1630 W Covina Blvd #39 · San Dimas, CA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $659 – $1,223
Heat risk 7/10 · Major
- Hot days now (above 99°F)
- 7 days/yr
- Hot days in 30 yrs
- 20 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 8/10 · Major
- Unhealthy air days now
- 17 days/yr
- Unhealthy air days in 30 yrs
- 21 days/yr
Risk factors via First Street. Map © Google.
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 +22.5/30.0
- ARV discount +15.0/15.0
- 1% rule +7.5/10.0
- DSCR +7.5/10.0
- Schools +5.2/10.0
- 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. -5.6
$139,999
1630 W Covina Blvd #39 · San Dimas, CA 91773
2 bd · 2.0 ba · 1,200 sqft · Manufactured
public records
· 63 Days on market
Manufactured home
likely 55+ (park)
Built 1968
$117/sqft
· 24% below area
Est $184k · 24% under
↓ 9% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Just Reduced for Quick Sale! Turn-Key Spacious 2bedroom 2bathroom located in a 55years plus community in the Beautiful City of San Dimas! This home features an open floorplan with upgrades throughout including a remodeled kitchen, updated flooring, new interior paint to name a few. Home features spacious bedrooms and 2 full bathrooms. Exterior has a long size driveway that can accommodate 2 car parking with guest parking nearby. Home features a cute yard with fruit trees and space for your garden needs. Community features a pool and jacuzzi as well as a clubhouse in which the park hosts event for residents all year long.
Key facts
- Space for garden
- Community pool
- Community jacuzzi
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath manufactured listed at $140k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $944 ($11k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $140k).
- Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
- Cap rate 14.4% 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.
- 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.
- Zoned schools: Glen Oak Elementary (385 students, 60% FRL); Royal Oak Middle (622 students, 66% FRL); Charter Oak High (math 46% / reading 57%, grade D+, #312 of 1,170 statewide, top 27%, 1,329 students, 61% FRL) — zoned schools average 62% FRL vs 43% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Market conditions: Rents soft (-1.0%/yr); 136 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 97d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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).
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $968 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 $39k cash investment doubles in ~5 years — after that, you're playing with house money.
Negotiation context
- It's been on market 63 days — a 6% lower offer ($132k) 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$131,599
(6.0% below list)
Questions for the listing agent
- 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?
- Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.60% ✓
- Cap rate
- 14.38%
- Cash-on-cash
- 28.90%
- DSCR
- 2.29
- GRM
- 5.2
CMA / ARV
- ARV (median comp)
- $183,750
- List price
- $139,999
- Delta
- -23.81%
- 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 #62 | 0.00mi | 2/2.0 | 1,057 (-12%) | 0mo | $163,500 | $155 | 80 |
