1245 W Cienega Ave #75 · San Dimas, CA 91773

$189,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 407 Days on market

Manufactured home likely 55+ (park) Built 2001 Good condition $121/sqft · 27% below area Est $244k · 22% under ↓ 31% since listing

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Why this score? — see what drove the B- 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 +22.5/30.0
• ARV discount +15.0/15.0
• Schools +8.0/10.0
• DSCR +7.5/10.0
• 1% rule +7.0/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Appreciation +2.5/10.0
• Rent growth +2.3/5.0
• Manufactured-home adj. -5.8

Listing remarks MLS

This is a great property in the desirable Cienega Valley Estates. The home has 3 bedrooms and 2 baths; the primary bedroom has a walk in closet and a master bath with walk in shower; the secondary bedrooms share a hallway bath with tub and combo shower. There is an open floor plan and hard surface flooring throughout. There is a lift at the side door in the carport area to make access easier. It is an "all age" park with so many amenities that include a pool and spa, an indoor jacuzzi, saunas, basketball court, gym, game room, library, hair salon, putting green and small park. RV parking is also available. The potential buyer must meet the qualifications and be approved by the Management/Corporate office to reside in the community.

Key facts

• Community pool
• Built 2001
• Listed 406 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $189k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $976 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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; 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.
• Zoned schools: Gladstone Elementary (515 students, 30% FRL); Lone Hill Middle (912 students, 40% FRL); San Dimas High (math 70% / reading 90%, grade A, #41 of 1,170 statewide, top 4%, 1,251 students, 34% FRL).
• Zoned-school proficiency averages 80% at this address vs 64% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Bonita Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.0%/yr); 109 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 72d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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 30% 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 $1k of loan paydown is wiped out by about $6k 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 $53k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 407 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $80k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $166,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 407 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.41% ✓
• Cap rate: 12.49%
• Cash-on-cash: 22.14%
• DSCR: 1.98
• GRM: 5.9

CMA / ARV

• ARV (median comp): $243,700
• List price: $189,000
• Delta: -22.45%
• 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
1245 W Cienega #220	0.00mi	3/2.0	1,568 (0%)	2mo	$220,000	$140	98
1245 W Cienega Ave #125	0.00mi	2/2.0 (-1)	1,560 (-0%)	0mo	$229,999	$147	94
1245 W Cienega Ave #60	0.00mi	2/2.0 (-1)	1,592 (+2%)	2mo	$90,000	$57	91
1245 W Cienega Ave #212	0.00mi	3/2.0	1,652 (+5%)	2mo	$285,000	$173	89
1245 W Cienega #163	0.00mi	2/2.0 (-1)	1,680 (+7%)	1mo	$265,000	$158	82
1245 W Cienega Ave #128	0.01mi	2/2.0 (-1)	1,440 (-8%)	2mo	$175,000	$122	80
1245 W Cienega #104	0.00mi	2/2.0 (-1)	1,344 (-14%)	2mo	$250,000	$186	70
1205 Cypress St #148	0.44mi	3/2.0	1,344 (-14%)	2mo	$185,000	$138	54
1205 Cypress St #126	0.44mi	3/2.0	1,344 (-14%)	2mo	$300,000	$223	54
1630 W Covina Blvd #7	0.60mi	3/2.0	1,368 (-13%)	2mo	$182,500	$133	49
1630 W Covina Blvd #101	0.60mi	2/2.0 (-1)	1,368 (-13%)	0mo	$124,000	$91	45
1205 Cypress St #115	0.53mi	2/2.0 (-1)	1,344 (-14%)	4mo	$215,000	$160	44

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: 11.7%
• Equity multiple: 1.45×
• Total profit: $23,689
• Equity at exit: $28,181

10-year hold

• IRR: 18.3%
• Equity multiple: 2.33×
• Total profit: $70,299
• Equity at exit: $16,341

