716 N GRAND Unit D-3 · Covina, CA 91724

$49,750

2 bd · 1.0 ba · 768 sqft · Manufactured public records · 13 Days on market

Manufactured home Built 1991 Good condition 1.00 ac lot 2-car garage $65/sqft · 54% below area Est $88k · 44% under ↓ 23% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.2/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -6.6

Listing remarks

716 North Brand, Space D-3, Covina, CA 91724 This beautifully remodeled 2-bedroom, 1-bathroom home is now available. Located in a secure, quiet, "all ages welcome" family park, this home has undergone a complete transformation. It was in escrow but buyer could not qualify. Key Features & Recent Upgrades: - Gourmet Kitchen: Features a huge quartz countertop island and a brand-new range hood. - Modern Flooring: 100% waterproof flooring installed throughout the entire house. - Energy Efficiency: Brand-new "Low E3 Tinted, " dual-glazed, argon-filled retrofit windows.

Key facts

• Modern flooring
• Fresh paint
• Gourmet kitchen

Tags

• GOURMET KITCHEN
• HUGE QUARTZ COUNTERTOP ISLAND
• BRAND NEW RANGE HOOD
• MODERN FLOORING
• ARGON FILLED RETROFIT WINDOWS
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Cap rate 33.3% vs local median 2.4% in Covina — 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 (#181 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime C-, health & safety C-, 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.
• Zoned schools: Cedargrove Elementary (563 students, 67% FRL); Royal Oak Middle (622 students, 66% FRL); Charter Oak High (math 46% / reading 57%, grade D+, #312 of 1,170 statewide, top 27%, 1,329 students, 61% FRL) — zoned schools average 65% FRL vs 43% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 78 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 43d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $344 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,750

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. 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.
3. 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.
4. 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: 3.61% ✓
• Cap rate: 33.27%
• Cash-on-cash: 96.35%
• DSCR: 5.29
• GRM: 2.3

CMA / ARV

• ARV (median comp): $88,110
• List price: $49,750
• Delta: -43.54%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19548 E Cypress St #27	0.17mi	2/1.0	710 (-8%)	1mo	$127,500	$180	78
748 N Viceroy	1.13mi	2/1.0	845 (+10%)	1mo	$675,000	$799	47
18707 E Arrow Hwy #55	1.33mi	1/1.0 (-1)	722 (-6%)	5mo	$375,000	$519	46
704 Orange Cir	1.43mi	2/1.0	828 (+8%)	11mo	$670,000	$809	43
1380 N CITRUS #G17	1.30mi	2/2.0	840 (+9%)	6mo	$122,000	$145	40
265 W Pershing Ct	1.33mi	2/1.0	857 (+12%)	9mo	$805,000	$939	38
425 Paradiso Pl	0.66mi	1/1.5 (-1)	890 (+16%)	1mo	$484,423	$544	37
1700 S Glendora Ave Unit SP19	1.15mi	2/1.0	672 (-12%)	10mo	$75,000	$112	36
18308 E Bellbrook	1.29mi	2/1.0	917 (+19%)	6mo	$705,000	$769	35
662 Calamansi Dr	0.65mi	1/2.0 (-1)	935 (+22%)	8mo	$533,490	$571	29
201 E Arrow Hwy #64	1.14mi	3/2.0 (+1)	920 (+20%)	4mo	$85,000	$92	27
925 Bonita Ave #24	1.14mi	3/2.0 (+1)	960 (+25%)	9mo	$267,500	$279	24

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: 97.3%
• Equity multiple: 5.54×
• Total profit: $63,173
• Equity at exit: $7,418

10-year hold

• IRR: 99.9%
• Equity multiple: 11.53×
• Total profit: $146,738
• Equity at exit: $4,301

Cash invested: $13,930 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 3 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $143,000 ($166/sqft)
• Median days on market: 145 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -30.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 91724

• Active inventory: 78
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,797 high
• Mortgage (P&I): −$261
• Tax from tax record: −$19 /mo · $230/yr
• Insurance: −$21
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $1,118

Break-even live

Break-even rent $381

Max offer price $49,750

Occupancy floor 33%

Sensitivity live

Price	-10% $1,147	-5% $1,133	+0% $1,118	+5% $1,104	+10% $1,090
Rent	-10% $977	-5% $1,047	+0% $1,118	+5% $1,189	+10% $1,260
Rate	-1.0pp $1,143	-0.5pp $1,131	base $1,118	+0.5pp $1,106	+1.0pp $1,092

