19850 E Arrow Unit C2 · Charter Oak, CA 91724

$140,000

2 bd · 2.0 ba · 672 sqft · Manufactured public records · 133 Days on market

Built 1987 Good condition $208/sqft · 38% above area Est $102k · 38% over ↓ 7% since listing

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Why this score? — see what drove the C+ 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
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this remodeled 2-bedroom, 2-bathroom manufactured home ideally located in the heart of Covina, offering convenient access to major freeways, shopping, dining, and local amenities. The home features a recently renovated kitchen with updated finishes and ample cabinetry, seamlessly connecting to the living and dining areas—perfect for everyday living and entertaining. The open living space is filled with natural light, creating a warm and inviting atmosphere throughout. Both bedrooms are generously sized, including a primary suite with a private bathroom. The outdoor area provides space to relax or personalize, while the community setting offers added comfort and convenience. Ideal for first-time buyers, downsizers, or anyone seeking a low-maintenance lifestyle, this property presents a fantastic opportunity to own in Covina at an accessible price point.

Key facts

• Community setting
• Ample cabinetry
• Natural light

Tags

• RECENTLY RENOVATED KITCHEN
• AMPLE CABINETRY
• OPEN LIVING SPACE
• NATURAL LIGHT
• OUTDOOR AREA
• COMMUNITY SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $997 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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: 66 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $968 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 + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($123k) 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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.78% ✓
• Cap rate: 14.84%
• Cash-on-cash: 30.52%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

• ARV (median comp): $101,500
• List price: $140,000
• Delta: 37.93%
• Verdict: OVERPRICED
• Comps: 9 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1700 S Glendora Ave Unit SP19	0.16mi	2/1.0	672 (0%)	9mo	$75,000	$112	81

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 2.04×
• Total profit: $40,844
• Equity at exit: $20,874

10-year hold

• IRR: 33.0%
• Equity multiple: 4.00×
• Total profit: $117,476
• Equity at exit: $12,105

Cash invested: $39,200 (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: 66
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,487 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $997

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 55%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 N Grand Ave Covina, CA	1.0–2.0	1.0–2.0	846	$2,720	$3.22	1d	5	0.48mi
440 W Gladstone St Glendora, CA	1.0–2.0	1.0–2.0	875	$2,390	$2.73	1d	9	0.64mi
711 Claraday St Unit A Glendora, CA	2.0	1.0	750	$2,250	$3.00	43d	1	0.79mi
21042 E Arrow Hwy Covina, CA	1.0–2.0	1.0–2.0	803	$2,875	$3.58	1d	11	1.12mi
1000 S Glendora Ave Glendora, CA	1.0	1.0	551	$1,820	$3.30	1d	1	1.12mi
826 N Barranca Ave Covina, CA	1.0–2.0	1.0–2.0	762	$2,295	$3.01	43d	2	1.23mi
18615 E Arrow Hwy Covina, CA	1.0	1.0	619	$1,976	$3.19	10d	2	1.36mi
18537 E Arrow Hwy Covina, CA	1.0–2.0	1.0–2.5	937	$2,650	$2.83	4d	7	1.40mi

Listing history 16 events

1. 2026-06-18
   days on market $140,000 Active 133 DOM
2. 2026-06-17
   days on market $140,000 Active 132 DOM
3. 2026-06-16
   days on market $140,000 Active 131 DOM
4. 2026-06-15
   days on market $140,000 Active 130 DOM
5. 2026-06-13
   days on market $140,000 Active 128 DOM
6. 2026-06-13
   days on market $140,000 Active 127 DOM
7. 2026-06-09
   days on market $140,000 Active 124 DOM
8. 2026-06-08
   days on market $140,000 Active 123 DOM
9. 2026-06-07
   days on market $140,000 Active 122 DOM
10. 2026-06-04
    days on market $140,000 Active 119 DOM
11. 2026-06-03
    days on market $140,000 Active 118 DOM
12. 2026-06-02
    days on market $140,000 Active 117 DOM
13. 2026-06-01
    days on market $140,000 Active 116 DOM
14. 2026-05-31
    days on market $140,000 Active 115 DOM
15. 2026-05-08
    price $140,000 881-char remark

    Show marketing remark (881 chars)

    Welcome to this remodeled 2-bedroom, 2-bathroom manufactured home ideally located in the heart of Covina, offering convenient access to major freeways, shopping, dining, and local amenities. The home features a recently renovated kitchen with updated finishes and ample cabinetry, seamlessly connecting to the living and dining areas—perfect for everyday living and entertaining. The open living space is filled with natural light, creating a warm and inviting atmosphere throughout. Both bedrooms are generously sized, including a primary suite with a private bathroom. The outdoor area provides space to relax or personalize, while the community setting offers added comfort and convenience. Ideal for first-time buyers, downsizers, or anyone seeking a low-maintenance lifestyle, this property presents a fantastic opportunity to own in Covina at an accessible price point.

16. 2026-02-05
    listed $150,000 Active 881-char remark

    Show marketing remark (881 chars)

    Welcome to this remodeled 2-bedroom, 2-bathroom manufactured home ideally located in the heart of Covina, offering convenient access to major freeways, shopping, dining, and local amenities. The home features a recently renovated kitchen with updated finishes and ample cabinetry, seamlessly connecting to the living and dining areas—perfect for everyday living and entertaining. The open living space is filled with natural light, creating a warm and inviting atmosphere throughout. Both bedrooms are generously sized, including a primary suite with a private bathroom. The outdoor area provides space to relax or personalize, while the community setting offers added comfort and convenience. Ideal for first-time buyers, downsizers, or anyone seeking a low-maintenance lifestyle, this property presents a fantastic opportunity to own in Covina at an accessible price point.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,839
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − Depreciation: −$4,073
• Taxable income: $10,350
• Est. tax owed @ 24.0%: −$2,484
• After-tax cash flow: $9,479/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 · 6 photos

Good 80/100 Cosmetic rehab

This remodeled 2-bedroom, 2-bathroom manufactured home is in good condition with recent updates, making it move-in ready and suitable for both resale and rental.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace front door — Improves security and aesthetics
• Both Upgrade landscaping — Enhances curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace front door — Improves security and aesthetics ↑
• Both Upgrade landscaping — Enhances curb appeal and 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

-6.7% since first listed

2 events — show timeline

• 2026-05-08 Price Changed $140,000 CRMLS
• 2026-02-05 Listed $150,000 CRMLS

Property tax history

+6.6%/yr

Latest (2025): $237 · +6.6% YoY. Source: county tax records.