Cash invested: $52,920 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 15 under contract
• Months of supply: 4.0 mo (25%/mo absorbed)
• Median asking: $204,000 ($152/sqft)
• Median days on market: 36 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +2.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 91773

• Rents YoY: -1.0%
• Active inventory: 109
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,657 high
• Mortgage (P&I): −$991
• Tax from tax record: −$53 /mo · $639/yr
• Insurance: −$79
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $976

Break-even live

Break-even rent $1,422

Max offer price $189,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,083	-5% $1,030	+0% $976	+5% $923	+10% $869
Rent	-10% $766	-5% $871	+0% $976	+5% $1,081	+10% $1,186
Rate	-1.0pp $1,071	-0.5pp $1,024	base $976	+0.5pp $927	+1.0pp $877

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: $47,250
• Closing costs: $5,670
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 Eaton Rd San Dimas, CA	4.0	2.0	1689	$3,800	$2.25	140d	1	0.22mi
526 S Valley Center Ave San Dimas, CA	4.0	2.0	1538	$4,070	$2.65	0d	1	0.35mi
21332 E Arrow Hwy Unit 307 Covina, CA	3.0	2.0	1334	$3,200	$2.40	62d	1	0.36mi
21332 E Arrow Hwy Unit 211 Covina, CA	2.0	2.0	1100	$2,850	$2.59	67d	1	0.36mi
21332 E Arrow Hwy Unit 302 Covina, CA	2.0	2.0	1100	$2,850	$2.59	74d	1	0.36mi
21332 E Arrow Hwy Unit 104 Covina, CA	3.0	2.0	1334	$3,202	$2.40	74d	1	0.36mi
21332 E Arrow Hwy Unit 308 Covina, CA	2.0	2.0	1100	$2,850	$2.59	36d	1	0.36mi
21332 E Arrow Hwy Unit 203 Covina, CA	3.0	2.0	1334	$3,200	$2.40	36d	1	0.36mi
21332 E Arrow Hwy Unit 303 Covina, CA	3.0	2.0	1334	$3,200	$2.40	6d	1	0.36mi
21313 E Greenhaven St Covina, CA	4.0	2.0	1409	$1,700	$1.21	51d	1	0.40mi
401 N Rennell Ave San Dimas, CA	3.0	2.0	1498	$3,900	$2.60	18d	1	0.45mi
1189 Strawberry Ln Glendora, CA	2.0	2.5	1292	$2,900	$2.24	139d	1	0.48mi
1430 W Badillo St San Dimas, CA	3.0	1.5	1200	$3,000	$2.50	94d	1	0.52mi
