2131 San Bernardino Rd #35 · West Covina, CA 91790

$199,000

3 bd · 2.0 ba · 1,140 sqft · Manufactured · 324 Days on market

Built 1977 Fair condition $175/sqft · 21% above area Est $165k · 21% over ↓ 9% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * AMAZING MOBILE HOME FOR SALE IN WEST COVINA * * * This charming mobile home in West Covina offers a comfortable and spacious living environment with three well-sized bedrooms and two full bathrooms. The exterior features a neat and well-maintained yard, perfect for outdoor activities or relaxing evenings. Inside, the home boasts an open floor plan with a bright and airy living room, a good size kitchen equipped with appliances, and ample storage space. The master bedroom includes a walk-in closet and an en-suite bathroom for added privacy. Located in a friendly community, this mobile home provides convenient access to local amenities, schools, and parks, making it an ideal choice for families or those looking for a cozy and nice home in a desirable area. Front yard is part of the Mobile Home Park but you will be able to enjoy it as part of your property and they will take care of it for you. The Community offers a nice size Pool, Laundry services, Kids Park, plenty of guest parking, etc. .. Come and see this beauty before it's too late. !!!

Key facts

• Well maintained yard
• En suite bathroom
• Open floor plan

Tags

• WELL MAINTAINED YARD
• OPEN FLOOR PLAN
• WALK IN CLOSET
• EN SUITE BATHROOM
• CONVENIENT ACCESS
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 2.3% in West Covina — 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 59/100 on livability (#647 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, employment A+, health & safety A-; Watch: amenities F, cost of living F.
• West Covina Unified (suburban): math 40% / reading 52% proficiency, ranked #472 of 1,400 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 44 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 35% of the median local income ($103k/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 + 0.9% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 324 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $168k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 324 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.52% ✓
• Cap rate: 12.42%
• Cash-on-cash: 21.88%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (median comp): $165,000
• List price: $199,000
• Delta: 20.61%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.47×
• Total profit: $26,391
• Equity at exit: $29,672

10-year hold

• IRR: 19.5%
• Equity multiple: 2.48×
• Total profit: $82,396
• Equity at exit: $17,206

Cash invested: $55,720 (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 91790

• Rents YoY: 0.9%
• Active inventory: 44
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,027 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $1,016

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 61%

Sensitivity live

Price	-10% $1,154	-5% $1,085	+0% $1,016	+5% $947	+10% $878
Rent	-10% $777	-5% $896	+0% $1,016	+5% $1,136	+10% $1,255
Rate	-1.0pp $1,116	-0.5pp $1,067	base $1,016	+0.5pp $964	+1.0pp $912

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4040 Badillo Cir Unit 42 Baldwin Park, CA	3.0	2.0	1115	$2,645	$2.37	25d	1	0.43mi
4040 Badillo Cir Unit 64 Baldwin Park, CA	2.0	1.5	836	$2,150	$2.57	8d	1	0.43mi
1513 W San Bernardino Rd West Covina, CA	2.0	1.0	830	$2,350	$2.83	4d	6	0.52mi
4133 Downing Ave Unit B Baldwin Park, CA	2.0	1.0	850	$2,600	$3.06	44d	1	0.59mi
14536 Jeremie St Baldwin Park, CA	3.0	2.0	1129	$3,350	$2.97	25d	1	0.76mi
14536 Jeremie St Unit A Baldwin Park, CA	3.0	2.0	1129	$3,050	$2.70	25d	1	0.76mi
14536 Jeremie St Baldwin Park, CA	3.0	2.0	1129	$3,600	$3.19	0d	1	0.76mi
14605 Olive St Baldwin Park, CA	3.0	2.0	1156	$3,500	$3.03	25d	1	0.79mi
4443 Maine Ave Baldwin Park, CA	4.0	1.0	1300	$2,650	$2.04	44d	1	0.80mi
4947 Downing Ave Baldwin Park, CA	3.0	2.0	1487	$4,100	$2.76	0d	1	0.91mi
14724 Clydewood St Baldwin Park, CA	3.0	2.0	1254	$3,375	$2.69	44d	1	1.00mi
1812 San Diego St West Covina, CA	2.0	2.5	1195	$2,900	$2.43	44d	1	1.27mi
150 N Roberto Ave Unit 146 ROBERTO West Covina, CA	2.0	1.0	950	$2,600	$2.74	25d	1	1.32mi
416 N Ellen Dr West Covina, CA	3.0	2.5	1414	$3,400	$2.40	12d	1	1.34mi
217 N Sunset Ave West Covina, CA	2.0	1.0	1075	$2,275	$2.12	44d	2	1.37mi
13843 Los Angeles St Unit A Baldwin Park, CA	2.0	1.5	811	$2,280	$2.81	44d	1	1.44mi
4924 Stewart Ave Baldwin Park, CA	2.0	2.0	735	$2,600	$3.54	7d	1	1.44mi
4930 N Vincent Ave Covina, CA	2.0	1.0	1000	$3,200	$3.20	23d	1	1.46mi

