1245 W Cienega Ave #60 · San Dimas, CA 91773

$125,000

2 bd · 2.0 ba · 1,592 sqft · Manufactured public records · 220 Days on market

Built 1971 $79/sqft · 52% below area

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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
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER - Located in the highly desirable Cienega Valley Estates All Age Community. This home would make the perfect starter home. This 1971 mobile home is ready for you to add your changes and make it your own. The home offers 2 generously sized bedrooms and 2 bathrooms, family room, and a large separate office located off the front porch which is accessible from the outside. This home has two large front windows that brighten the open living space with plenty of natural light. Enjoy two storage sheds, a carport that can accommodate two or three cars depending on their size, a fenced backyard, a seating area under the pergola, there’s even space to plant a small garden. The community offers many amenities including a swimming pool, jacuzzi, private saunas, gym, library, game room, community room, hair salon, car wash area, and lots of community events open to all residents. This is a rare find in a friendly and well-maintained park. Don’t miss your chance to own a home that’s affordable, spacious, and full of possibilities! All potential buyers must be approved by the Park/Corporate office.

Key facts

• 2 parking spots
• Community pool
• Built 1971

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.8% 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.
• Bonita Unified (suburban): math 59% / reading 70% proficiency, ranked #151 of 1,400 in CA (top 11%) — 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; 16 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 36% 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 $864 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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $40k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 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 1971 — 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: 2.50% ✓
• Cap rate: 22.79%
• Cash-on-cash: 58.92%
• DSCR: 3.62
• GRM: 3.3

CMA / ARV

• ARV (median comp): $258,727
• List price: $125,000
• Delta: -51.69%
• 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
1245 W Cienega Ave #18	0.00mi	2/2.0	1,680 (+6%)	4mo	$239,900	$143	87
1245 W Cienega Ave #183	0.00mi	2/1.0	1,536 (-4%)	4mo	$125,000	$81	86
1245 W Cienega Ave #46	0.00mi	3/2.0 (+1)	1,512 (-5%)	1mo	$270,000	$179	86
1245 W Cienega Ave #181	0.00mi	3/2.0 (+1)	1,624 (+2%)	9mo	$260,000	$160	84
1245 Cienega Ave W #73	0.00mi	3/2.0 (+1)	1,650 (+4%)	12mo	$270,000	$164	79
1245 W Cienega Ave #234	0.00mi	3/2.0 (+1)	1,694 (+6%)	11mo	$412,000	$243	75
1245 W Cienega Ave #112	0.00mi	2/1.5	1,456 (-8%)	15mo	$220,000	$151	72
1245 W Cienega Ave #70	0.00mi	3/2.0 (+1)	1,800 (+13%)	7mo	$250,000	$139	67
1245 W Cienega Ave #44	0.06mi	2/2.0	1,368 (-14%)	10mo	$132,200	$97	65
1245 W Cienega Ave #88	0.00mi	3/2.0 (+1)	1,375 (-14%)	10mo	$350,000	$255	64
1635 W Covina #53	0.52mi	3/2.0 (+1)	1,484 (-7%)	3mo	$285,000	$192	57
1630 W Covina Blvd #65	0.60mi	2/2.0	1,392 (-13%)	2mo	$215,000	$154	50

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: 54.2%
• Equity multiple: 3.29×
• Total profit: $80,019
• Equity at exit: $18,638

10-year hold

• IRR: 58.3%
• Equity multiple: 6.00×
• Total profit: $175,160
• Equity at exit: $10,808

Cash invested: $35,000 (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: 3.3×

Monthly cashflow live

• Estimated rent: $3,121 high
• Mortgage (P&I): −$656
• Tax from tax record: −$40 /mo · $474/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$655
• Net cashflow: $1,718

