1630 W Covina Blvd #39 · San Dimas, CA 91773

$155,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 192 Days on market

Built 1968 Good condition $129/sqft · 27% below area Est $214k · 27% under ↓ 3% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST REDUCED FOR QUICK SALE! 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. Conveniently located close by shopping, transportation, and entertainment. Seller will consider a space rent credit to reduce space rent for the first year!

Key facts

• 2 parking spots
• Community pool
• Built 1968

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $155k. 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 $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.3% 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); 85 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 ($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 $1k of loan paydown is wiped out by about $5k 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 $43k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($136k) 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 $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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 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?
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: 1.81% ✓
• Cap rate: 16.35%
• Cash-on-cash: 35.91%
• DSCR: 2.60
• GRM: 4.6

CMA / ARV

• ARV (median comp): $213,726
• List price: $155,000
• Delta: -27.48%
• 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 #11	0.00mi	3/2.0 (+1)	1,248 (+4%)	9mo	$180,000	$144	81
1635 W Covina Blvd #109	0.14mi	3/2.0 (+1)	1,056 (-12%)	6mo	$215,642	$204	63
21210 E Arrow #123	0.53mi	3/2.0 (+1)	1,180 (-2%)	8mo	$235,000	$199	61
21210 E Arrow Hwy #41	0.53mi	3/2.0 (+1)	1,248 (+4%)	7mo	$265,000	$212	58
1205 Cypress St #115	0.63mi	2/2.0	1,344 (+12%)	1mo	$215,000	$160	50
1245 W Cienega Ave #95	0.60mi	2/2.0	1,080 (-10%)	8mo	$137,500	$127	49
1205 Cypress St #160	0.63mi	3/2.0 (+1)	1,120 (-7%)	10mo	$220,000	$196	46
21210 E Arrow #105	0.53mi	3/2.0 (+1)	1,040 (-13%)	4mo	$165,000	$159	45
1245 W Cienega Ave #123	0.60mi	2/2.0	1,348 (+12%)	9mo	$275,000	$204	44
1245 W Cienega Ave #44	0.62mi	2/2.0	1,368 (+14%)	10mo	$132,200	$97	39
1205 Cypress St #199	0.63mi	3/2.0 (+1)	1,344 (+12%)	10mo	$290,000	$216	37
1245 W Cienega Ave #88	0.60mi	3/2.0 (+1)	1,375 (+15%)	10mo	$350,000	$255	35

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: 28.4%
• Equity multiple: 2.14×
• Total profit: $49,354
• Equity at exit: $23,111

10-year hold

• IRR: 34.1%
• Equity multiple: 3.71×
• Total profit: $117,583
• Equity at exit: $13,402

Cash invested: $43,400 (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: 85
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,798 high
• Mortgage (P&I): −$813
• Tax from tax record: −$34 /mo · $411/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $1,299

Break-even live

Break-even rent $1,154

Max offer price $155,000

Occupancy floor 49%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	1d	1	0.27mi
1471 Cypress St San Dimas, CA	2.0	2.0	1127	$900	$0.80	7d	1	0.28mi
20983 E Covina Blvd Covina, CA	2.0	2.0	962	$2,500	$2.60	25d	1	0.35mi
1145 N Barston Ave Covina, CA	2.0	1.0	836	$2,300	$2.75	7d	1	0.45mi
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	1d	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	22d	6	0.83mi
710 Claraday St Glendora, CA	2.0	1.0	850	$2,200	$2.59	7d	1	0.86mi
711 Claraday St Unit A Glendora, CA	2.0	1.0	750	$2,250	$3.00	44d	1	0.89mi
217 Danecroft Ave Unit A San Dimas, CA	2.0	1.0	735	$2,800	$3.81	44d	1	1.00mi
1447 S Valley Center Ave Glendora, CA	3.0	2.0	1345	$3,500	$2.60	1d	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	1d	1	1.11mi
20240 E Arrow Hwy Unit D Covina, CA	3.0	2.5	1477	$3,350	$2.27	44d	1	1.11mi
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	6d	1	1.49mi
1620 S Glendora Ave Glendora, CA	3.0	2.0	1450	$3,500	$2.41	6d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $155,000 Active 192 DOM
2. 2026-06-17
   days on market $155,000 Active 191 DOM
3. 2026-06-16
   days on market $155,000 Active 190 DOM
4. 2026-06-15
   days on market $155,000 Active 189 DOM
5. 2026-06-13
   days on market $155,000 Active 187 DOM
6. 2026-06-13
   days on market $155,000 Active 186 DOM
7. 2026-06-09
   days on market $155,000 Active 183 DOM
8. 2026-06-08
   days on market $155,000 Active 182 DOM
9. 2026-06-07
   days on market $155,000 Active 181 DOM
10. 2026-06-04
    days on market $155,000 Active 178 DOM
11. 2026-06-03
    days on market $155,000 Active 177 DOM
12. 2026-06-02
    days on market $155,000 Active 176 DOM
13. 2026-06-01
    days on market $155,000 Active 175 DOM
14. 2026-05-31
    days on market $155,000 Active 174 DOM
15. 2026-05-12
    price $155,000 776-char remark

    Show marketing remark (776 chars)

    JUST REDUCED FOR QUICK SALE! 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. Conveniently located close by shopping, transportation, and entertainment. Seller will consider a space rent credit to reduce space rent for the first year!

16. 2026-02-19
    price $157,000 776-char remark

    Show marketing remark (776 chars)

    JUST REDUCED FOR QUICK SALE! 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. Conveniently located close by shopping, transportation, and entertainment. Seller will consider a space rent credit to reduce space rent for the first year!

17. 2025-12-08
    listed $159,000 Active 776-char remark

    Show marketing remark (776 chars)

    JUST REDUCED FOR QUICK SALE! 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. Conveniently located close by shopping, transportation, and entertainment. Seller will consider a space rent credit to reduce space rent for the first year!

ⓘ 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: $1,178 · $98/mo
• Expected delta: +$767/yr (+$64/mo · 186.6%)

ⓘ 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: $33,578
• − Mortgage interest: −$8,682
• − Property taxes: −$411
• − Insurance: −$775
• − Repairs & maintenance: −$2,686
• − Management: −$2,686
• − Depreciation: −$4,509
• Taxable income: $13,828
• Est. tax owed @ 24.0%: −$3,319
• After-tax cash flow: $12,268/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 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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ 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

-2.5% since first listed

3 events — show timeline

• 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%/yr

Latest (2025): $411 · +7.2% YoY. Source: county tax records.