1630 W Covina Blvd #101 · San Dimas, CA 91773

$124,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 66 Days on market

Built 1969 Fair condition $92/sqft · 48% below area Est $243k · 49% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED WELL BELOW MARKET VALUE FOR QUICK SALE! This 2bedroom 2bathroom home features over 1,300sqft of living space. The home features a living room space and separate family room. The kitchen features ample counterspace and lots of cabinets with a built-in breakfast nook. All kitchen appliances are included: Refrigerator, Stove/Oven, Dishwasher, Stackable Washer and Dryer. Both bedrooms are spacious and can easily accommodate your full sized furnishings. 2nd bedroom features a walk in closet. Master bedroom features 2 closets and a vanity area complete with master bathroom. Outdoor space features a paved patio surrounded by pretty floral plants. Space has pretty plants and a lemon producing lemon tree. Long driveway can accommodate multi-car parking and features 2 storage sheds at the end of carport. Located in a 55yrs + Community close to shopping, transportation, senior center and more! Seller willing to offer space rent incentive discount for first year! Don't Miss out on this Steal of a Deal!

Key facts

• Ample counterspace
• Walk in closet
• Vanity area

Tags

• LIVING ROOM SPACE
• SEPARATE FAMILY ROOM
• AMPLE COUNTERSPACE
• BUILT-IN BREAKFAST NOOK
• WALK IN CLOSET
• VANITY AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $124k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $124k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.8% 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, schools B; Watch: cost of living F, health & safety F.
• Charter Oak Unified (suburban): math 45% / reading 55% proficiency, ranked #387 of 1,400 in CA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-1.0%/yr); 92 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 34% 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 $857 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

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 $116,560 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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 1969 — 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: 2.37% ✓
• Cap rate: 21.78%
• Cash-on-cash: 55.32%
• DSCR: 3.46
• GRM: 3.5

CMA / ARV

• ARV (median comp): $243,038
• List price: $124,000
• Delta: -48.98%
• 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
1630 W Covina Blvd #65	0.00mi	2/2.0	1,392 (+4%)	2mo	$215,000	$154	93
1630 W Covina Blvd #11	0.00mi	3/2.0 (+1)	1,248 (-7%)	9mo	$180,000	$144	76
1205 Cypress St #115	0.63mi	2/2.0	1,344 (0%)	1mo	$215,000	$160	70
1635 W Covina #53	0.14mi	3/2.0 (+1)	1,484 (+10%)	3mo	$285,000	$192	68
1245 W Cienega Ave #123	0.60mi	2/2.0	1,348 (+0%)	9mo	$275,000	$204	64
1245 W Cienega Ave #44	0.62mi	2/2.0	1,368 (+2%)	10mo	$132,200	$97	60
1205 Cypress St #199	0.63mi	3/2.0 (+1)	1,344 (0%)	11mo	$290,000	$216	57
1245 W Cienega Ave #88	0.60mi	3/2.0 (+1)	1,375 (+2%)	10mo	$350,000	$255	55
21210 E Arrow Hwy #41	0.53mi	3/2.0 (+1)	1,248 (-7%)	7mo	$265,000	$212	53
1245 W Cienega Ave #46	0.60mi	3/2.0 (+1)	1,512 (+12%)	2mo	$270,000	$179	45
21210 E Arrow #123	0.53mi	3/2.0 (+1)	1,180 (-12%)	8mo	$235,000	$199	44
1245 W Cienega Ave #183	0.60mi	2/1.0	1,536 (+14%)	4mo	$125,000	$81	40

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: 50.3%
• Equity multiple: 3.11×
• Total profit: $73,183
• Equity at exit: $18,489

10-year hold

• IRR: 54.6%
• Equity multiple: 5.65×
• Total profit: $161,498
• Equity at exit: $10,721

Cash invested: $34,720 (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 91773

