both everyday living and entertaining. The spacious primary suite includes a large en-suite bathroom, creating a private retreat. Space rent is $1,300/month. Enjoy easy access to local colleges, shopping, dining, and entertainment, with the Foothill Gold Line just a short walk away for stress-free commuting. While the primary homeowner must be 55+, residents 18+ are welcome—making it a great setup for a parent with college-aged children. This pet-friendly community allows up to two pets under 30 lbs. Clubhouse with kitchen, library, Heated Community Pool, Community Spa, Exercise room, RV and Doggie Park Area. MANY MONTHLY ACTIVITIES ARE SCHEDULED FOR RESIDENTS! A MUST SEE!!! Buyers must be approved by park management. Don’t miss this rare opportunity to live in a quiet, connected, and welcoming neighborhood.

18. 2003-01-31
    soldstatus $30,000 201-char remark

    Show marketing remark (201 chars)

    LOCATION LOCATION LOCATION! BEAUTIFUL DOUBLE WIDE MOBILE HOME LOCATED IN NORTH AZUSA SENIOR PARK 55 AND OVER. CLOSE TO EVERYTHING - SHOPPING, TRANSPORTATION. POOL, CLUB HOUSE, RV PARKING & MORE!

19. 2002-09-09
    listed $31,000 201-char remark

    Show marketing remark (201 chars)

    LOCATION LOCATION LOCATION! BEAUTIFUL DOUBLE WIDE MOBILE HOME LOCATED IN NORTH AZUSA SENIOR PARK 55 AND OVER. CLOSE TO EVERYTHING - SHOPPING, TRANSPORTATION. POOL, CLUB HOUSE, RV PARKING & MORE!

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,112
• − Mortgage interest: −$8,391
• − Property taxes: −$2,247
• − Insurance: −$749
• − Repairs & maintenance: −$2,329
• − Management: −$2,329
• − Depreciation: −$4,358
• Taxable income: $8,709
• Est. tax owed @ 24.0%: −$2,090
• After-tax cash flow: $8,485/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: Azusa Unified
• NCES district ID: 0603600
• Math proficiency: 30% ▲ 2.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $58,149
• Composite: 33.35/100
• National rank: #10566
• State rank: #874 of 1400 in CA

Livability — Azusa

• Score: 65/100
• State rank: #367
• US rank: #12533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Azusa, CA
• County: Los Angeles County · 9,444,647 people
• City population: 60,903
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 60,903
• Household income: $92,683
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1631.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 21% White 14% Asian 13% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 33% · Canada, China, Vietnam
• Languages at home: 42% English-only · Spanish 47% Chinese 3% 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: ▼ -583.11%
• Current HPI: 422.7044
• Rent YoY: ▲ 5.38%
• 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

+383.2% since first listed

5 events — show timeline

• 2026-04-29 Price Changed $149,800 CRMLS
• 2026-02-05 Relisted — CRMLS
• 2026-01-08 Listed $159,800 CRMLS
• 2003-01-31 Sold (MLS) $30,000 CRMLS
• 2002-09-09 Listed $31,000 CRMLS