1205 Cypress St #148 · San Dimas, CA 91773

$199,500

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 36 Days on market

Built 1998 Fair condition $148/sqft · 8% below area Est $216k · 8% under ↓ 5% 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 +10.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.9/10.0
• Livability +3.6/5.0
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Don’t miss this spacious 3-bedroom, 2-bath mobile home in the desirable Lonehill Manor Park community, conveniently located near Lonehill Middle School and San Dimas High School. Recent bathroom updates include new flooring, toilets, sink fixtures, fresh paint, and repairs in both bathrooms. The home also offers an indoor laundry room, a functional layout, and plenty of living space. With solid potential and a great location within a well-maintained community, this home is competitively priced and ready for its next owner to make it their own.

Key facts

• Community pool
• Built 1998
• Listed 36 days

Property features AI

Finance

• Other: Property located at coordinates 34.096022, -117.832488
• HOA & community: Part of an association; Mello-Roos assessment

Exterior

• Parking: Located in the Lone Hill Manor park
• Utilities: Private sewer; District/public water
• Home design: Single-story mobile home (mobile home remains); Entry located at the front
• Construction: Mobile home, approximately 23 ft by 55 ft; Year built per assessor
• Exterior features: Community pool; Back yard with sprinkler system (sprinklers in rear); Gutters, curbs, street lighting, storm drains, and sidewalks in the community

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-level home with front entry; Community spa
• Laundry & utility: Laundry in an individual room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 2.5% 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); 92 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 37% 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 $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 + 0.0% rent growth), your $56k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($194k) 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 $193,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.64% ✓
• Cap rate: 14.73%
• Cash-on-cash: 30.15%
• DSCR: 2.34
• GRM: 5.1

CMA / ARV

• ARV (median comp): $215,818
• List price: $199,500
• Delta: -7.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1205 Cypress St #115	0.00mi	2/2.0 (-1)	1,344 (0%)	1mo	$215,000	$160	94
1205 Cypress St #199	0.00mi	3/2.0	1,344 (0%)	11mo	$290,000	$216	91
1245 W Cienega Ave #88	0.53mi	3/2.0	1,375 (+2%)	10mo	$350,000	$255	63
1245 W Cienega Ave #123	0.53mi	2/2.0 (-1)	1,348 (+0%)	9mo	$275,000	$204	62
1245 W Cienega Ave #44	0.48mi	2/2.0 (-1)	1,368 (+2%)	10mo	$132,200	$97	61
801 W Covina Blvd Unit SP 47	0.50mi	2/2.0 (-1)	1,334 (-1%)	13mo	$150,000	$112	60
1630 W Covina Blvd #65	0.63mi	2/2.0 (-1)	1,392 (+4%)	2mo	$215,000	$154	58
1245 W Cienega Ave #46	0.53mi	3/2.0	1,512 (+12%)	2mo	$270,000	$179	53
1630 W Covina Blvd #11	0.63mi	3/2.0	1,248 (-7%)	9mo	$180,000	$144	52
1635 W Covina #104	0.67mi	4/2.0 (+1)	1,404 (+4%)	7mo	$250,000	$178	50
1635 W Covina #53	0.67mi	3/2.0	1,484 (+10%)	3mo	$285,000	$192	49
1245 W Cienega Ave #183	0.53mi	2/1.0 (-1)	1,536 (+14%)	4mo	$125,000	$81	39

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: 21.5%
• Equity multiple: 1.85×
• Total profit: $47,407
• Equity at exit: $29,746

10-year hold

• IRR: 27.7%
• Equity multiple: 3.13×
• Total profit: $119,099
• Equity at exit: $17,249

Cash invested: $55,860 (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: 5.1×

Monthly cashflow live

• Estimated rent: $3,263 high
• Mortgage (P&I): −$1,046
• Tax from tax record: −$45 /mo · $543/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$685
• Net cashflow: $1,403

Break-even live

Break-even rent $1,487

Max offer price $199,500

Occupancy floor 52%

Sensitivity live

Price	-10% $1,516	-5% $1,460	+0% $1,403	+5% $1,347	+10% $1,290
Rent	-10% $1,145	-5% $1,274	+0% $1,403	+5% $1,532	+10% $1,661
Rate	-1.0pp $1,504	-0.5pp $1,454	base $1,403	+0.5pp $1,352	+1.0pp $1,299

