17350 Temple Ave #71 · South San Jose Hills, CA 91744

$230,000

4 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 182 Days on market

Built 1972 $160/sqft · 43% above area Est $161k · 43% over

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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
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious and rare 4-bedroom, 2-bath double-wide located in the highly desirable Covina Hills Mobile Home Community. Very few homes in the park offer four true bedrooms, making this a standout opportunity. One bedroom has a private exterior entrance, perfect for guests, extended family, or a home office setup. Enjoy peaceful views of the San Gabriel Mountains from the back patio area. The home features central A/C and heating, washer and dryer included in a dedicated laundry/pantry room with built-in cabinetry, plus two large storage sheds for extra space. Covina Hills offers resort-style amenities including two heated pools, infant pool, spa, sauna, fitness center, basketball court, and two clubhouses available to reserve. Motivated seller. Buyer to verify all information, space rent, park rules, and amenities to their own satisfaction.

Key facts

• Heated pools
• Fitness center
• Large storage sheds

Tags

• PRIVATE EXTERIOR ENTRANCE
• DEDICATED LAUNDRY PANTRY ROOM
• LARGE STORAGE SHEDS
• RESORT STYLE AMENITIES
• HEATED POOLS
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 3.2% in South San Jose Hills — 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 (#449 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A, employment A-; Watch: crime F, amenities F, cost of living F.
• Rowland Unified (suburban): math 40% / reading 62% proficiency, ranked #134 of 517 in CA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+13.2%/yr); 70 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 45% of the median local income ($94k/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 $2k of loan paydown is wiped out by about $7k 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 + 8.0% rent growth), your $64k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 23y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $230k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 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 1972 — 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. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 1.51% ✓
• Cap rate: 12.30%
• Cash-on-cash: 21.46%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (median comp): $161,000
• List price: $230,000
• Delta: 42.86%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17350 Temple #288	0.00mi	3/2.0 (-1)	1,440 (0%)	3mo	$145,000	$101	92
17350 Temple Ave #383	0.00mi	3/2.0 (-1)	1,431 (-1%)	8mo	$187,000	$131	87
17350 Temple Ave #214	0.00mi	3/2.0 (-1)	1,456 (+1%)	13mo	$219,000	$150	82
17350 Temple 237	0.00mi	3/2.0 (-1)	1,320 (-8%)	2mo	$189,000	$143	79
17350 E Temple Ave #84	0.00mi	3/2.0 (-1)	1,344 (-7%)	6mo	$180,000	$134	79
17350 Temple Ave #484	0.00mi	3/2.0 (-1)	1,344 (-7%)	12mo	$276,000	$205	74
17350 Temple Ave #397	0.00mi	3/2.0 (-1)	1,344 (-7%)	12mo	$140,000	$104	74
17350 Temple #411	0.00mi	3/2.0 (-1)	1,632 (+13%)	2mo	$295,000	$181	71
17350 E Temple Ave #451	0.00mi	3/2.0 (-1)	1,566 (+9%)	11mo	$274,000	$175	71
17350 Temple Ave #320	0.25mi	3/2.0 (-1)	1,500 (+4%)	7mo	$126,500	$84	71
17350 E Temple Ave #405	0.00mi	3/2.0 (-1)	1,344 (-7%)	18mo	$170,000	$126	69
17350 Temple Ave #434	0.00mi	3/2.0 (-1)	1,344 (-7%)	18mo	$219,000	$163	68

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 1.85×
• Total profit: $54,469
• Equity at exit: $34,294

10-year hold

• IRR: 31.1%
• Equity multiple: 4.50×
• Total profit: $225,551
• Equity at exit: $19,886

Cash invested: $64,400 (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 91744

• Rents YoY: 13.2%
• Active inventory: 70
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,470 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$729
• Net cashflow: $1,152