Listing history 24 events

1. 2026-06-21
   days on market $199,000 Active 324 DOM
2. 2026-06-18
   days on market $199,000 Active 321 DOM
3. 2026-06-17
   days on market $199,000 Active 320 DOM
4. 2026-06-16
   days on market $199,000 Active 319 DOM
5. 2026-06-15
   days on market $199,000 Active 318 DOM
6. 2026-06-13
   days on market $199,000 Active 316 DOM
7. 2026-06-13
   days on market $199,000 Active 315 DOM
8. 2026-06-09
   days on market $199,000 Active 312 DOM
9. 2026-06-08
   days on market $199,000 Active 311 DOM
10. 2026-06-07
    days on market $199,000 Active 310 DOM
11. 2026-06-04
    days on market $199,000 Active 307 DOM
12. 2026-06-03
    days on market $199,000 Active 306 DOM
13. 2026-06-02
    days on market $199,000 Active 305 DOM
14. 2026-06-01
    days on market $199,000 Active 304 DOM
15. 2026-05-31
    days on market $199,000 Active 303 DOM
16. 2026-04-07
    price $199,000 1072-char remark

    Show marketing remark (1072 chars)

    * * * AMAZING MOBILE HOME FOR SALE IN WEST COVINA * * * This charming mobile home in West Covina offers a comfortable and spacious living environment with three well-sized bedrooms and two full bathrooms. The exterior features a neat and well-maintained yard, perfect for outdoor activities or relaxing evenings. Inside, the home boasts an open floor plan with a bright and airy living room, a good size kitchen equipped with appliances, and ample storage space. The master bedroom includes a walk-in closet and an en-suite bathroom for added privacy. Located in a friendly community, this mobile home provides convenient access to local amenities, schools, and parks, making it an ideal choice for families or those looking for a cozy and nice home in a desirable area. Front yard is part of the Mobile Home Park but you will be able to enjoy it as part of your property and they will take care of it for you. The Community offers a nice size Pool, Laundry services, Kids Park, plenty of guest parking, etc. .. Come and see this beauty before it's too late. !!!

17. 2026-01-28
    price $214,000 1072-char remark

    Show marketing remark (1072 chars)

    * * * AMAZING MOBILE HOME FOR SALE IN WEST COVINA * * * This charming mobile home in West Covina offers a comfortable and spacious living environment with three well-sized bedrooms and two full bathrooms. The exterior features a neat and well-maintained yard, perfect for outdoor activities or relaxing evenings. Inside, the home boasts an open floor plan with a bright and airy living room, a good size kitchen equipped with appliances, and ample storage space. The master bedroom includes a walk-in closet and an en-suite bathroom for added privacy. Located in a friendly community, this mobile home provides convenient access to local amenities, schools, and parks, making it an ideal choice for families or those looking for a cozy and nice home in a desirable area. Front yard is part of the Mobile Home Park but you will be able to enjoy it as part of your property and they will take care of it for you. The Community offers a nice size Pool, Laundry services, Kids Park, plenty of guest parking, etc. .. Come and see this beauty before it's too late. !!!