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1471 Cypress St San Dimas, CA	2.0	2.0	1127	$900	$0.80	8d	1	0.37mi
1430 W Badillo St San Dimas, CA	3.0	1.5	1200	$3,000	$2.50	0d	1	0.37mi
1108 Eaton Rd San Dimas, CA	4.0	2.0	1689	$3,800	$2.25	45d	1	0.57mi
220 S Valley Center Ave San Dimas, CA	2.0	1.0	1000	$2,495	$2.50	45d	1	0.68mi
807 Avenida Loma Vis San Dimas, CA	3.0	2.0	1740	$4,500	$2.59	11d	1	0.80mi
1189 Strawberry Ln Glendora, CA	2.0	2.5	1292	$2,900	$2.24	45d	1	0.92mi
20983 E Covina Blvd Covina, CA	2.0	2.0	962	$2,500	$2.60	25d	1	0.98mi
21042 E Arrow Hwy Covina, CA	1.0–2.0	1.0–2.0	803	$2,875	$3.58	0d	9	1.04mi
1039 N Barston Ave Covina, CA	4.0	2.0	1870	$3,598	$1.92	25d	1	1.06mi
530 W 3rd St Unit A San Dimas, CA	2.0	2.5	1000	$3,000	$3.00	45d	1	1.13mi
1447 S Valley Center Ave Glendora, CA	3.0	2.0	1345	$3,500	$2.60	0d	1	1.16mi
1746 S Sunflower Ave Unit 7 Glendora, CA	2.0	2.0	1100	$2,400	$2.18	25d	1	1.16mi
1746 S Sunflower Ave Unit 10 Glendora, CA	2.0	1.5	1100	$2,400	$2.18	45d	1	1.16mi
522 W 4th St San Dimas, CA	3.0	1.0	1113	$3,550	$3.19	45d	1	1.18mi
644 Pearlanna Dr San Dimas, CA	3.0	1.5	1350	$3,500	$2.59	0d	1	1.23mi
204 San Luis Rey Dr San Dimas, CA	2.0	3.0	1287	$3,165	$2.46	6d	1	1.24mi
301 W 1st St San Dimas, CA	2.0	1.0	880	$2,150	$2.44	25d	1	1.30mi
301 W 1st St Unit A San Dimas, CA	3.0	2.0	1000	$3,250	$3.25	45d	1	1.30mi
801 Claraday St Glendora, CA	1.0–2.0	1.0–2.0	900	$2,325	$2.58	23d	6	1.31mi
502 San Pablo Ct San Dimas, CA	2.0	2.0	1092	$2,850	$2.61	0d	1	1.32mi
220 W 1st St San Dimas, CA	3.0	1.0	1200	$845	$0.70	18d	1	1.34mi
432 W Caldwell Ct San Dimas, CA	2.0	3.0	1502	$3,100	$2.06	45d	1	1.34mi
937 N Greenpark Ave Covina, CA	4.0	2.0	1562	$4,000	$2.56	45d	1	1.42mi
235 W 4th St San Dimas, CA	3.0	2.0	1200	$3,499	$2.92	0d	1	1.46mi
307 Beechwood Ln San Dimas, CA	4.0	3.0	1760	$3,950	$2.24	45d	1	1.47mi
608 Claraday St Glendora, CA	3.0	2.5	1600	$3,500	$2.19	45d	1	1.50mi

Listing history 18 events

1. 2026-06-21
   days on market $199,500 Active 36 DOM
2. 2026-06-18
   days on market $199,500 Active 33 DOM
3. 2026-06-17
   days on market $199,500 Active 32 DOM
4. 2026-06-16
   days on market $199,500 Active 31 DOM
5. 2026-06-15
   price $199,500 Active 30 DOM
6. 2026-06-15
   days on market $210,000 Active 30 DOM
7. 2026-06-13
   days on market $210,000 Active 28 DOM
8. 2026-06-13
   days on market $210,000 Active 27 DOM
9. 2026-06-09
   days on market $210,000 Active 24 DOM
10. 2026-06-08
    days on market $210,000 Active 23 DOM
11. 2026-06-07
    days on market $210,000 Active 22 DOM
12. 2026-06-04
    days on market $210,000 Active 19 DOM
13. 2026-06-03
    days on market $210,000 Active 18 DOM
14. 2026-06-02
    days on market $210,000 Active 17 DOM
15. 2026-06-01
    days on market $210,000 Active 16 DOM
16. 2026-05-31
    days on market $210,000 Active 15 DOM
17. 2026-05-16
    listed $210,000 Active 555-char remark
18. 2026-05-04
    historical $210,000 555-char remark

ⓘ 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: $543 · $45/mo
• Projected year-2 tax: $1,516 · $126/mo
• Expected delta: +$973/yr (+$81/mo · 179.1%)

ⓘ 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: $39,157
• − Mortgage interest: −$11,175
• − Property taxes: −$543
• − Insurance: −$998
• − Repairs & maintenance: −$3,133
• − Management: −$3,133
• − Depreciation: −$5,804
• Taxable income: $14,373
• Est. tax owed @ 24.0%: −$3,449
• After-tax cash flow: $13,390/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 · 2 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs to its exterior siding and landscaping, but recent bathroom updates and a good location make it a solid investment opportunity.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Minor landscaping — Overgrown vegetation

Value-add opportunities

• Resale paint exterior — Enhances curb appeal
• Rental landscaping — Improves curb appeal and tenant satisfaction

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
landscaping · Overgrown vegetation	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Resale paint exterior — Enhances curb appeal ↑
• Rental landscaping — Improves curb appeal and tenant satisfaction ↑

ⓘ 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: 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

-5.0% since first listed

3 events — show timeline

• 2026-06-15 Price Changed $199,500 CRMLS
• 2026-05-16 Listed $210,000 CRMLS
• 2026-05-04 Coming Soon $210,000 CRMLS

Property tax history

+6.6%/yr

Latest (2025): $543 · +6.6% YoY. Source: county tax records.