Break-even live

Break-even rent $2,012

Max offer price $230,000

Occupancy floor 62%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 S Azusa Ave West Covina, CA	1.0–3.0	1.0–2.0	934	$3,214	$3.44	5d	12	0.44mi
2442 S Nancy St Unit 1 West Covina, CA	3.0	1.5	1165	$3,345	$2.87	43d	1	0.58mi
2100 S Lark Ellen Ave West Covina, CA	1.0–3.0	1.0–2.0	967	$3,200	$3.31	5d	8	0.98mi
2452 E Brenda St West Covina, CA	4.0	2.0	1460	$4,095	$2.80	1d	1	1.00mi
3424 S Rachel Ave West Covina, CA	4.0	2.0	1445	$3,500	$2.42	7d	1	1.02mi
2013 S Brentwood Dr West Covina, CA	4.0	2.0	1568	$3,650	$2.33	1d	1	1.10mi
2316 Cravath Ct West Covina, CA	3.0	2.0	1335	$3,050	$2.28	17d	1	1.13mi
2622 E Marlena St West Covina, CA	4.0	2.0	1579	$3,650	$2.31	43d	1	1.19mi
856 Francesca Dr Walnut, CA	3.0	3.0	1594	$3,900	$2.45	43d	1	1.31mi
1366 Oahu St West Covina, CA	3.0	3.0	1596	$3,475	$2.18	43d	1	1.35mi
1511 Wailea St West Covina, CA	3.0	2.5	1509	$3,400	$2.25	24d	1	1.36mi
684 Panorama Ln La Puente, CA	3.0	3.5	1683	$3,600	$2.14	17d	1	1.38mi
684 Panorama Ln La Puente, CA	3.0	3.5	1683	$3,600	$2.14	20d	1	1.38mi
1818 Bauer Dr West Covina, CA	3.0	2.0	1125	$3,000	$2.67	6d	1	1.46mi

Listing history 40 events

1. 2026-06-18
   days on market $230,000 Active 182 DOM
2. 2026-06-17
   days on market $230,000 Active 181 DOM
3. 2026-06-16
   days on market $230,000 Active 180 DOM
4. 2026-06-15
   days on market $230,000 Active 179 DOM
5. 2026-06-13
   days on market $230,000 Active 177 DOM
6. 2026-06-13
   days on market $230,000 Active 176 DOM
7. 2026-06-09
   days on market $230,000 Active 173 DOM
8. 2026-06-08
   days on market $230,000 Active 172 DOM
9. 2026-06-07
   days on market $230,000 Active 171 DOM
10. 2026-06-04
    days on market $230,000 Active 168 DOM
11. 2026-06-03
    days on market $230,000 Active 167 DOM
12. 2026-06-02
    days on market $230,000 Active 166 DOM
13. 2026-06-01
    days on market $230,000 Active 165 DOM
14. 2026-05-31
    days on market $230,000 Active 164 DOM
15. 2026-01-26
    price $230,000 848-char remark

    Show marketing remark (848 chars)

    Spacious and rare 4-bedroom, 2-bath double-wide located in the highly desirable Covina Hills Mobile Home Community. Very few homes in the park offer four true bedrooms, making this a standout opportunity. One bedroom has a private exterior entrance, perfect for guests, extended family, or a home office setup. Enjoy peaceful views of the San Gabriel Mountains from the back patio area. The home features central A/C and heating, washer and dryer included in a dedicated laundry/pantry room with built-in cabinetry, plus two large storage sheds for extra space. Covina Hills offers resort-style amenities including two heated pools, infant pool, spa, sauna, fitness center, basketball court, and two clubhouses available to reserve. Motivated seller. Buyer to verify all information, space rent, park rules, and amenities to their own satisfaction.

16. 2025-12-18
    listed $250,000 Active 848-char remark

    Show marketing remark (848 chars)

    Spacious and rare 4-bedroom, 2-bath double-wide located in the highly desirable Covina Hills Mobile Home Community. Very few homes in the park offer four true bedrooms, making this a standout opportunity. One bedroom has a private exterior entrance, perfect for guests, extended family, or a home office setup. Enjoy peaceful views of the San Gabriel Mountains from the back patio area. The home features central A/C and heating, washer and dryer included in a dedicated laundry/pantry room with built-in cabinetry, plus two large storage sheds for extra space. Covina Hills offers resort-style amenities including two heated pools, infant pool, spa, sauna, fitness center, basketball court, and two clubhouses available to reserve. Motivated seller. Buyer to verify all information, space rent, park rules, and amenities to their own satisfaction.

17. 2019-12-23
    soldstatus $95,000 Closed Sale 429-char remark

    Show marketing remark (429 chars)

    You can bring the family to this unique Mobil Park this unit has a beautiful back yard that overlooks the whole valley, great for those family BBQs. Come take a look at this 4-bedroom 2-bath. It has a newer Air Conditioner and Water Heater. The park has a variety of activities for the whole family with two swimming pools, basketball courts, tetherball, pool tables, several table games, yoga, Zumba classes. This is a must-see!