18. 2025-12-04
    price $224,000 1072-char remark

    Show marketing remark (1072 chars)

    * * * AMAZING MOBILE HOME FOR SALE IN WEST COVINA * * * This charming mobile home in West Covina offers a comfortable and spacious living environment with three well-sized bedrooms and two full bathrooms. The exterior features a neat and well-maintained yard, perfect for outdoor activities or relaxing evenings. Inside, the home boasts an open floor plan with a bright and airy living room, a good size kitchen equipped with appliances, and ample storage space. The master bedroom includes a walk-in closet and an en-suite bathroom for added privacy. Located in a friendly community, this mobile home provides convenient access to local amenities, schools, and parks, making it an ideal choice for families or those looking for a cozy and nice home in a desirable area. Front yard is part of the Mobile Home Park but you will be able to enjoy it as part of your property and they will take care of it for you. The Community offers a nice size Pool, Laundry services, Kids Park, plenty of guest parking, etc. .. Come and see this beauty before it's too late. !!!

19. 2025-10-16
    price $229,000 1072-char remark

    Show marketing remark (1072 chars)

    * * * AMAZING MOBILE HOME FOR SALE IN WEST COVINA * * * This charming mobile home in West Covina offers a comfortable and spacious living environment with three well-sized bedrooms and two full bathrooms. The exterior features a neat and well-maintained yard, perfect for outdoor activities or relaxing evenings. Inside, the home boasts an open floor plan with a bright and airy living room, a good size kitchen equipped with appliances, and ample storage space. The master bedroom includes a walk-in closet and an en-suite bathroom for added privacy. Located in a friendly community, this mobile home provides convenient access to local amenities, schools, and parks, making it an ideal choice for families or those looking for a cozy and nice home in a desirable area. Front yard is part of the Mobile Home Park but you will be able to enjoy it as part of your property and they will take care of it for you. The Community offers a nice size Pool, Laundry services, Kids Park, plenty of guest parking, etc. .. Come and see this beauty before it's too late. !!!

20. 2025-08-01
    listed $239,000 Active 1072-char remark

    Show marketing remark (1072 chars)

    * * * AMAZING MOBILE HOME FOR SALE IN WEST COVINA * * * This charming mobile home in West Covina offers a comfortable and spacious living environment with three well-sized bedrooms and two full bathrooms. The exterior features a neat and well-maintained yard, perfect for outdoor activities or relaxing evenings. Inside, the home boasts an open floor plan with a bright and airy living room, a good size kitchen equipped with appliances, and ample storage space. The master bedroom includes a walk-in closet and an en-suite bathroom for added privacy. Located in a friendly community, this mobile home provides convenient access to local amenities, schools, and parks, making it an ideal choice for families or those looking for a cozy and nice home in a desirable area. Front yard is part of the Mobile Home Park but you will be able to enjoy it as part of your property and they will take care of it for you. The Community offers a nice size Pool, Laundry services, Kids Park, plenty of guest parking, etc. .. Come and see this beauty before it's too late. !!!

21. 2023-06-09
    soldstatus $167,500 Closed Sale 1514-char remark

    Show marketing remark (1514 chars)

    Dreams come true in this lovely home in the prestigious West Covina neighborhood. Step onto the spacious porch overlooking gorgeous greenery (that the HOA takes care of). Then enter your spacious living room with a bonus addition that allows for lots of space, and then move onto the quaint dining area and additional family room. The kitchen is just off the living and dining area and boasts plenty of storage with its circular cabinetry and pantry. As you move into the hallway, there is plenty of storage and two spectacular bedrooms. Bedroom one has a separate entrance into the house, and bedroom two has space for an office, craft room, or guests. The third spacious primary bedroom has a private bathroom with ample storage and a closet for all that clothing. Your home also features an indoor laundry room. To complete your home, you will enter the oversized carport area with ample storage sheds and room for plenty of private parking, an enclosed area to sit and relax. Of course, the community features a clubhouse, guest parking, ample green space, and bring the pets along (subject to pet restrictions. ) This home is within walking distance of many community features. The space rent is a base amount of $962.62, and at an additional charge is; electric, gas, water, and sewer. The trash bin is an extra fee of (all fees are subject to Park approval and may change), including schools, shopping, eateries like IN N OUT, and many more! You don't want to miss out ~ so make us an offer we can't refuse!

