840 E Foothill Blvd E #38 · Azusa, CA 91702

$139,000

2 bd · 1.0 ba · 880 sqft · Manufactured public records · 63 Days on market

Built 1976 Good condition $158/sqft · 13% above area Est $123k · 13% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious double wide 2-bed, 1-bath home in the quiet Foothill Vista 55+ community, featuring a bright living room, enjoy a remodel kitchen, a relaxing covered porch, and a large carport with additional storage shed. Recent improvements include AC duct and Kitchen. Community amenities include an event center, pool, and social activities. Conveniently located near APU, Citrus College, the 210 freeway, restaurants, shopping, and outdoor recreation. Some furnishings may be available. Schedule your private showing today.

Key facts

• 2 parking spots
• Community pool
• Built 1976

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $139k. 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 ($2k rent vs $139k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.9% 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 32% 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 $961 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 $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $130,659 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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: 1.76% ✓
• Cap rate: 15.87%
• Cash-on-cash: 34.20%
• DSCR: 2.52
• GRM: 4.7

CMA / ARV

• ARV (median comp): $123,253
• List price: $139,000
• Delta: 12.78%
• 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	0.03mi	2/1.0	800 (-9%)	16mo	$100,000	$125	70
840 E FOOTHILL Blvd #72	0.03mi	2/1.0	960 (+9%)	23mo	$105,000	$109	64
840 E Foothill #127	0.03mi	2/2.0	800 (-9%)	22mo	$130,000	$163	61
840 E Foothill Blvd #83	0.04mi	2/2.0	1,000 (+14%)	23mo	$155,000	$155	53

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: 32.1%
• Equity multiple: 2.39×
• Total profit: $54,046
• Equity at exit: $20,725

10-year hold

• IRR: 40.3%
• Equity multiple: 5.20×
• Total profit: $163,591
• Equity at exit: $12,018

Cash invested: $38,920 (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 →

ZIP-level market 91702

• Rents YoY: 5.4%
• Active inventory: 96
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,440 high
• Mortgage (P&I): −$729
• Tax from tax record: −$32 /mo · $384/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $1,109