| 1630 W Covina Blvd #101 | 0.00mi | 2/2.0 | 1,368 (+14%) | 2mo | $124,000 | $91 | 75 |
| 1635 W Covina #40 | 0.14mi | 3/2.0 (+1) | 1,120 (-7%) | 3mo | $216,000 | $193 | 74 |
| 1630 W Covina Blvd #7 | 0.00mi | 3/2.0 (+1) | 1,368 (+14%) | 4mo | $182,500 | $133 | 69 |
| 21210 E Arrow Hwy #149 | 0.54mi | 2/2.0 | 1,152 (-4%) | 2mo | $88,000 | $76 | 67 |
| 1635 W Covina Blvd #109 | 0.14mi | 3/2.0 (+1) | 1,056 (-12%) | 11mo | $215,642 | $204 | 59 |
| 21210 E Arrow Hwy #141 | 0.53mi | 3/2.0 (+1) | 1,064 (-11%) | 0mo | $225,000 | $211 | 51 |
| 1245 W Cienega #104 | 0.60mi | 2/2.0 | 1,344 (+12%) | 3mo | $250,000 | $186 | 49 |
| 1205 Cypress St #148 | 0.55mi | 3/2.0 (+1) | 1,344 (+12%) | 4mo | $185,000 | $138 | 46 |
| 1205 Cypress St #126 | 0.55mi | 3/2.0 (+1) | 1,344 (+12%) | 4mo | $300,000 | $223 | 46 |
| 1205 Cypress St #115 | 0.63mi | 2/2.0 | 1,344 (+12%) | 5mo | $215,000 | $160 | 46 |
| 21210 E Arrow #105 | 0.53mi | 3/2.0 (+1) | 1,040 (-13%) | 8mo | $165,000 | $159 | 41 |
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
- 20.0%
- Equity multiple
- 1.79×
- Total profit
- $30,818
- Equity at exit
- $20,874
10-year hold
- IRR
- 26.3%
- Equity multiple
- 3.01×
- Total profit
- $78,656
- Equity at exit
- $12,105
Cash invested: $39,200 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 16 active · 16 under contract
- Months of supply
- 6.9 mo (15%/mo absorbed)
- Median asking
- $182,500 ($134/sqft)
- Median days on market
- 42 d
- This list price
- 19% of active listings are priced below it
- ARV vs active asking
- +13.9% above 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
- 136
- Price-to-rent
- 5.2×
Monthly cashflow live
↻
- Estimated rent
- $2,241 high interval (Pro) →
- Mortgage (P&I)
- −$734
- Tax from tax record
- −$34 /mo · $411/yr
- Insurance
- −$58
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$471
- Net cashflow
- $944
Break-even live
Break-even rent
$1,047
Max offer price
$139,999
Occupancy floor
53%
Sensitivity live
| Price | -10% $1,023 | -5% $984 | +0% $944 | +5% $904 | +10% $865 |
|---|---|---|---|---|---|
| Rent | -10% $767 | -5% $855 | +0% $944 | +5% $1,033 | +10% $1,121 |
| Rate | -1.0pp $1,015 | -0.5pp $980 | base $944 | +0.5pp $908 | +1.0pp $871 |
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
- $35,000
- Closing costs
- $4,200
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 21112 E Brookport St Covina, CA | 3.0 | 2.0 | 1223 | $3,500 | $2.86 | 48d | 1 | 0.16mi |
| 1430 W Badillo St San Dimas, CA | 3.0 | 1.5 | 1200 | $3,000 | $2.50 | 1d | 1 | 0.27mi |
| 1430 W Badillo St San Dimas, CA | 3.0 | 1.5 | 1200 | $3,000 | $2.50 | 140d | 1 | 0.27mi |
| 1463 Cypress St San Dimas, CA | 2.0 | 1.0 | 884 | $2,800 | $3.17 | 78d | 1 | 0.28mi |
| 1471 Cypress St San Dimas, CA | 2.0 | 2.0 | 1127 | $900 | $0.80 | 148d | 1 | 0.28mi |
| 20983 E Covina Blvd Covina, CA | 2.0 | 2.0 | 962 | $2,500 | $2.60 | 165d | 1 | 0.35mi |
| 20983 E Covina Blvd Covina, CA | 2.0 | 2.0 | 962 | $2,650 | $2.75 | 124d | 1 | 0.35mi |
| 21333 E Venton St Covina, CA | 3.0 | 2.0 | 1262 | $4,000 | $3.17 | 2d | 1 | 0.36mi |
| 1116 N Barston Ave Covina, CA | 2.0 | 1.0 | 836 | $2,500 | $2.99 | 130d | 1 | 0.42mi |
| 1129 N Barston Ave Covina, CA | 2.0 | 1.0 | 836 | $2,800 | $3.35 | 96d | 1 | 0.42mi |
