21310 E Covina Blvd #4 · Charter Oak, CA 91724

$159,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 23 Days on market

Built 1981 Good condition

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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 +4.7/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 1981 Mobile Home – Affordable, Comfortable & Move-In Ready! Located in a small and quaint Manufactured Home community on the Covina and San Dimas border. Rancho San Jose is an All Age Community. Step into this well-maintained and fully furnished 1981 mobile home offering affordable living with plenty of charm and potential. Featuring a comfortable living space, this home is perfect for first-time buyers, downsizers, or anyone looking for budget-friendly homeownership. Enjoy a bright kitchen with ample cabinet space, and cozy bedrooms. Outside, you’ll find covered parking, storage space, and a low-maintenance yard ideal for relaxing or entertaining. Conveniently

Key facts

• Bright kitchen
• Covered parking
• Low maintenance yard

Tags

• COVERED PARKING
• STORAGE SPACE
• LOW MAINTENANCE YARD
• BRIGHT KITCHEN
• AMPLE CABINET SPACE
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Access via paved city streets; directions: off of Valley Center Ave
• Financial info: Monthly land lease payment required
• HOA & community: Park name: Rancho San Jose; Manager approval required; Pets allowed; Gutters and street lighting in community; Monthly land lease through park

Exterior

• Parking: Carport (1 space)
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected; Telephone in street; Cable available
• Home design: Single-story; Front door entry; Mobile home remains on site (14' x 48', model 00762482B03)
• Construction: One total story; Year built per public records
• Exterior features: Awning; Covered front porch; Covered patio; Shed; Community pool

Interior

• Kitchen: Garbage disposal; Microwave; Refrigerator; Freestanding gas range; Dishwasher
• Bedrooms: All bedrooms on ground level
• Flooring: Vinyl; Carpet
• Bathrooms: One 3/4 bathroom
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Furnished; Ceiling fan; Drapes/curtains and blinds; Community spa
• Laundry & utility: Washer included; Dryer included; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $159k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $847 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 3.0% in Charter Oak — 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 63/100 on livability (#452 in CA) — a middle-class / working-renter tenant base. Strengths: schools A+, commute A, employment B; Watch: crime D+, amenities F, cost of living 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: 65 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $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 + 3.0% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($157k) 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 $156,615 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-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?
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.55% ✓
• Cap rate: 12.68%
• Cash-on-cash: 22.82%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 1.63×
• Total profit: $28,187
• Equity at exit: $23,707

10-year hold

• IRR: 24.4%
• Equity multiple: 3.11×
• Total profit: $94,120
• Equity at exit: $13,747

Cash invested: $44,520 (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 91724

• Active inventory: 65
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,462 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $847

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 61%

Sensitivity live

Price	-10% $956	-5% $901	+0% $847	+5% $792	+10% $737
Rent	-10% $652	-5% $749	+0% $847	+5% $944	+10% $1,041
Rate	-1.0pp $927	-0.5pp $887	base $847	+0.5pp $805	+1.0pp $763

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 N Valley Center Ave San Dimas, CA	1.0	1.0	450	$1,695	$3.77	23d	1	0.43mi
21042 E Arrow Hwy Covina, CA	1.0–2.0	1.0–2.0	803	$2,875	$3.58	0d	9	0.56mi
711 Claraday St Unit A Glendora, CA	2.0	1.0	750	$2,250	$3.00	45d	1	0.87mi
217 Danecroft Ave Unit A San Dimas, CA	2.0	1.0	735	$2,800	$3.81	45d	1	0.91mi

Listing history 15 events

1. 2026-06-21
   days on market $159,000 Active 23 DOM
2. 2026-06-18
   days on market $159,000 Active 20 DOM
3. 2026-06-17
   days on market $159,000 Active 19 DOM
4. 2026-06-16
   days on market $159,000 Active 18 DOM
5. 2026-06-15
   days on market $159,000 Active 17 DOM
6. 2026-06-13
   days on market $159,000 Active 15 DOM
7. 2026-06-13
   days on market $159,000 Active 14 DOM
8. 2026-06-09
   days on market $159,000 Active 11 DOM
9. 2026-06-08
   days on market $159,000 Active 10 DOM
10. 2026-06-07
    days on market $159,000 Active 9 DOM
11. 2026-06-04
    days on market $159,000 Active 6 DOM
12. 2026-06-03
    days on market $159,000 Active 5 DOM
13. 2026-06-02
    days on market $159,000 Active 4 DOM
14. 2026-06-01
    days on market $159,000 Active 3 DOM
15. 2026-05-31
    days on market $159,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $29,549
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$2,364
• − Management: −$2,364
• − Depreciation: −$4,625
• Taxable income: $8,109
• Est. tax owed @ 24.0%: −$1,946
• After-tax cash flow: $8,212/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 charming 1981 mobile home is move-in ready with good condition and potential for updates to increase its value.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both replace ceiling fan — improves air circulation and aesthetics
• Resale update kitchen cabinets — modernizes kitchen and adds value
• Resale update bathroom fixtures — modernizes bathroom and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace ceiling fan — improves air circulation and aesthetics ↑
• Resale update kitchen cabinets — modernizes kitchen and adds value ↑
• Resale update bathroom fixtures — modernizes bathroom and adds 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 — Charter Oak

• Score: 63/100
• State rank: #452
• US rank: #15268

Category grades

Amenities F Commute A Cost of living F Crime D+ Employment B Housing C+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charter Oak, CA
• County: Los Angeles County · 9,444,647 people
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 28,352
• Household income: $103,163
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 550.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 55% White 22% Two or more races 19% Asian 14% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Portuguese 1% Slovak 1% Iranian 1%
• Foreign-born: 24% · Canada, China, Vietnam
• Languages at home: 53% English-only · Spanish 33% Chinese 5% Tagalog/Filipino 3%

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: ▼ -732.51%
• Current HPI: 370.5956
• Rent YoY: —
• 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

1 event — show timeline

• 2026-05-29 Listed $159,000 CRMLS

Property tax history

+8.0%/yr

Latest (2025): $245 · +8.0% YoY. Source: county tax records.