Break-even live

Break-even rent $1,037

Max offer price $139,000

Occupancy floor 50%

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: $34,750
• Closing costs: $4,170
• 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	0.12mi
371 N Powell Ave Azusa, CA	2.0	2.0	1000	$2,395	$2.40	43d	3	0.34mi
371 N Powell Ave Azusa, CA	2.0	2.0	1000	$2,395	$2.40	21d	1	0.34mi
1000 E Alosta Ave Azusa, CA	1.0–2.0	1.0	755	$2,373	$3.14	2d	5	0.43mi
1130 E Alosta Ave Azusa, CA	1.0–2.0	1.0	907	$2,450	$2.70	3d	2	0.49mi
1160 E Alosta Ave Unit 32 Azusa, CA	1.0	1.0	600	$1,785	$2.98	43d	1	0.53mi
1160 E Alosta Ave Azusa, CA	1.0	1.0	600	$1,800	$3.00	12d	1	0.53mi
1160 E Alosta Ave Unit 23 Azusa, CA	1.0	1.0	600	$1,800	$3.00	22d	1	0.53mi
601 E 8th St Azusa, CA	1.0–4.0	1.0–2.0	880	$2,167	$2.46	7d	3	0.57mi
539 N Pasadena Ave Unit 1 Azusa, CA	2.0	2.0	1000	$2,700	$2.70	19d	1	0.68mi
450 N Soldano Ave Azusa, CA	1.0	1.0	552	$1,695	$3.07	15d	7	0.72mi
506 E 9th St Azusa, CA	1.0	1.0	624	$1,995	$3.20	19d	1	0.73mi
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	0.89mi
633 W Rte 66 Glendora, CA	1.0	1.0	716	$2,295	$3.21	43d	1	0.90mi
160 N Soldano Ave Azusa, CA	2.0	1.0	800	$2,500	$3.12	3d	1	0.91mi
618 W Rte 66 Glendora, CA	1.0	1.0	497	$1,950	$3.92	19d	2	0.94mi
626 N Azusa Ave Azusa, CA	1.0–3.0	1.0–2.0	1095	$3,251	$2.97	1d	6	0.95mi
850 N Azusa Ave Azusa, CA	1.0–3.0	1.0–2.0	984	$3,154	$3.21	1d	34	0.98mi
306 N Azusa Ave Azusa, CA	2.0	1.0	850	$1,955	$2.30	4d	1	1.00mi
933 N Alameda Ave Unit 6 Azusa, CA	2.0	1.0	736	$2,100	$2.85	43d	1	1.00mi
525 N San Gabriel Ave Unit 3 Azusa, CA	2.0	1.0	877	$1,995	$2.27	7d	1	1.05mi
316 N San Gabriel Ave Unit A Azusa, CA	1.0	1.0	900	$1,700	$1.89	22d	1	1.06mi
236 N San Gabriel Ave Unit 14 Azusa, CA	2.0	1.0	710	$2,100	$2.96	43d	1	1.09mi
236 N San Gabriel Ave Unit 8 Azusa, CA	2.0	1.0	600	$2,100	$3.50	24d	1	1.09mi
236 N San Gabriel Ave Unit 8 Azusa, CA	2.0	1.0	588	$2,200	$3.74	43d	1	1.09mi
506 Parker Dr Unit 506 05 Glendora, CA	1.0	1.0	552	$1,795	$3.25	10d	1	1.17mi
1240 N San Gabriel Ave Unit 1240-11 Azusa, CA	2.0	1.0	850	$2,100	$2.47	43d	1	1.28mi
1240 N San Gabriel Ave Azusa, CA	2.0	1.0	975	$2,550	$2.62	4d	1	1.28mi
1240 N San Gabriel Ave Azusa, CA	2.0	1.0	850	$2,750	$3.24	43d	1	1.28mi
1240 N San Gabriel Ave Azusa, CA	2.0	1.5	975	$2,500	$2.56	4d	1	1.28mi
1240 N San Gabriel Ave Azusa, CA	2.0	1.0	975	$2,500	$2.56	19d	1	1.28mi
1240 N San Gabriel Ave Unit 1260-02 Azusa, CA	2.0	1.5	975	$2,550	$2.62	13d	1	1.28mi
1240 N San Gabriel Ave Unit 1240-06 Azusa, CA	2.0	1.5	975	$2,500	$2.56	43d	1	1.29mi
1205 N San Gabriel Ave Unit 8 Azusa, CA	2.0	2.0	1030	$2,250	$2.18	44d	1	1.29mi
1215 N San Gabriel Ave #202 Azusa, CA	2.0	2.0	817	$2,295	$2.81	24d	1	1.31mi
324 W Mountain View Ave Unit 206 Glendora, CA	2.0	2.0	1100	$1,975	$1.80	43d	1	1.31mi
330 W Mountain View Ave Unit 206 Glendora, CA	2.0	2.0	1100	$1,975	$1.80	43d	1	1.31mi
1280 N San Gabriel Ave Azusa, CA	2.0	1.0–1.5	925	$2,225	$2.41	7d	3	1.31mi

Listing history 21 events

1. 2026-06-18
   days on market $139,000 Active 63 DOM
2. 2026-06-17
   days on market $139,000 Active 62 DOM
3. 2026-06-16
   days on market $139,000 Active 61 DOM
4. 2026-06-15
   days on market $139,000 Active 60 DOM
5. 2026-06-13
   days on market $139,000 Active 58 DOM
6. 2026-06-13
   days on market $139,000 Active 57 DOM
7. 2026-06-09
   days on market $139,000 Active 54 DOM
8. 2026-06-08
   days on market $139,000 Active 53 DOM
9. 2026-06-07
   days on market $139,000 Active 52 DOM
10. 2026-06-04
    days on market $139,000 Active 49 DOM
11. 2026-06-03
    days on market $139,000 Active 48 DOM
12. 2026-06-02
    days on market $139,000 Active 47 DOM
13. 2026-06-01
    days on market $139,000 Active 46 DOM
14. 2026-05-31
    days on market $139,000 Active 45 DOM
15. 2026-04-16
    listed $150,000 Active 521-char remark

    Show marketing remark (521 chars)

    Spacious double wide 2-bed, 1-bath home in the quiet Foothill Vista 55+ community, featuring a bright living room, enjoy a remodel kitchen, a relaxing covered porch, and a large carport with additional storage shed. Recent improvements include AC duct and Kitchen. Community amenities include an event center, pool, and social activities. Conveniently located near APU, Citrus College, the 210 freeway, restaurants, shopping, and outdoor recreation. Some furnishings may be available. Schedule your private showing today.

16. 2026-04-10
    historical $150,000 521-char remark

    Show marketing remark (521 chars)

    Spacious double wide 2-bed, 1-bath home in the quiet Foothill Vista 55+ community, featuring a bright living room, enjoy a remodel kitchen, a relaxing covered porch, and a large carport with additional storage shed. Recent improvements include AC duct and Kitchen. Community amenities include an event center, pool, and social activities. Conveniently located near APU, Citrus College, the 210 freeway, restaurants, shopping, and outdoor recreation. Some furnishings may be available. Schedule your private showing today.

