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

Built 1991 Good condition 1.00 ac lot ↓ 23% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

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. - Interior & Exterior: Fresh paint inside and out, new doors, and recessed LED lighting

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

Property features AI

Finance

• Other: Lot classified as 0-1 Unit/Acre; Elevation 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: Urban; Manager approval required; Cats allowed

Exterior

• Parking: Attached 2-car garage; 2 total parking spaces; Located in MOBILE AIRE park
• Utilities: Sewer or septic (unknown); Water: see remarks
• Home design: Single-story mobile home; Model 8312 L; Mobile home remains in place; Facing/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 counters; Recessed lighting; Storage space; One-level home; Entry on main level
• Laundry & utility: Laundry located in the kitchen

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 $2k ($19k/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 43.8% 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: schools C-, crime C-, health & safety C-.
• 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; 36 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $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 ~1 year — 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: moderate 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 $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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
3. 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.
4. 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.
5. 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: 4.72% ✓
• Cap rate: 43.77%
• Cash-on-cash: 133.83%
• DSCR: 6.95
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $134,400
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 N Grand Ave	0.00mi	2/1.0	725 (-6%)	20mo	$127,000	$175	74
716 North Grand Ave Unit J13	0.00mi	3/2.0 (+1)	880 (+15%)	16mo	$150,000	$170	53

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: —
• Equity multiple: 7.53×
• Total profit: $90,895
• Equity at exit: $7,418

10-year hold

• IRR: —
• Equity multiple: 15.83×
• Total profit: $206,597
• 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 →

ZIP-level market 91724

• Active inventory: 66
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $2,347 high
• Mortgage (P&I): −$261
• Tax from tax record: −$19 /mo · $230/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $1,554

Break-even live

Break-even rent $381

Max offer price $49,750

Occupancy floor 29%

Sensitivity live

Price	-10% $1,582	-5% $1,568	+0% $1,554	+5% $1,539	+10% $1,525
Rent	-10% $1,368	-5% $1,461	+0% $1,554	+5% $1,646	+10% $1,739
Rate	-1.0pp $1,579	-0.5pp $1,566	base $1,554	+0.5pp $1,541	+1.0pp $1,528

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
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
367 N Prospero Dr Covina, CA	2.0	2.0	1000	$1,950	$1.95	8d	1	0.51mi
554 E Hurst St Unit 2 Covina, CA	2.0	1.0	866	$2,650	$3.06	5d	1	0.52mi
628 E Italia St Unit 3 Covina, CA	2.0	1.5	900	$1,850	$2.06	8d	1	0.54mi
826 N Barranca Ave Covina, CA	1.0–2.0	1.0–2.0	762	$2,295	$3.01	44d	2	0.57mi
501 E Hurst St Unit 2 Covina, CA	2.0	1.0	866	$1,900	$2.19	3d	1	0.59mi
19531 E Cienega Ave Unit 208 Covina, CA	2.0	2.0	850	$2,195	$2.58	19d	1	0.72mi
111 S Barranca Ave Covina, CA	1.0	1.0	687	$2,035	$2.96	44d	1	0.78mi
111 S Barranca Ave Covina, CA	2.0	1.0	957	$2,445	$2.55	13d	1	0.78mi
111 S Barranca Ave Covina, CA	1.0	1.0	687	$2,035	$2.96	16d	1	0.78mi
111 S Barranca Ave Covina, CA	1.0	1.0	687	$2,195	$3.20	4d	1	0.78mi
1400 N Grand Ave Covina, CA	1.0–2.0	1.0–2.0	846	$2,720	$3.22	2d	5	0.83mi
364 E Badillo St Unit 368 1/2 Covina, CA	1.0	1.0	592	$1,725	$2.91	2d	1	0.90mi
364 E Badillo St Unit 372 Covina, CA	1.0	1.0	592	$1,750	$2.96	13d	1	0.90mi
445 E Puente St Covina, CA	2.0	1.0	992	$2,900	$2.92	21d	1	0.96mi
321 S San Jose Ave Covina, CA	2.0	2.0	1090	$2,595	$2.38	17d	2	0.99mi
255 E Center St Covina, CA	1.0	1.0	625	$2,195	$3.51	8d	1	1.03mi
253 E Center St Covina, CA	1.0	1.0	625	$2,295	$3.67	8d	1	1.05mi
707 N Park Ave Covina, CA	2.0	2.0	900	$2,900	$3.22	44d	1	1.06mi
320 S 1st Ave Covina, CA	2.0	2.0	1090	$2,595	$2.38	18d	1	1.07mi
18421 E Cypress St Covina, CA	1.0	1.0	800	$2,500	$3.12	44d	1	1.17mi
532 Stewart Dr Covina, CA	2.0	1.0	800	$2,600	$3.25	8d	1	1.17mi
265 E Navilla Pl Unit 206 Covina, CA	1.0	1.0	750	$1,695	$2.26	25d	1	1.18mi
228 E Puente St Unit 230 Covina, CA	2.0	1.0	1080	$2,550	$2.36	17d	1	1.18mi
1632 S Glendora Ave Glendora, CA	3.0	2.0	1000	$3,200	$3.20	7d	1	1.18mi
136 W Orange St Covina, CA	1.0	1.0	650	$2,200	$3.38	25d	1	1.20mi
242 E Navilla Pl Unit 248 Covina, CA	1.0	1.0	650	$1,695	$2.61	22d	1	1.22mi
248 E Navilla Pl Covina, CA	1.0	1.0	650	$1,695	$2.61	25d	1	1.22mi
200 N Grand Ave West Covina, CA	1.0–3.0	1.0–2.0	860	$2,942	$3.42	2d	12	1.25mi
18645 E Arrow Hwy Covina, CA	2.0	—	919	$2,129	$2.32	13d	1	1.37mi
681 S 1st Ave Apt N Covina, CA	1.0	1.0	650	$1,750	$2.69	44d	1	1.38mi
440 W Gladstone St Glendora, CA	1.0–2.0	1.0–2.0	875	$2,390	$2.73	2d	9	1.38mi
18537 E Arrow Hwy Covina, CA	1.0–2.0	1.0–2.5	937	$2,650	$2.83	5d	7	1.39mi
18615 E Arrow Hwy Covina, CA	1.0	1.0	619	$1,976	$3.19	11d	2	1.39mi
1145 N Barston Ave Covina, CA	2.0	1.0	836	$2,300	$2.75	8d	1	1.40mi
670 S 2nd Ave Covina, CA	2.0	1.0	700	$2,495	$3.56	44d	1	1.43mi
20983 E Covina Blvd Covina, CA	2.0	2.0	962	$2,500	$2.60	25d	1	1.46mi

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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $28,168
• − Mortgage interest: −$2,787
• − Property taxes: −$230
• − Insurance: −$249
• − Repairs & maintenance: −$2,253
• − Management: −$2,253
• − Depreciation: −$1,447
• Taxable income: $18,948
• Est. tax owed @ 24.0%: −$4,547
• After-tax cash flow: $14,095/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

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

Renovation cost estimate screening

Value-add ROI direction

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

ⓘ 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 — 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 · 9,444,647 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: 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

-23.5% since first listed

17 events — show timeline

• 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.