Break-even live

Break-even rent $946

Max offer price $125,000

Occupancy floor 40%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1189 Strawberry Ln Glendora, CA	2.0	2.5	1292	$2,900	$2.24	43d	1	0.48mi
1430 W Badillo St San Dimas, CA	3.0	1.5	1200	$3,000	$2.50	1d	1	0.52mi
1471 Cypress St San Dimas, CA	2.0	2.0	1127	$900	$0.80	7d	1	0.53mi
1447 S Valley Center Ave Glendora, CA	3.0	2.0	1345	$3,500	$2.60	1d	1	0.65mi
1746 S Sunflower Ave Unit 7 Glendora, CA	2.0	2.0	1100	$2,400	$2.18	24d	1	0.78mi
1746 S Sunflower Ave Unit 10 Glendora, CA	2.0	1.5	1100	$2,400	$2.18	43d	1	0.78mi
644 Pearlanna Dr San Dimas, CA	3.0	1.5	1350	$3,500	$2.59	1d	1	0.95mi
522 W 4th St San Dimas, CA	3.0	1.0	1113	$3,550	$3.19	43d	1	1.01mi
608 Claraday St Glendora, CA	3.0	2.5	1600	$3,500	$2.19	43d	1	1.16mi
432 W Caldwell Ct San Dimas, CA	2.0	3.0	1502	$3,100	$2.06	43d	1	1.17mi
807 Avenida Loma Vis San Dimas, CA	3.0	2.0	1740	$4,500	$2.59	10d	1	1.29mi
220 W 1st St San Dimas, CA	3.0	1.0	1200	$845	$0.70	17d	1	1.32mi
235 W 4th St San Dimas, CA	3.0	2.0	1200	$3,499	$2.92	1d	1	1.36mi
204 San Luis Rey Dr San Dimas, CA	2.0	3.0	1287	$3,165	$2.46	5d	1	1.40mi
20254 E Arrow Hwy Unit B Covina, CA	3.0	2.5	1477	$3,100	$2.10	24d	1	1.43mi
20240 E Arrow Hwy Unit D Covina, CA	3.0	2.5	1477	$3,350	$2.27	43d	1	1.44mi

Listing history 20 events

1. 2026-06-18
   days on market $125,000 Active 220 DOM
2. 2026-06-17
   days on market $125,000 Active 219 DOM
3. 2026-06-16
   days on market $125,000 Active 218 DOM
4. 2026-06-15
   days on market $125,000 Active 217 DOM
5. 2026-06-13
   days on market $125,000 Active 215 DOM
6. 2026-06-13
   days on market $125,000 Active 214 DOM
7. 2026-06-09
   days on market $125,000 Active 211 DOM
8. 2026-06-08
   days on market $125,000 Active 210 DOM
9. 2026-06-07
   pricedays on market $125,000 Active 209 DOM
10. 2026-06-04
    days on market $145,000 Active 206 DOM
11. 2026-06-03
    days on market $145,000 Active 205 DOM
12. 2026-06-02
    days on market $145,000 Active 204 DOM
13. 2026-06-01
    days on market $145,000 Active 203 DOM
14. 2026-05-31
    days on market $145,000 Active 202 DOM
15. 2026-04-02
    price $145,000 1136-char remark

    Show marketing remark (1136 chars)

    MOTIVATED SELLER - Located in the highly desirable Cienega Valley Estates All Age Community. This home would make the perfect starter home. This 1971 mobile home is ready for you to add your changes and make it your own. The home offers 2 generously sized bedrooms and 2 bathrooms, family room, and a large separate office located off the front porch which is accessible from the outside. This home has two large front windows that brighten the open living space with plenty of natural light. Enjoy two storage sheds, a carport that can accommodate two or three cars depending on their size, a fenced backyard, a seating area under the pergola, there’s even space to plant a small garden. The community offers many amenities including a swimming pool, jacuzzi, private saunas, gym, library, game room, community room, hair salon, car wash area, and lots of community events open to all residents. This is a rare find in a friendly and well-maintained park. Don’t miss your chance to own a home that’s affordable, spacious, and full of possibilities! All potential buyers must be approved by the Park/Corporate office.

16. 2026-02-14
    price $155,000 1136-char remark

    Show marketing remark (1136 chars)

    MOTIVATED SELLER - Located in the highly desirable Cienega Valley Estates All Age Community. This home would make the perfect starter home. This 1971 mobile home is ready for you to add your changes and make it your own. The home offers 2 generously sized bedrooms and 2 bathrooms, family room, and a large separate office located off the front porch which is accessible from the outside. This home has two large front windows that brighten the open living space with plenty of natural light. Enjoy two storage sheds, a carport that can accommodate two or three cars depending on their size, a fenced backyard, a seating area under the pergola, there’s even space to plant a small garden. The community offers many amenities including a swimming pool, jacuzzi, private saunas, gym, library, game room, community room, hair salon, car wash area, and lots of community events open to all residents. This is a rare find in a friendly and well-maintained park. Don’t miss your chance to own a home that’s affordable, spacious, and full of possibilities! All potential buyers must be approved by the Park/Corporate office.

17. 2025-11-10
    listed $165,000 Active 1136-char remark

    Show marketing remark (1136 chars)

    MOTIVATED SELLER - Located in the highly desirable Cienega Valley Estates All Age Community. This home would make the perfect starter home. This 1971 mobile home is ready for you to add your changes and make it your own. The home offers 2 generously sized bedrooms and 2 bathrooms, family room, and a large separate office located off the front porch which is accessible from the outside. This home has two large front windows that brighten the open living space with plenty of natural light. Enjoy two storage sheds, a carport that can accommodate two or three cars depending on their size, a fenced backyard, a seating area under the pergola, there’s even space to plant a small garden. The community offers many amenities including a swimming pool, jacuzzi, private saunas, gym, library, game room, community room, hair salon, car wash area, and lots of community events open to all residents. This is a rare find in a friendly and well-maintained park. Don’t miss your chance to own a home that’s affordable, spacious, and full of possibilities! All potential buyers must be approved by the Park/Corporate office.