1471 Cypress St San Dimas, CA	2.0	2.0	1127	$900	$0.80	103d	1	0.53mi
1447 S Valley Center Ave Glendora, CA	3.0	2.0	1345	$3,500	$2.60	71d	1	0.65mi
1237 Norgate St San Dimas, CA	3.0	2.0	1232	$3,500	$2.84	19d	1	0.67mi
945 Wonder Ln Glendora, CA	4.0	3.0	1969	$7,200	$3.66	82d	1	0.71mi
21112 E Brookport St Covina, CA	3.0	2.0	1223	$3,500	$2.86	3d	1	0.72mi
1746 S Sunflower Ave Unit 7 Glendora, CA	2.0	2.0	1100	$2,295	$2.09	41d	1	0.78mi
1746 S Sunflower Ave Unit 10 Glendora, CA	2.0	1.5	1100	$2,400	$2.18	139d	1	0.78mi
975 N Grammont Ave Covina, CA	3.0	3.0	1518	$3,600	$2.37	41d	1	0.94mi
21046 E Cypress St Covina, CA	4.0	3.0	2094	$3,950	$1.89	89d	1	0.94mi
644 Pearlanna Dr San Dimas, CA	3.0	1.5	1350	$3,500	$2.59	93d	1	0.95mi
1039 N Barston Ave Covina, CA	4.0	2.0	1870	$3,598	$1.92	120d	1	0.96mi
1240 Allen Ave Glendora, CA	4.0	2.0	1080	$2,500	$2.31	31d	1	0.97mi
522 W 4th St San Dimas, CA	3.0	1.0	1113	$3,550	$3.19	139d	1	1.01mi
1456 Greer Ave Glendora, CA	3.0	2.0	1170	$2,900	$2.48	5d	1	1.09mi
800 N Amelia Ave Unit A San Dimas, CA	4.0	3.0	2100	$4,450	$2.12	98d	1	1.11mi
798 N Amelia Ave Unit A San Dimas, CA	4.0	3.0	2100	$4,595	$2.19	45d	1	1.11mi
608 Claraday St Glendora, CA	3.0	2.5	1600	$3,500	$2.19	139d	1	1.16mi
432 W Caldwell Ct San Dimas, CA	2.0	3.0	1502	$3,100	$2.06	139d	1	1.17mi
1630 Bentley Pl Glendora, CA	3.0	2.0	1232	$3,400	$2.76	41d	1	1.21mi
1223 Heritage Way Covina, CA	4.0	2.5	2050	$4,100	$2.00	0d	1	1.24mi
1242 Lyman Ave Glendora, CA	3.0	2.0	1808	$3,900	$2.16	72d	1	1.29mi
807 Avenida Loma Vis San Dimas, CA	3.0	2.0	1740	$4,500	$2.59	106d	1	1.29mi
970 Sandstone Dr Glendora, CA	2.0	2.0	1145	$3,100	$2.71	63d	1	1.29mi
1953 Cobblefield Way Glendora, CA	3.0	3.0	1638	$3,500	$2.14	2d	1	1.29mi
972 Sandstone Dr Glendora, CA	3.0	2.5	1638	$3,850	$2.35	18d	1	1.30mi
737 N Garsden Ave Covina, CA	4.0	2.0	1387	$4,200	$3.03	78d	1	1.30mi
220 W 1st St San Dimas, CA	3.0	1.0	1200	$845	$0.70	113d	1	1.32mi

