451 S Sellers St #29 · Glendora, CA 91741

$136,950

2 bd · 2.0 ba · 800 sqft · Manufactured public records · 141 Days on market

Built 1986 Good condition 18 ac lot $171/sqft · at area comps Est $132k · at est. ↓ 2% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.6/10.0
• ARV discount +5.7/15.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully renovated mobile home located a desirable location. Bathrooms and Kitchen have been updated, and new flooring throughout. The home is ready for your family to enjoy!!

Key facts

• New flooring
• Desirable location
• Updated bathrooms

Tags

• RENOVATED MOBILE HOME
• UPDATED BATHROOMS
• UPDATED KITCHEN
• NEW FLOORING
• DESIRABLE LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $137k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $137k).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 2.4% in Glendora — 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 (#373 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, schools B; Watch: amenities F, cost of living F, health & safety F.
• Glendora Unified (suburban): math 75% / reading 75% proficiency, ranked #36 of 517 in CA (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-1.1%/yr); 56 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $946 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 + 0.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 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 flood risk; severe wildfire risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,516 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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: 2.00% ✓
• Cap rate: 18.22%
• Cash-on-cash: 42.60%
• DSCR: 2.90
• GRM: 4.2

CMA / ARV

• ARV (median comp): $131,625
• List price: $136,950
• Delta: 4.05%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 36.1%
• Equity multiple: 2.47×
• Total profit: $56,430
• Equity at exit: $20,420

10-year hold

• IRR: 41.3%
• Equity multiple: 4.38×
• Total profit: $129,570
• Equity at exit: $11,841

Cash invested: $38,346 (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 91741

• Rents YoY: -1.1%
• Active inventory: 56
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,737 high
• Mortgage (P&I): −$718
• Tax from tax record: −$26 /mo · $314/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $1,361

Break-even live

Break-even rent $1,014

Max offer price $136,950

Occupancy floor 45%

Sensitivity live

Price	-10% $1,439	-5% $1,400	+0% $1,361	+5% $1,322	+10% $1,284
Rent	-10% $1,145	-5% $1,253	+0% $1,361	+5% $1,469	+10% $1,577
Rate	-1.0pp $1,430	-0.5pp $1,396	base $1,361	+0.5pp $1,326	+1.0pp $1,290

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: $34,238
• Closing costs: $4,108
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 East Route 66 Glendora, CA	3.0	1.0–2.0	1030	$3,015	$2.93	2d	1	0.07mi
1203 East Route 66 Glendora, CA	2.0	1.0	800	$4,500	$5.62	2d	1	0.51mi
1060 E Foothill Blvd Unit P Glendora, CA	3.0	1.0	1014	$2,800	$2.76	25d	1	0.77mi
1060 E Foothill Blvd Glendora, CA	2.0	1.5	900	$2,350	$2.61	2d	3	0.77mi
1058 E Foothill Blvd Unit 60-P Glendora, CA	3.0	1.5	950	$2,750	$2.89	44d	1	0.81mi
1058 E Foothill Blvd Unit 58-B Glendora, CA	2.0	1.5	900	$2,300	$2.56	44d	1	0.81mi
1058 E Foothill Blvd Unit B Glendora, CA	2.0	1.0	870	$2,400	$2.76	25d	1	0.81mi
1058 E Foothill Blvd Unit 60-L Glendora, CA	2.0	1.5	900	$2,300	$2.56	21d	1	0.81mi
1058 E Foothill Blvd Unit 58-M Glendora, CA	2.0	1.5	900	$2,250	$2.50	22d	1	0.81mi
1058 E Foothill Blvd Unit 60-F Glendora, CA	2.0	1.5	900	$2,400	$2.67	21d	1	0.81mi
935 East Route 66 Glendora, CA	1.0	1.0	650	$1,895	$2.92	44d	1	0.82mi
921 East Route 66 Unit 935 Glendora, CA	1.0	1.0	650	$1,895	$2.92	44d	1	0.83mi
620 Lemar Park Dr Glendora, CA	2.0	2.0	1000	$2,400	$2.40	5d	1	1.23mi
642 Lemar Park Dr Unit 4 Glendora, CA	1.0	1.0	680	$2,000	$2.94	44d	1	1.23mi
265 W Foothill Blvd San Dimas, CA	1.0–2.0	1.0	650	$2,528	$3.89	2d	7	1.46mi