• Rents YoY: -1.0%
• Active inventory: 92
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,944 high
• Mortgage (P&I): −$650
• Tax from tax record: −$23 /mo · $281/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$618
• Net cashflow: $1,601

Break-even live

Break-even rent $918

Max offer price $124,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,671	-5% $1,636	+0% $1,601	+5% $1,565	+10% $1,530
Rent	-10% $1,368	-5% $1,484	+0% $1,601	+5% $1,717	+10% $1,833
Rate	-1.0pp $1,663	-0.5pp $1,632	base $1,601	+0.5pp $1,568	+1.0pp $1,536

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1430 W Badillo St San Dimas, CA	3.0	1.5	1200	$3,000	$2.50	2d	1	0.27mi
1471 Cypress St San Dimas, CA	2.0	2.0	1127	$900	$0.80	8d	1	0.28mi
20983 E Covina Blvd Covina, CA	2.0	2.0	962	$2,500	$2.60	25d	1	0.35mi
220 S Valley Center Ave San Dimas, CA	2.0	1.0	1000	$2,495	$2.50	44d	1	0.51mi
21042 E Arrow Hwy Covina, CA	1.0–2.0	1.0–2.0	803	$2,875	$3.58	2d	11	0.60mi
1189 Strawberry Ln Glendora, CA	2.0	2.5	1292	$2,900	$2.24	44d	1	0.62mi
1746 S Sunflower Ave Unit 10 Glendora, CA	2.0	1.5	1100	$2,400	$2.18	44d	1	0.71mi
1746 S Sunflower Ave Unit 7 Glendora, CA	2.0	2.0	1100	$2,400	$2.18	25d	1	0.71mi
801 Claraday St Glendora, CA	1.0–2.0	1.0–2.0	900	$2,325	$2.58	23d	6	0.83mi
608 Claraday St Glendora, CA	3.0	2.5	1600	$3,500	$2.19	44d	1	0.94mi
1447 S Valley Center Ave Glendora, CA	3.0	2.0	1345	$3,500	$2.60	2d	1	1.00mi
20254 E Arrow Hwy Unit B Covina, CA	3.0	2.5	1477	$3,100	$2.10	25d	1	1.10mi
559 E Juanita Ave Glendora, CA	3.0	3.0	1000	$4,500	$4.50	2d	1	1.11mi
20240 E Arrow Hwy Unit D Covina, CA	3.0	2.5	1477	$3,350	$2.27	44d	1	1.11mi
807 Avenida Loma Vis San Dimas, CA	3.0	2.0	1740	$4,500	$2.59	11d	1	1.33mi
1061 N Glendora Ave Covina, CA	2.0	2.0	1212	$2,850	$2.35	44d	1	1.35mi
1632 S Glendora Ave Glendora, CA	3.0	2.0	1000	$3,200	$3.20	7d	1	1.49mi
1620 S Glendora Ave Glendora, CA	3.0	2.0	1450	$3,500	$2.41	7d	1	1.49mi

Listing history 17 events

1. 2026-06-21
   days on market $124,000 Active 66 DOM
2. 2026-06-18
   days on market $124,000 Active 63 DOM
3. 2026-06-17
   days on market $124,000 Active 62 DOM
4. 2026-06-16
   days on market $124,000 Active 61 DOM
5. 2026-06-15
   days on market $124,000 Active 60 DOM
6. 2026-06-13
   days on market $124,000 Active 58 DOM
7. 2026-06-13
   days on market $124,000 Active 57 DOM
8. 2026-06-09
   days on market $124,000 Active 54 DOM
9. 2026-06-08
   days on market $124,000 Active 53 DOM
10. 2026-06-07
    days on market $124,000 Active 52 DOM
11. 2026-06-04
    days on market $124,000 Active 49 DOM
12. 2026-06-03
    days on market $124,000 Active 48 DOM
13. 2026-06-02
    days on market $124,000 Active 47 DOM
14. 2026-06-01
    days on market $124,000 Active 46 DOM
15. 2026-05-31
    days on market $124,000 Active 45 DOM
16. 2026-05-12
    price $124,000 1012-char remark