22. 2023-04-29
    historical Active Under Contract 1514-char remark

    Show marketing remark (1514 chars)

    Dreams come true in this lovely home in the prestigious West Covina neighborhood. Step onto the spacious porch overlooking gorgeous greenery (that the HOA takes care of). Then enter your spacious living room with a bonus addition that allows for lots of space, and then move onto the quaint dining area and additional family room. The kitchen is just off the living and dining area and boasts plenty of storage with its circular cabinetry and pantry. As you move into the hallway, there is plenty of storage and two spectacular bedrooms. Bedroom one has a separate entrance into the house, and bedroom two has space for an office, craft room, or guests. The third spacious primary bedroom has a private bathroom with ample storage and a closet for all that clothing. Your home also features an indoor laundry room. To complete your home, you will enter the oversized carport area with ample storage sheds and room for plenty of private parking, an enclosed area to sit and relax. Of course, the community features a clubhouse, guest parking, ample green space, and bring the pets along (subject to pet restrictions. ) This home is within walking distance of many community features. The space rent is a base amount of $962.62, and at an additional charge is; electric, gas, water, and sewer. The trash bin is an extra fee of (all fees are subject to Park approval and may change), including schools, shopping, eateries like IN N OUT, and many more! You don't want to miss out ~ so make us an offer we can't refuse!

23. 2023-04-18
    listed $219,888 Active 1514-char remark

    Show marketing remark (1514 chars)

    Dreams come true in this lovely home in the prestigious West Covina neighborhood. Step onto the spacious porch overlooking gorgeous greenery (that the HOA takes care of). Then enter your spacious living room with a bonus addition that allows for lots of space, and then move onto the quaint dining area and additional family room. The kitchen is just off the living and dining area and boasts plenty of storage with its circular cabinetry and pantry. As you move into the hallway, there is plenty of storage and two spectacular bedrooms. Bedroom one has a separate entrance into the house, and bedroom two has space for an office, craft room, or guests. The third spacious primary bedroom has a private bathroom with ample storage and a closet for all that clothing. Your home also features an indoor laundry room. To complete your home, you will enter the oversized carport area with ample storage sheds and room for plenty of private parking, an enclosed area to sit and relax. Of course, the community features a clubhouse, guest parking, ample green space, and bring the pets along (subject to pet restrictions. ) This home is within walking distance of many community features. The space rent is a base amount of $962.62, and at an additional charge is; electric, gas, water, and sewer. The trash bin is an extra fee of (all fees are subject to Park approval and may change), including schools, shopping, eateries like IN N OUT, and many more! You don't want to miss out ~ so make us an offer we can't refuse!

24. 2023-04-15
    historical $219,888 1514-char remark

    Show marketing remark (1514 chars)

    Dreams come true in this lovely home in the prestigious West Covina neighborhood. Step onto the spacious porch overlooking gorgeous greenery (that the HOA takes care of). Then enter your spacious living room with a bonus addition that allows for lots of space, and then move onto the quaint dining area and additional family room. The kitchen is just off the living and dining area and boasts plenty of storage with its circular cabinetry and pantry. As you move into the hallway, there is plenty of storage and two spectacular bedrooms. Bedroom one has a separate entrance into the house, and bedroom two has space for an office, craft room, or guests. The third spacious primary bedroom has a private bathroom with ample storage and a closet for all that clothing. Your home also features an indoor laundry room. To complete your home, you will enter the oversized carport area with ample storage sheds and room for plenty of private parking, an enclosed area to sit and relax. Of course, the community features a clubhouse, guest parking, ample green space, and bring the pets along (subject to pet restrictions. ) This home is within walking distance of many community features. The space rent is a base amount of $962.62, and at an additional charge is; electric, gas, water, and sewer. The trash bin is an extra fee of (all fees are subject to Park approval and may change), including schools, shopping, eateries like IN N OUT, and many more! You don't want to miss out ~ so make us an offer we can't refuse!

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 20 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: $36,323
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,906
• − Management: −$2,906
• − Depreciation: −$5,789
• Taxable income: $9,595
• Est. tax owed @ 24.0%: −$2,303
• After-tax cash flow: $9,889/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 · 13 photos

Fair 45/100 Moderate rehab

This mobile home in West Covina requires significant repairs and renovations to improve its condition and increase its value. The exterior siding, flooring, and interior walls and paint are in poor condition and need to be replaced or repaired. The kitchen and bathrooms are outdated and need to be renovated. Improving the exterior landscaping will also increase the home's curb appeal and value.