18. 2019-12-09
    status Pending Sale 429-char remark

    Show marketing remark (429 chars)

    You can bring the family to this unique Mobil Park this unit has a beautiful back yard that overlooks the whole valley, great for those family BBQs. Come take a look at this 4-bedroom 2-bath. It has a newer Air Conditioner and Water Heater. The park has a variety of activities for the whole family with two swimming pools, basketball courts, tetherball, pool tables, several table games, yoga, Zumba classes. This is a must-see!

19. 2019-10-14
    listed $97,000 Active 429-char remark

    Show marketing remark (429 chars)

    You can bring the family to this unique Mobil Park this unit has a beautiful back yard that overlooks the whole valley, great for those family BBQs. Come take a look at this 4-bedroom 2-bath. It has a newer Air Conditioner and Water Heater. The park has a variety of activities for the whole family with two swimming pools, basketball courts, tetherball, pool tables, several table games, yoga, Zumba classes. This is a must-see!

20. 2013-07-31
    soldstatus $36,000 Closed
21. 2013-07-12
    status Pending
22. 2013-06-30
    soldstatus $36,000 Closed
23. 2013-05-20
    status Pending
24. 2012-10-04
    listed $39,900 Active
25. 2012-09-13
    historical
26. 2012-03-14
    listed $39,000 Active
27. 2009-11-01
    price $75,900 Expired
28. 2008-11-12
    historical
29. 2008-11-05
    listed $68,900
30. 2008-08-07
    historical
31. 2008-03-06
    listed $74,900
32. 2007-11-01
    historical
33. 2007-09-29
    price $79,900
34. 2007-05-17
    historical
35. 2007-04-21
    listed $85,000
36. 2006-11-16
    listed $85,000
37. 2004-09-16
    soldstatus $52,900
38. 2004-07-01
    listed $52,900
39. 2003-05-20
    soldstatus $43,000
40. 2003-03-24
    listed $48,000

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,637
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$3,331
• − Management: −$3,331
• − Depreciation: −$6,691
• Taxable income: $10,801
• Est. tax owed @ 24.0%: −$2,592
• After-tax cash flow: $11,228/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: Rowland Unified
• NCES district ID: 0633750
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 62% ▲ 11.00%
• Median HH income: $63,667
• Composite: 44.83/100
• National rank: #2733
• State rank: #134 of 517 in CA

Livability — South San Jose Hills

• Score: 63/100
• State rank: #449
• US rank: #15206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South San Jose Hills, CA
• County: Los Angeles County · 9,444,647 people
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 76,942
• Household income: $93,557
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1299.0

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: Predominantly Hispanic (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 18% Asian 14% White 4% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 69%
• Foreign-born: 39% · Canada, China, Vietnam
• Languages at home: 26% English-only · Spanish 62% Chinese 6% 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: ▼ -953.57%
• Current HPI: 447.0241
• Rent YoY: ▲ 13.19%
• 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

+379.2% since first listed

26 events — show timeline

• 2026-01-26 Price Changed $230,000 TheMLS
• 2025-12-18 Listed $250,000 TheMLS
• 2019-12-23 Sold (MLS) $95,000 CRMLS
• 2019-12-09 Pending — CRMLS
• 2019-10-14 Listed $97,000 CRMLS
• 2013-07-31 Sold (MLS) $36,000 CRMLS
• 2013-07-12 Pending — CRMLS
• 2013-06-30 Sold (MLS) $36,000 CRMLS
• 2013-05-20 Pending — CRMLS
• 2012-10-04 Listed $39,900 CRMLS
• 2012-09-13 Listing Removed — CRMLS
• 2012-03-14 Listed $39,000 CRMLS
• 2009-11-01 Price Changed $75,900 CRMLS
• 2008-11-12 Listing Removed — CRMLS
• 2008-11-05 Listed $68,900 CRMLS
• 2008-08-07 Listing Removed — CRMLS
• 2008-03-06 Listed $74,900 CRMLS
• 2007-11-01 Listing Removed — CRMLS
• 2007-09-29 Price Changed $79,900 CRMLS
• 2007-05-17 Listing Removed — CRMLS
• 2007-04-21 Listed $85,000 CRMLS
• 2006-11-16 Listed $85,000 CRMLS
• 2004-09-16 Sold (MLS) $52,900 CRMLS
• 2004-07-01 Listed $52,900 CRMLS
• 2003-05-20 Sold (MLS) $43,000 CRMLS
• 2003-03-24 Listed $48,000 CRMLS

Property tax history

+8.2%/yr

Latest (2025): $314 · +8.2% YoY. Source: county tax records.