17. 2023-09-22
    soldstatus $100,000 Closed Sale 405-char remark

    Show marketing remark (405 chars)

    Foothill Vista is Great mobile home park many amenities. Dog Park, Clubhouse, Car wash, Heated Swimming pool. Laundry room. near all shopping and transportation Open floor plan, includes all attached fixtures, shed, refrigerator, washer, dryer, disposal. This is a DOUBLE WIDE mobile home. 2 BEDROOM, 1 BATHROOM. NEW FLOORING, NEW KITCHEN CABNETS. Location is close to all transportations, freeway access

18. 2023-09-15
    status Pending Sale 405-char remark

    Show marketing remark (405 chars)

    Foothill Vista is Great mobile home park many amenities. Dog Park, Clubhouse, Car wash, Heated Swimming pool. Laundry room. near all shopping and transportation Open floor plan, includes all attached fixtures, shed, refrigerator, washer, dryer, disposal. This is a DOUBLE WIDE mobile home. 2 BEDROOM, 1 BATHROOM. NEW FLOORING, NEW KITCHEN CABNETS. Location is close to all transportations, freeway access

19. 2023-09-04
    status Active 405-char remark

    Show marketing remark (405 chars)

    Foothill Vista is Great mobile home park many amenities. Dog Park, Clubhouse, Car wash, Heated Swimming pool. Laundry room. near all shopping and transportation Open floor plan, includes all attached fixtures, shed, refrigerator, washer, dryer, disposal. This is a DOUBLE WIDE mobile home. 2 BEDROOM, 1 BATHROOM. NEW FLOORING, NEW KITCHEN CABNETS. Location is close to all transportations, freeway access

20. 2023-08-31
    historical Active Under Contract 405-char remark

    Show marketing remark (405 chars)

    Foothill Vista is Great mobile home park many amenities. Dog Park, Clubhouse, Car wash, Heated Swimming pool. Laundry room. near all shopping and transportation Open floor plan, includes all attached fixtures, shed, refrigerator, washer, dryer, disposal. This is a DOUBLE WIDE mobile home. 2 BEDROOM, 1 BATHROOM. NEW FLOORING, NEW KITCHEN CABNETS. Location is close to all transportations, freeway access

21. 2023-08-07
    listed $109,000 Active 405-char remark

    Show marketing remark (405 chars)

    Foothill Vista is Great mobile home park many amenities. Dog Park, Clubhouse, Car wash, Heated Swimming pool. Laundry room. near all shopping and transportation Open floor plan, includes all attached fixtures, shed, refrigerator, washer, dryer, disposal. This is a DOUBLE WIDE mobile home. 2 BEDROOM, 1 BATHROOM. NEW FLOORING, NEW KITCHEN CABNETS. Location is close to all transportations, freeway access

ⓘ 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: $384 · $32/mo
• Projected year-2 tax: $1,056 · $88/mo
• Expected delta: +$672/yr (+$56/mo · 175.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $29,285
• − Mortgage interest: −$7,786
• − Property taxes: −$384
• − Insurance: −$695
• − Repairs & maintenance: −$2,343
• − Management: −$2,343
• − Depreciation: −$4,044
• Taxable income: $11,690
• Est. tax owed @ 24.0%: −$2,806
• After-tax cash flow: $10,503/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

This updated double-wide mobile home in Foothill Vista 55+ community is in good condition with recent upgrades and community amenities.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both replace window screens — improves comfort and energy efficiency
• Both update landscaping — enhances curb appeal and value
• Both install smart home features — attracts tech-savvy buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both replace window screens — improves comfort and energy efficiency ↑
• Both update landscaping — enhances curb appeal and value ↑
• Both install smart home features — attracts tech-savvy buyers and renters ↑

ⓘ 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: 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

+37.6% since first listed

7 events — show timeline

• 2026-04-16 Listed $150,000 CRMLS
• 2026-04-10 Coming Soon $150,000 CRMLS
• 2023-09-22 Sold (MLS) $100,000 CRMLS
• 2023-09-15 Pending — CRMLS
• 2023-09-04 Relisted — CRMLS
• 2023-08-31 Contingent — CRMLS
• 2023-08-07 Listed $109,000 CRMLS

Property tax history

-14.2%/yr

Latest (2025): $384 · -14.2% YoY. Source: county tax records.