| 1207 N Sunflower Ave Covina, CA | 2.0 | 2.0 | 1275 | $3,036 | $2.38 | 0d | 2 | 0.44mi |
| 1145 N Barston Ave Covina, CA | 2.0 | 1.0 | 836 | $2,150 | $2.57 | 109d | 1 | 0.45mi |
| 2004 E Cienega Ave Unit A Covina, CA | 3.0 | 2.5 | 1289 | $3,200 | $2.48 | 3d | 1 | 0.46mi |
| 1063 Wellington Rd San Dimas, CA | 3.0 | 2.0 | 960 | $2,980 | $3.10 | 48d | 1 | 0.49mi |
| 224 S Valley Center Ave Unit A San Dimas, CA | 2.0 | 1.0 | 1300 | $2,695 | $2.07 | 37d | 1 | 0.51mi |
| 220 S Valley Center Ave San Dimas, CA | 2.0 | 1.0 | 1000 | $2,495 | $2.50 | 184d | 1 | 0.51mi |
| 220 S Valley Center Ave San Dimas, CA | 2.0 | 1.0 | 1000 | $2,495 | $2.50 | 1d | 1 | 0.51mi |
| 21332 E Arrow Hwy Unit 203 Covina, CA | 3.0 | 2.0 | 1334 | $3,200 | $2.40 | 81d | 1 | 0.57mi |
| 21332 E Arrow Hwy Unit 302 Covina, CA | 2.0 | 2.0 | 1100 | $2,850 | $2.59 | 119d | 1 | 0.57mi |
| 21332 E Arrow Hwy Unit 102 Covina, CA | 3.0 | 2.0 | 1334 | $3,200 | $2.40 | 3d | 1 | 0.57mi |
| 21332 E Arrow Hwy Unit 308 Covina, CA | 2.0 | 2.0 | 1100 | $2,850 | $2.59 | 10d | 1 | 0.57mi |
| 21332 E Arrow Hwy Unit 211 Covina, CA | 2.0 | 2.0 | 1100 | $2,850 | $2.59 | 112d | 1 | 0.57mi |
| 21332 E Arrow Hwy Unit 307 Covina, CA | 3.0 | 2.0 | 1334 | $3,200 | $2.40 | 107d | 1 | 0.57mi |
| 21332 E Arrow Hwy Unit 206 Covina, CA | 1.0 | 1.0 | 742 | $2,175 | $2.93 | 132d | 1 | 0.57mi |
| 21332 E Arrow Hwy Unit 303 Covina, CA | 3.0 | 2.0 | 1334 | $3,200 | $2.40 | 10d | 1 | 0.57mi |
| 21332 E Arrow Hwy Unit 204 Covina, CA | 1.0 | 1.0 | 742 | $2,175 | $2.93 | 28d | 1 | 0.57mi |
| 21332 E Arrow Hwy Unit 104 Covina, CA | 3.0 | 2.0 | 1334 | $3,202 | $2.40 | 119d | 1 | 0.57mi |
| 21042 E Arrow Hwy Covina, CA | 1.0–2.0 | 1.0–2.0 | 803 | $2,825 | $3.52 | 0d | 9 | 0.60mi |
| 1189 Strawberry Ln Glendora, CA | 2.0 | 2.5 | 1292 | $2,900 | $2.24 | 184d | 1 | 0.62mi |
| 1746 S Sunflower Ave Unit 10 Glendora, CA | 2.0 | 1.5 | 1100 | $2,400 | $2.18 | 184d | 1 | 0.71mi |
| 1746 S Sunflower Ave Unit 7 Glendora, CA | 2.0 | 2.0 | 1100 | $2,295 | $2.09 | 86d | 1 | 0.71mi |
| 801 Claraday St Glendora, CA | 1.0–2.0 | 1.0–2.0 | 900 | $2,325 | $2.58 | 10d | 2 | 0.83mi |
| 710 Claraday St Glendora, CA | 2.0 | 1.0 | 850 | $2,200 | $2.59 | 10d | 1 | 0.87mi |
| 711 Claraday St Unit A Glendora, CA | 2.0 | 1.0 | 750 | $2,250 | $3.00 | 184d | 1 | 0.89mi |
| 974 N Darfield Ave Covina, CA | 3.0 | 2.0 | 1416 | $3,000 | $2.12 | 107d | 1 | 0.89mi |
| 217 Danecroft Ave Unit A San Dimas, CA | 2.0 | 1.0 | 735 | $2,800 | $3.81 | 184d | 1 | 1.00mi |
| 401 N Rennell Ave San Dimas, CA | 3.0 | 2.0 | 1498 | $3,900 | $2.60 | 64d | 1 | 1.00mi |
| 1447 S Valley Center Ave Glendora, CA | 3.0 | 2.0 | 1345 | $3,500 | $2.60 | 116d | 1 | 1.00mi |
| 1630 Bentley Pl Glendora, CA | 3.0 | 2.0 | 1232 | $3,400 | $2.76 | 86d | 1 | 1.05mi |
| 20254 E Arrow Hwy Unit B Covina, CA | 3.0 | 2.5 | 1477 | $3,100 | $2.10 | 165d | 1 | 1.10mi |
Property features AI
Finance
- Other
- Living area source: Assessor's dataYear built source: Public records
- Financial info
- Land lease applies (park land lease) with a listed amount of $1,500 monthly
- HOA & community
- Senior community within San Dimas Royal parkCommunity features include foothills setting, street lighting, storm drains, suburban neighborhoodPark name: San Dimas RoyalRent may include community pool
Exterior