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: $12,438
• Closing costs: $1,492
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 E Ruddock St Apt 10 Covina, CA	2.0	1.5	1000	$1,850	$1.85	43d	1	0.41mi
367 N Prospero Dr Covina, CA	2.0	2.0	1000	$1,950	$1.95	56d	1	0.51mi
367 N Prospero Dr Unit 7 Covina, CA	2.0	2.0	1000	$1,950	$1.95	28d	1	0.51mi
554 E Hurst St Unit 2 Covina, CA	2.0	1.0	866	$2,650	$3.06	54d	1	0.52mi
554 E Hurst St Unit 4 Covina, CA	2.0	1.0	866	$2,225	$2.57	26d	1	0.52mi
628 E Italia St Unit 3 Covina, CA	2.0	1.5	900	$1,850	$2.06	56d	1	0.54mi
826 N Barranca Ave Covina, CA	1.0–2.0	1.0–2.0	762	$2,295	$3.01	93d	2	0.57mi
501 E Hurst St Unit 2 Covina, CA	2.0	1.0	866	$1,900	$2.19	52d	1	0.59mi
514 E Cypress St Unit 3 Covina, CA	2.0	2.0	1107	$2,300	$2.08	10d	1	0.60mi
474 E Cypress St Unit 474 04 Covina, CA	2.0	1.5	963	$2,100	$2.18	28d	1	0.64mi
19531 E Cienega Ave Unit 208 Covina, CA	2.0	2.0	850	$2,195	$2.58	68d	1	0.72mi
111 S Barranca Ave Covina, CA	2.0	1.0	957	$2,476	$2.59	9d	1	0.78mi
111 S Barranca Ave Covina, CA	1.0	1.0	687	$2,035	$2.96	93d	1	0.78mi
111 S Barranca Ave Covina, CA	1.0	1.0	687	$2,145	$3.12	10d	1	0.78mi
111 S Barranca Ave Covina, CA	2.0	2.0	1050	$2,800	$2.67	34d	1	0.78mi
111 S Barranca Ave Covina, CA	1.0	1.0	687	$2,185	$3.18	7d	1	0.78mi
111 S Barranca Ave Covina, CA	2.0	1.0	957	$2,445	$2.55	62d	1	0.78mi
111 S Barranca Ave Covina, CA	2.0	1.0	957	$2,476	$2.59	21d	1	0.78mi
111 S Barranca Ave Covina, CA	1.0	1.0	687	$2,245	$3.27	26d	1	0.78mi
111 S Barranca Ave Covina, CA	1.0	1.0	687	$2,035	$2.96	64d	1	0.78mi
1400 N Grand Ave Covina, CA	1.0–2.0	1.0–2.0	846	$2,639	$3.12	1d	6	0.85mi
364 E Badillo St Unit 368 1/2 Covina, CA	1.0	1.0	592	$1,695	$2.86	30d	1	0.90mi
364 E Badillo St Unit 372 Covina, CA	1.0	1.0	592	$1,695	$2.86	21d	1	0.90mi
449 E Puente St Unit 2 Covina, CA	2.0	1.0	900	$2,395	$2.66	39d	1	0.95mi
445 E Puente St Covina, CA	2.0	1.0	992	$2,900	$2.92	70d	1	0.96mi
321 S San Jose Ave Covina, CA	2.0	1.5	990	$2,595	$2.62	12d	2	0.99mi
255 E Center St Covina, CA	1.0	1.0	625	$2,195	$3.51	56d	1	1.03mi
253 E Center St Covina, CA	1.0	1.0	625	$2,295	$3.67	56d	1	1.05mi
707 N Park Ave Covina, CA	2.0	2.0	900	$2,900	$3.22	93d	1	1.06mi
320 S 1st Ave Covina, CA	2.0	2.0	1090	$2,595	$2.38	66d	1	1.07mi
327 E Navilla Pl Covina, CA	2.0	1.0	800	$2,075	$2.59	42d	1	1.14mi
749 N Viceroy Ave Covina, CA	3.0	1.0	980	$3,000	$3.06	12d	1	1.17mi
18421 E Cypress St Covina, CA	1.0	1.0	800	$2,500	$3.12	93d	1	1.17mi
532 Stewart Dr Covina, CA	2.0	1.0	800	$2,600	$3.25	56d	1	1.17mi
265 E Navilla Pl Unit 209 Covina, CA	1.0	1.0	750	$1,695	$2.26	17d	1	1.18mi
265 E Navilla Pl Unit 206 Covina, CA	1.0	1.0	750	$1,695	$2.26	73d	1	1.18mi
500 S 1st Ave Unit 502 Covina, CA	2.0	1.0	700	$2,350	$3.36	21d	1	1.18mi
228 E Puente St Unit 230 Covina, CA	2.0	1.0	1080	$2,500	$2.31	28d	1	1.18mi
1632 S Glendora Ave Glendora, CA	3.0	2.0	1000	$2,950	$2.95	19d	1	1.18mi
136 W Orange St Covina, CA	1.0	1.0	650	$2,200	$3.38	73d	1	1.20mi

Property features AI

Finance

• Other: Lot classified as 0-1 Unit/AcreElevation units in feet
• Financial info: Rent includes: see remarks
• HOA & community: Land lease in park (Park listed as MOBILE AIRE)Land lease amount: $1,654.42 (park source)Community features: UrbanManager approval requiredCats allowed