18. 2025-10-28
    historical $165,000 1136-char remark

    Show marketing remark (1136 chars)

    MOTIVATED SELLER - Located in the highly desirable Cienega Valley Estates All Age Community. This home would make the perfect starter home. This 1971 mobile home is ready for you to add your changes and make it your own. The home offers 2 generously sized bedrooms and 2 bathrooms, family room, and a large separate office located off the front porch which is accessible from the outside. This home has two large front windows that brighten the open living space with plenty of natural light. Enjoy two storage sheds, a carport that can accommodate two or three cars depending on their size, a fenced backyard, a seating area under the pergola, there’s even space to plant a small garden. The community offers many amenities including a swimming pool, jacuzzi, private saunas, gym, library, game room, community room, hair salon, car wash area, and lots of community events open to all residents. This is a rare find in a friendly and well-maintained park. Don’t miss your chance to own a home that’s affordable, spacious, and full of possibilities! All potential buyers must be approved by the Park/Corporate office.

19. 2005-12-15
    soldstatus $112,000 465-char remark

    Show marketing remark (465 chars)

    SAN DIMAS' BEST SENIOR PARK! REFURBISHED 2 BDRM/1.75 BA, 4 SKYLIGHTS, LIGHT & AIRY, OPEN FLOORPLAN, PERFECT FOR ENTERTAINING OR RELAXING! INCLUDES WASHER/DRYER, REFRIGERATOR, DISHWASHER, DISPOSAL, RANGE/OVEN, CENTRAL AIR, MIRRORED WARDROBE DRS IN HUGE MASTER BEDROOM, LUXURIOUS MASTER BATH W/ VANITY LIGHTING. NEWER SINKS, FAUCETS, COMMODE, WINDOW COVERINGS & APPLIANCES. SOME FURNISHINGS AVAILABLE. BEAUTIFUL WET BAR, BUILT IN CHINA HUTCH, PLUS MORE!!!

20. 2005-09-08
    listed $116,950 465-char remark

    Show marketing remark (465 chars)

    SAN DIMAS' BEST SENIOR PARK! REFURBISHED 2 BDRM/1.75 BA, 4 SKYLIGHTS, LIGHT & AIRY, OPEN FLOORPLAN, PERFECT FOR ENTERTAINING OR RELAXING! INCLUDES WASHER/DRYER, REFRIGERATOR, DISHWASHER, DISPOSAL, RANGE/OVEN, CENTRAL AIR, MIRRORED WARDROBE DRS IN HUGE MASTER BEDROOM, LUXURIOUS MASTER BATH W/ VANITY LIGHTING. NEWER SINKS, FAUCETS, COMMODE, WINDOW COVERINGS & APPLIANCES. SOME FURNISHINGS AVAILABLE. BEAUTIFUL WET BAR, BUILT IN CHINA HUTCH, PLUS MORE!!!

ⓘ 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: $474 · $40/mo
• Projected year-2 tax: $950 · $79/mo
• Expected delta: +$476/yr (+$40/mo · 100.3%)

ⓘ 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: $37,451
• − Mortgage interest: −$7,002
• − Property taxes: −$474
• − Insurance: −$625
• − Repairs & maintenance: −$2,996
• − Management: −$2,996
• − Depreciation: −$3,636
• Taxable income: $19,721
• Est. tax owed @ 24.0%: −$4,733
• After-tax cash flow: $15,888/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.

Schools (NCES district)

• District: Bonita Unified
• NCES district ID: 0605610
• Math proficiency: 59% ▲ 3.00%
• Reading proficiency: 70% ▬ 0.00%
• Median HH income: $76,196
• Composite: 58.71/100
• National rank: #2001
• State rank: #151 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

+24.0% since first listed

6 events — show timeline

• 2026-04-02 Price Changed $145,000 CRMLS
• 2026-02-14 Price Changed $155,000 CRMLS
• 2025-11-10 Listed $165,000 CRMLS
• 2025-10-28 Coming Soon $165,000 CRMLS
• 2005-12-15 Sold (MLS) $112,000 CRMLS
• 2005-09-08 Listed $116,950 CRMLS

Property tax history

+7.7%/yr

Latest (2025): $474 · +7.7% YoY. Source: county tax records.