- Parking
- Attached carport with 2 carport spacesDriveway parkingGuest parkingRV potential
- Security
- Smoke and carbon monoxide detectors
- Utilities
- Natural gas connectedElectricity connected (standard)Water connected (district/public)Sewer connected (sewer/septic status unknown)Telephone and cable available
- Home design
- Manufactured home (Imperial model) remaining on siteSingle-storyUpdated/remodeled conditionEntry at front door
- Construction
- Raised pillar/post/pier foundation with tie downsSkirting (Alcan/unknown)
- Exterior features
- Porch and patioAwningSatellite dishLandscaped yard with gardenTwo shedsVinyl and wrought iron fencingCommunity in-ground poolProperty faces east
Interior
- Kitchen
- Remodeled kitchen with granite countersGas range and gas ovenRange/stove hoodMicrowaveGarbage disposalRefrigeratorWater heater unit (gas)
- Bedrooms
- Primary bedroom with walk-in closet and primary bathroom
- Flooring
- Tile flooringLaminate flooring
- Bathrooms
- Two full bathroomsUpgraded finishes with tile countersShower in tub and separate walk-in shower
- Heating & cooling
- Central furnace heatingWall/window cooling units
- Interior features
- Ceiling fanOpen floor planGranite countersDouble pane, Energy Star windowsResident manager on siteCommunity in-ground spa
- Laundry & utility
- Individual laundry roomWasher and dryer includedWasher and dryer hookupsGas dryer hookup
Listing history 50 events
-
2026-11-08days on market $139,999 Active 63 DOM
-
2026-11-07days on market $139,999 Active 62 DOM
-
2026-11-06days on market $139,999 Active 61 DOM
-
2026-11-06price $139,999 Active 60 DOM
-
2026-11-05days on market $144,999 Active 60 DOM
-
2026-11-04days on market $144,999 Active 59 DOM
-
2026-11-02days on market $144,999 Active 57 DOM
-
2026-11-01days on market $144,999 Active 56 DOM
-
2026-10-31days on market $144,999 Active 55 DOM
-
2026-10-30days on market $144,999 Active 54 DOM
-
2026-10-29days on market $144,999 Active 53 DOM
-
2026-10-28days on market $144,999 Active 52 DOM
-
2026-10-27days on market $144,999 Active 51 DOM
-
2026-10-26days on market $144,999 Active 50 DOM
-
2026-10-25days on market $144,999 Active 49 DOM
-
2026-10-24days on market $144,999 Active 48 DOM
-
2026-10-23days on market $144,999 Active 47 DOM
-
2026-10-22days on market $144,999 Active 46 DOM
-
2026-10-21days on market $144,999 Active 45 DOM
-
2026-10-20days on market $144,999 Active 44 DOM
-
2026-10-19days on market $144,999 Active 43 DOM
-
2026-10-18days on market $144,999 Active 42 DOM
-
2026-10-17days on market $144,999 Active 41 DOM
-
2026-10-16days on market $144,999 Active 40 DOM
-
2026-10-15days on market $144,999 Active 39 DOM
-
2026-10-14days on market $144,999 Active 38 DOM
-
2026-10-13days on market $144,999 Active 37 DOM
-
2026-10-12days on market $144,999 Active 36 DOM
-
2026-10-11days on market $144,999 Active 35 DOM
-
2026-10-10days on market $144,999 Active 34 DOM
-
2026-10-09days on market $144,999 Active 33 DOM
-
2026-10-08days on market $144,999 Active 32 DOM
-
2026-10-07days on market $144,999 Active 31 DOM
-
2026-10-06days on market $144,999 Active 30 DOM
-
2026-10-05days on market $144,999 Active 29 DOM
-
2026-10-04days on market $144,999 Active 28 DOM
-
2026-10-03days on market $144,999 Active 27 DOM