Exterior

• Parking: Attached 2-car garage2 total parking spacesLocated in MOBILE AIRE park
• Utilities: Sewer or septic (unknown)Water: see remarks
• Home design: Single-story mobile homeModel 8312 LMobile home remains in placeFacing/entry on main level
• Construction: Mobile home (20 ft x 31 ft)Total of 1 story
• Exterior features: Community pool

Interior

• Kitchen: Water heater unit
• Bedrooms: All bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling
• Interior features: Quartz countersRecessed lightingStorage spaceOne-level homeEntry on main level
• Laundry & utility: Laundry located in the kitchen

Listing history 22 events

1. 2026-06-04
   days on market $49,750 Active 13 DOM
2. 2026-06-03
   days on market $49,750 Active 12 DOM
3. 2026-06-02
   days on market $49,750 Active 11 DOM
4. 2026-06-01
   days on market $49,750 Active 10 DOM
5. 2026-05-31
   days on market $49,750 Active 9 DOM
6. 2026-05-22
   listed $49,750 Active
7. 2026-02-28
   historical
8. 2026-01-11
   price $79,750
9. 2026-01-11
   price $85,000
10. 2025-12-24
    price $89,450
11. 2025-12-07
    listed $109,450 Active
12. 2025-12-06
    historical
13. 2025-11-30
    historical
14. 2025-11-08
    price $124,450
15. 2025-10-29
    listed $124,750 Active
16. 2025-02-14
    historical
17. 2024-11-26
    status Active
18. 2024-08-14
    listed $54,995 Active
19. 2024-07-01
    historical
20. 2024-05-15
    status Active
21. 2024-04-03
    status Active
22. 2024-03-12
    listed $65,000 Active

ⓘ 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: $230 · $19/mo
• Projected year-2 tax: $378 · $32/mo
• Expected delta: +$148/yr (+$12/mo · 64.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $21,558
• − Mortgage interest: −$2,787
• − Property taxes: −$230
• − Insurance: −$249
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − Depreciation: −$1,447
• Taxable income: $13,396
• Est. tax owed @ 24.0%: −$3,215
• After-tax cash flow: $10,206/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 80/100 Cosmetic rehab Est. rehab $3,840–$11,520 screening

This beautifully remodeled 2-bedroom, 1-bathroom home is move-in ready with modern updates and fresh paint.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint inside and out ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 52/100

Zoned Schools

Elementary Cedargrove Elementary Middle Royal Oak Middle High Charter Oak High D+ CA #312/1,170 Nat'l #5,269/17,239

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

B Composite livability gradescore 72/100

Livability — Covina

• Score: 72/100
• State rank: #181
• US rank: #5811

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Covina, CA
• County: Los Angeles County · 10,940,515 people
• City population: 81,184
• 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: 10% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Lot classified as 0-1 Unit/AcreElevation units in feet
• Financial info: Rent includes: see remarks
• HOA & community: Land lease in park (Park listed as MOBILE AIRE)Land lease amount: $1,654.42 (park source)Community features: UrbanManager approval requiredCats allowed

Exterior

• Parking: Attached 2-car garage2 total parking spacesLocated in MOBILE AIRE park
• Utilities: Sewer or septic (unknown)Water: see remarks
• Home design: Single-story mobile homeModel 8312 LMobile home remains in placeFacing/entry on main level
• Construction: Mobile home (20 ft x 31 ft)Total of 1 story
• Exterior features: Community pool

Interior

• Kitchen: Water heater unit
• Bedrooms: All bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling
• Interior features: Quartz countersRecessed lightingStorage spaceOne-level homeEntry on main level
• Laundry & utility: Laundry located in the kitchen

Price history

-23.5% since first listed

18 events — show timeline

• 2026-06-06 Listing Removed — CRMLS
• 2026-05-22 Listed $49,750 CRMLS
• 2026-02-28 Listing Removed — CRMLS
• 2026-01-11 Price Changed $79,750 CRMLS
• 2026-01-11 Price Changed $85,000 CRMLS
• 2025-12-24 Price Changed $89,450 CRMLS
• 2025-12-07 Listed $109,450 CRMLS
• 2025-12-06 Coming Soon — CRMLS
• 2025-11-30 Listing Removed — CRMLS
• 2025-11-08 Price Changed $124,450 CRMLS
• 2025-10-29 Listed $124,750 CRMLS
• 2025-02-14 Listing Removed — CRMLS
• 2024-11-26 Relisted — CRMLS
• 2024-08-14 Listed $54,995 CRMLS
• 2024-07-01 Listing Removed — CRMLS
• 2024-05-15 Relisted — CRMLS
• 2024-04-03 Relisted — CRMLS
• 2024-03-12 Listed $65,000 CRMLS

Property tax history

+8.3%/yr

Latest (2025): $230 · +8.3% YoY. Source: county tax records.