Repairs flagged

• Major exterior siding — The exterior siding is weathered and faded, indicating significant damage and the need for replacement.
• Major flooring — The flooring in the interior appears to be worn and in need of replacement.
• Major interior walls/paint — The interior walls and ceilings show signs of wear and discoloration, indicating the need for repainting and possibly repairs.
• Major kitchen — The kitchen appears to be outdated with dated cabinetry and appliances, indicating the need for a full renovation.
• Major bathrooms — The bathrooms appear to be outdated with dated fixtures and tiles, indicating the need for a full renovation.

Value-add opportunities

• Resale exterior siding replacement — Replacing the weathered and faded exterior siding will significantly improve the home's curb appeal and increase its resale value.
• Resale kitchen renovation — Updating the outdated kitchen with new cabinetry, appliances, and countertops will increase the home's resale value and make it more appealing to potential buyers.
• Resale bathroom renovation — Updating the outdated bathrooms with new fixtures and tiles will increase the home's resale value and make it more appealing to potential buyers.
• Both exterior landscaping — Improving the landscaping and adding new plants and flowers will increase the home's curb appeal and increase both its resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · The exterior siding is weathered and faded, indicating significant damage and the need for replacement.	Major	$15,000–50,000
flooring · The flooring in the interior appears to be worn and in need of replacement.	Major	$15,000–50,000
interior walls/paint · The interior walls and ceilings show signs of wear and discoloration, indicating the need for repainting and possibly repairs.	Major	$15,000–50,000
kitchen · The kitchen appears to be outdated with dated cabinetry and appliances, indicating the need for a full renovation.	Major	$15,000–50,000
bathrooms · The bathrooms appear to be outdated with dated fixtures and tiles, indicating the need for a full renovation.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale exterior siding replacement — Replacing the weathered and faded exterior siding will significantly improve the home's curb appeal and increase its resale value. ↑
• Resale kitchen renovation — Updating the outdated kitchen with new cabinetry, appliances, and countertops will increase the home's resale value and make it more appealing to potential buyers. ↑
• Resale bathroom renovation — Updating the outdated bathrooms with new fixtures and tiles will increase the home's resale value and make it more appealing to potential buyers. ↑
• Both exterior landscaping — Improving the landscaping and adding new plants and flowers will increase the home's curb appeal and increase both its resale and rental value. ↑

ⓘ 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: West Covina Unified
• NCES district ID: 0642000
• Math proficiency: 40% ▲ 2.00%
• Reading proficiency: 52% ▬ 0.00%
• Median HH income: $72,477
• Composite: 43.77/100
• National rank: #6361
• State rank: #472 of 1400 in CA

Livability — West Covina

• Score: 59/100
• State rank: #647
• US rank: #20196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Covina, CA
• County: Los Angeles County · 9,444,647 people
• City population: 108,367
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 44,710
• Household income: $102,927
• Rent vs Own: 38.6% rent · 61.4% own
• Severe rent burden: 1294.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 61% Asian 23% Two or more races 20% White 11% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Lithuanian 1% Iranian 1%
• Foreign-born: 33% · Canada, China, Vietnam
• Languages at home: 40% English-only · Spanish 40% Chinese 9% Vietnamese 4%

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: ▼ -1019.98%
• Current HPI: 425.6722
• Rent YoY: ▲ 0.95%
• 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

-9.5% since first listed

9 events — show timeline

• 2026-04-07 Price Changed $199,000 CRMLS
• 2026-01-28 Price Changed $214,000 CRMLS
• 2025-12-04 Price Changed $224,000 CRMLS
• 2025-10-16 Price Changed $229,000 CRMLS
• 2025-08-01 Listed $239,000 CRMLS
• 2023-06-09 Sold (MLS) $167,500 CRMLS
• 2023-04-29 Contingent — CRMLS
• 2023-04-18 Listed $219,888 CRMLS
• 2023-04-15 Coming Soon $219,888 CRMLS