Listing history 17 events

1. 2026-06-18
   days on market $136,950 Active 141 DOM
2. 2026-06-17
   days on market $136,950 Active 140 DOM
3. 2026-06-16
   days on market $136,950 Active 139 DOM
4. 2026-06-15
   days on market $136,950 Active 138 DOM
5. 2026-06-13
   days on market $136,950 Active 136 DOM
6. 2026-06-09
   days on market $136,950 Active 132 DOM
7. 2026-06-08
   days on market $136,950 Active 131 DOM
8. 2026-06-07
   days on market $136,950 Active 130 DOM
9. 2026-06-04
   days on market $136,950 Active 127 DOM
10. 2026-06-03
    days on market $136,950 Active 126 DOM
11. 2026-06-02
    days on market $136,950 Active 125 DOM
12. 2026-06-01
    days on market $136,950 Active 124 DOM
13. 2026-05-31
    days on market $136,950 Active 123 DOM
14. 2026-05-12
    price $136,950 178-char remark

    Show marketing remark (178 chars)

    Beautifully renovated mobile home located a desirable location. Bathrooms and Kitchen have been updated, and new flooring throughout. The home is ready for your family to enjoy!!

15. 2026-03-25
    status Active 178-char remark

    Show marketing remark (178 chars)

    Beautifully renovated mobile home located a desirable location. Bathrooms and Kitchen have been updated, and new flooring throughout. The home is ready for your family to enjoy!!

16. 2026-03-23
    historical 178-char remark

    Show marketing remark (178 chars)

    Beautifully renovated mobile home located a desirable location. Bathrooms and Kitchen have been updated, and new flooring throughout. The home is ready for your family to enjoy!!

17. 2026-01-26
    listed $139,950 Active 178-char remark

    Show marketing remark (178 chars)

    Beautifully renovated mobile home located a desirable location. Bathrooms and Kitchen have been updated, and new flooring throughout. The home is ready for your family to enjoy!!

ⓘ 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: $314 · $26/mo
• Projected year-2 tax: $1,041 · $87/mo
• Expected delta: +$727/yr (+$61/mo · 231.5%)

ⓘ 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) · 74% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 8 d/yr ≥98°F today · 21 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: $32,849
• − Mortgage interest: −$7,671
• − Property taxes: −$314
• − Insurance: −$685
• − Repairs & maintenance: −$2,628
• − Management: −$2,628
• − Depreciation: −$3,984
• Taxable income: $14,939
• Est. tax owed @ 24.0%: −$3,585
• After-tax cash flow: $12,748/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 80/100 Cosmetic rehab

This beautifully renovated mobile home is move-in ready with updated kitchens and bathrooms, new flooring, and a well-maintained exterior. It offers a good investment opportunity with potential for further value enhancement.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Upgrading lighting fixtures — Improves ambiance and safety
• Both Adding smart home features — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Upgrading lighting fixtures — Improves ambiance and safety ↑
• Both Adding smart home features — Enhances convenience and marketability ↑

ⓘ 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: Glendora Unified
• NCES district ID: 0615270
• Math proficiency: 75% ▲ 16.00%
• Reading proficiency: 75% ▲ 8.00%
• Median HH income: $80,253
• Composite: 66.41/100
• National rank: #421
• State rank: #36 of 517 in CA

Livability — Glendora

• Score: 65/100
• State rank: #373
• US rank: #12710

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glendora, CA
• County: Los Angeles County · 9,444,647 people
• City population: 52,239
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 26,071
• Household income: $127,440
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 702.0

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 0.65)
• Race & ethnicity: White 50% Hispanic / Latino 30% Two or more races 16% Asian 13% Black 2%
• Hispanic origin (detail): Mexican 23% Cuban 2%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 74% English-only · Spanish 12% Chinese 6% Arabic 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: ▼ -962.00%
• Current HPI: 350.8813
• Rent YoY: ▼ -1.10%
• 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

-2.1% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $136,950 CRMLS
• 2026-03-25 Relisted — CRMLS
• 2026-03-23 Listing Removed — CRMLS
• 2026-01-26 Listed $139,950 CRMLS

Property tax history

+5.3%/yr

Latest (2025): $314 · +5.3% YoY. Source: county tax records.