-
2026-10-02days on market $144,999 Active 26 DOM
-
2026-10-01days on market $144,999 Active 25 DOM
-
2026-09-30days on market $144,999 Active 24 DOM
-
2026-09-29days on market $144,999 Active 23 DOM
-
2026-09-28days on market $144,999 Active 22 DOM
-
2026-09-27days on market $144,999 Active 21 DOM
-
2026-09-26days on market $144,999 Active 20 DOM
-
2026-09-25days on market $144,999 Active 19 DOM
-
2026-09-24days on market $144,999 Active 18 DOM
-
2026-09-23days on market $144,999 Active 17 DOM
-
2026-09-22days on market $144,999 Active 16 DOM
-
2026-09-21days on market $144,999 Active 15 DOM
-
2026-09-20days on market $144,999 Active 14 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
- $411 · $34/mo
- Projected year-2 tax
- $1,064 · $89/mo
- Expected delta
- +$653/yr (+$54/mo · 158.9%)
ⓘ 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 1/10 Low
- 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $26,898
- − Mortgage interest
- −$7,842
- − Property taxes
- −$411
- − Insurance
- −$700
- − Repairs & maintenance
- −$2,152
- − Management
- −$2,152
- − Depreciation
- −$4,073
- Taxable income
- $9,568
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$2,296
- After-tax cash flow
- $9,032/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
75/100
Cosmetic rehab
Est. rehab $6,000–$18,000 screening
This home is in good condition with upgrades throughout, including a remodeled kitchen and updated flooring. It is located in a desirable community with a pool and jacuzzi. The property is move-in ready with minor maintenance items to address.
Value-add opportunities
- Resale Paint the exterior walls — Fresh paint can enhance curb appeal and property value. ↑
- Resale Replace the front door — A new front door can improve the home's curb appeal and security. ↑
- Both Clean the gutters — Clean gutters can prevent water damage and improve the home's appearance. ↑
ⓘ 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.
D
Composite school gradezoned avg 52/100
Zoned Schools
Elementary
Glen Oak Elementary
Middle
Royal Oak Middle
High
Charter Oak High
D+
CA #312/1,170
Nat'l #5,269/17,239
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
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
- Severe rent burden
- 7% of renters
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%
- 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 |
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| Financial Services | 3 | $174B |
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| Retail | 3 | $44B |
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| Insurance | 3 | $26B |
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| Media / Entertainment | 2 | $115B |
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| Pharmaceuticals / Biotech | 2 | $62B |
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Price history
-8.8% since first listed6 events — show timeline
- 2026-09-06 Listed $144,999 CRMLS
- 2026-08-31 Listing Removed — CRMLS
- 2026-07-08 Price Changed $149,999 CRMLS
- 2026-05-12 Price Changed $155,000 CRMLS
- 2026-02-19 Price Changed $157,000 CRMLS
- 2025-12-08 Listed $159,000 CRMLS
Property tax history
+7.2%/yrLatest (2025): $411 · +7.2% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…