Listing history 50 events

1. 2026-09-23
   days on market $189,000 Active 407 DOM
2. 2026-09-22
   days on market $189,000 Active 406 DOM
3. 2026-09-21
   days on market $189,000 Active 405 DOM
4. 2026-09-20
   days on market $189,000 Active 404 DOM
5. 2026-09-19
   days on market $189,000 Active 403 DOM
6. 2026-09-18
   days on market $189,000 Active 402 DOM
7. 2026-09-17
   days on market $189,000 Active 401 DOM
8. 2026-09-16
   days on market $189,000 Active 400 DOM
9. 2026-09-15
   days on market $189,000 Active 399 DOM
10. 2026-09-14
    days on market $189,000 Active 398 DOM
11. 2026-09-13
    days on market $189,000 Active 397 DOM
12. 2026-09-12
    days on market $189,000 Active 396 DOM
13. 2026-09-11
    pricedays on market $189,000 Active 395 DOM
14. 2026-09-05
    days on market $199,000 Active 389 DOM
15. 2026-09-04
    days on market $199,000 Active 388 DOM
16. 2026-09-02
    days on market $199,000 Active 386 DOM
17. 2026-08-31
    days on market $199,000 Active 384 DOM
18. 2026-08-29
    days on market $199,000 Active 382 DOM
19. 2026-08-28
    days on market $199,000 Active 381 DOM
20. 2026-08-27
    days on market $199,000 Active 380 DOM
21. 2026-08-26
    days on market $199,000 Active 379 DOM
22. 2026-08-25
    days on market $199,000 Active 378 DOM
23. 2026-08-24
    days on market $199,000 Active 377 DOM
24. 2026-08-23
    days on market $199,000 Active 376 DOM
25. 2026-08-22
    days on market $199,000 Active 375 DOM
26. 2026-08-21
    days on market $199,000 Active 374 DOM
27. 2026-08-20
    days on market $199,000 Active 373 DOM
28. 2026-08-19
    days on market $199,000 Active 372 DOM
29. 2026-08-18
    days on market $199,000 Active 371 DOM
30. 2026-08-17
    days on market $199,000 Active 370 DOM
31. 2026-08-16
    days on market $199,000 Active 369 DOM
32. 2026-08-15
    days on market $199,000 Active 368 DOM
33. 2026-08-14
    days on market $199,000 Active 367 DOM
34. 2026-08-13
    days on market $199,000 Active 366 DOM
35. 2026-08-12
    days on market $199,000 Active 365 DOM
36. 2026-08-11
    days on market $199,000 Active 364 DOM
37. 2026-08-10
    days on market $199,000 Active 363 DOM
38. 2026-08-09
    days on market $199,000 Active 362 DOM
39. 2026-08-08
    days on market $199,000 Active 361 DOM
40. 2026-08-06
    days on market $199,000 Active 359 DOM
41. 2026-08-05
    days on market $199,000 Active 358 DOM
42. 2026-08-04
    days on market $199,000 Active 357 DOM
43. 2026-08-03
    days on market $199,000 Active 356 DOM
44. 2026-07-31
    days on market $199,000 Active 353 DOM
45. 2026-07-30
    days on market $199,000 Active 352 DOM
46. 2026-07-30
    days on market $199,000 Active 351 DOM
47. 2026-07-28
    days on market $199,000 Active 350 DOM
48. 2026-07-26
    days on market $199,000 Active 348 DOM
49. 2026-07-24
    days on market $199,000 Active 346 DOM
50. 2026-07-23
    days on market $199,000 Active 345 DOM

ⓘ 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: $639 · $53/mo
• Projected year-2 tax: $1,436 · $120/mo
• Expected delta: +$797/yr (+$66/mo · 124.8%)

ⓘ 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: $31,889
• − Mortgage interest: −$10,587
• − Property taxes: −$639
• − Insurance: −$945
• − Repairs & maintenance: −$2,551
• − Management: −$2,551
• − Depreciation: −$5,498
• Taxable income: $9,118
• Est. tax owed @ 24.0%: −$2,188
• After-tax cash flow: $9,526/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 75/100 Cosmetic rehab Est. rehab $7,840–$23,520 screening

This manufactured home in Cienega Valley Estates is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for value enhancement through cosmetic updates.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating kitchen appliances — Modern appliances can increase both resale and rental value ↑
• Both Upgrading bathrooms with modern fixtures — Modern bathrooms can significantly boost both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

B Composite school gradezoned avg 80/100

Zoned Schools

Elementary Gladstone Elementary Middle Lone Hill Middle High San Dimas High A CA #41/1,170 Nat'l #1,094/17,239

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

B Composite livability gradescore 72/100

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 · 10,940,515 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: 7% of renters

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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%

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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%

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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

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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

-31.1% since first listed

12 events — show timeline

• 2026-03-31 Relisted — CRMLS
• 2026-03-31 Price Changed $199,000 CRMLS
• 2026-03-18 Pending — CRMLS
• 2026-03-16 Contingent — CRMLS
• 2026-02-21 Price Changed $209,000 CRMLS
• 2026-01-15 Price Changed $219,888 CRMLS
• 2025-12-11 Price Changed $224,888 CRMLS
• 2025-10-30 Price Changed $235,000 CRMLS
• 2025-09-13 Price Changed $249,000 CRMLS
• 2025-08-01 Listed $269,000 CRMLS
• 2025-08-01 Price Changed $269,000 CRMLS
• 2025-07-17 Coming Soon $289,000 CRMLS

Property tax history

+6.9%/yr

Latest (2025): $639 · +6.9% YoY. Source: county tax records.