    Show marketing remark (1012 chars)

    PRICED WELL BELOW MARKET VALUE FOR QUICK SALE! This 2bedroom 2bathroom home features over 1,300sqft of living space. The home features a living room space and separate family room. The kitchen features ample counterspace and lots of cabinets with a built-in breakfast nook. All kitchen appliances are included: Refrigerator, Stove/Oven, Dishwasher, Stackable Washer and Dryer. Both bedrooms are spacious and can easily accommodate your full sized furnishings. 2nd bedroom features a walk in closet. Master bedroom features 2 closets and a vanity area complete with master bathroom. Outdoor space features a paved patio surrounded by pretty floral plants. Space has pretty plants and a lemon producing lemon tree. Long driveway can accommodate multi-car parking and features 2 storage sheds at the end of carport. Located in a 55yrs + Community close to shopping, transportation, senior center and more! Seller willing to offer space rent incentive discount for first year! Don't Miss out on this Steal of a Deal!

17. 2026-04-16
    listed $125,000 Active 1012-char remark

    Show marketing remark (1012 chars)

    PRICED WELL BELOW MARKET VALUE FOR QUICK SALE! This 2bedroom 2bathroom home features over 1,300sqft of living space. The home features a living room space and separate family room. The kitchen features ample counterspace and lots of cabinets with a built-in breakfast nook. All kitchen appliances are included: Refrigerator, Stove/Oven, Dishwasher, Stackable Washer and Dryer. Both bedrooms are spacious and can easily accommodate your full sized furnishings. 2nd bedroom features a walk in closet. Master bedroom features 2 closets and a vanity area complete with master bathroom. Outdoor space features a paved patio surrounded by pretty floral plants. Space has pretty plants and a lemon producing lemon tree. Long driveway can accommodate multi-car parking and features 2 storage sheds at the end of carport. Located in a 55yrs + Community close to shopping, transportation, senior center and more! Seller willing to offer space rent incentive discount for first year! Don't Miss out on this Steal of a Deal!

ⓘ 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: $281 · $23/mo
• Projected year-2 tax: $942 · $79/mo
• Expected delta: +$661/yr (+$55/mo · 235.0%)

ⓘ 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: $35,331
• − Mortgage interest: −$6,946
• − Property taxes: −$281
• − Insurance: −$620
• − Repairs & maintenance: −$2,826
• − Management: −$2,826
• − Depreciation: −$3,607
• Taxable income: $18,223
• Est. tax owed @ 24.0%: −$4,374
• After-tax cash flow: $14,833/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to update the kitchen and bathrooms, and improve the exterior and interior aesthetics. The home has a good foundation and structure, but the dated cabinets and fixtures need updating to increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — dated and in need of updating
• Minor exterior siding — moderate wear

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing the kitchen would appeal to both buyers and renters
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics
• Both replace carpet with hardwood or tile — new flooring would improve the home's overall appearance and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of updating	Moderate	$3,000–15,000
exterior siding · moderate wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizing the kitchen would appeal to both buyers and renters ↑
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics ↑
• Both replace carpet with hardwood or tile — new flooring would improve the home's overall appearance and increase its 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: Charter Oak Unified
• NCES district ID: 0608190
• Math proficiency: 45% ▲ 2.00%
• Reading proficiency: 55% ▲ 4.00%
• Median HH income: $72,756
• Composite: 46.95/100
• National rank: #5160
• State rank: #387 of 1400 in CA

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 · 9,444,647 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: 1238.0

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 0.69)
• 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%

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

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

-0.8% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $124,000 CRMLS
• 2026-04-16 Listed $125,000 CRMLS

Property tax history

+9.3%/yr

Latest (2025): $281 · +9.3% YoY. Source: county tax records.