21210 Arriw Hwy # 48 · Charter Oak, CA 91724

$139,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 180 Days on market

Built 1990 $145/sqft · 24% below area Est $182k · 24% under

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

Listing remarks MLS

huge price reduction!! now only $129,000.. . THE HOME WAS APPRAISED AT $160,000. IN MOVING CONDITIONS . .. Manufactured Home. correct address: 21210 Arrow Hwy #48, Covina, CA 91724 2 Bedrooms | 2 Bathrooms. Extra-large master suite (fits Kal-king bed!) Included as well, freshly painted + roof approx. 5 yrs new, new laminated flooring. Brand-new stove, washer & Dryer. Central A/C + indoor laundry. Parking for 2 cars + porch. Community POOL & clubhouse, guest parking. Rent is (Jan 2026): $1,358/month (utilities not included). Bonus: Don’t miss this chance to tour your future home! less than 6 yrs roof. Community Pool and guest house FOR YOUR FAMILY FIESTAS. close to all major freeways and shops . .

Key facts

• 2 garage spots
• Community pool
• Built 1990

🏷️ Possibly a rental listed for sale. The $139,000 price doesn't fit this home's estimated sale value (~$181,771) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• This rent runs 31% of the median local income ($103k/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 $961 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 180 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $60k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 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: 1.91% ✓
• Cap rate: 17.24%
• Cash-on-cash: 39.11%
• DSCR: 2.74
• GRM: 4.4

CMA / ARV

• ARV (median comp): $181,771
• List price: $139,000
• Delta: -23.53%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21210 Arrow Hwy #145	0.07mi	2/2.0	1,007 (+5%)	11mo	$189,000	$188	79
21210 E Arrow #105	0.00mi	3/2.0 (+1)	1,040 (+8%)	4mo	$165,000	$159	78
21210 E Arrow #107	0.00mi	3/2.0 (+1)	1,040 (+8%)	11mo	$200,000	$192	72
21210 Arrow Hwy #58	0.00mi	3/2.0 (+1)	1,000 (+4%)	20mo	$235,000	$235	71
21310 E Covina Blvd #51	0.49mi	2/2.0	960 (0%)	12mo	$145,000	$151	67
1630 W Covina Blvd #60	0.51mi	1/2.0 (-1)	940 (-2%)	1mo	$159,000	$169	67
21210 E Arrow Hwy #157	0.00mi	3/2.0 (+1)	1,080 (+12%)	14mo	$220,000	$204	63
1635 W Covina Blvd #109	0.39mi	3/2.0 (+1)	1,056 (+10%)	6mo	$215,642	$204	55
1635 W Covina Blvd #7	0.39mi	2/2.0	1,040 (+8%)	21mo	$98,000	$94	51
1635 W Covina Blvd W #35	0.39mi	3/2.0 (+1)	1,040 (+8%)	16mo	$240,000	$231	50
1254 W Cienega Ave #154	0.56mi	2/2.0	880 (-8%)	13mo	$100,000	$114	49
1245 W Cienega Ave #95	0.53mi	2/2.0	1,080 (+12%)	8mo	$137,500	$127	48

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: 35.3%
• Equity multiple: 2.50×
• Total profit: $58,230
• Equity at exit: $20,725

10-year hold

• IRR: 42.1%
• Equity multiple: 4.97×
• Total profit: $154,568
• Equity at exit: $12,018

Cash invested: $38,920 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,649 high
• Mortgage (P&I): −$729
• Tax from tax record: −$38 /mo · $450/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $1,269

Break-even live

Break-even rent $1,043

Max offer price $139,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,347	-5% $1,308	+0% $1,269	+5% $1,229	+10% $1,190
Rent	-10% $1,059	-5% $1,164	+0% $1,269	+5% $1,373	+10% $1,478
Rate	-1.0pp $1,339	-0.5pp $1,304	base $1,269	+0.5pp $1,233	+1.0pp $1,196

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21042 E Arrow Hwy Covina, CA	1.0–2.0	1.0–2.0	803	$2,875	$3.58	2d	11	0.14mi
1746 S Sunflower Ave Unit 7 Glendora, CA	2.0	2.0	1100	$2,400	$2.18	25d	1	0.25mi
1746 S Sunflower Ave Unit 10 Glendora, CA	2.0	1.5	1100	$2,400	$2.18	44d	1	0.25mi
220 S Valley Center Ave San Dimas, CA	2.0	1.0	1000	$2,495	$2.50	44d	1	0.28mi
801 Claraday St Glendora, CA	1.0–2.0	1.0–2.0	900	$2,325	$2.58	22d	6	0.40mi
710 Claraday St Glendora, CA	2.0	1.0	850	$2,200	$2.59	8d	1	0.50mi
711 Claraday St Unit A Glendora, CA	2.0	1.0	750	$2,250	$3.00	44d	1	0.51mi
20983 E Covina Blvd Covina, CA	2.0	2.0	962	$2,500	$2.60	25d	1	0.52mi
1145 N Barston Ave Covina, CA	2.0	1.0	836	$2,300	$2.75	8d	1	0.53mi
559 E Juanita Ave Glendora, CA	3.0	3.0	1000	$4,500	$4.50	2d	1	0.71mi
217 Danecroft Ave Unit A San Dimas, CA	2.0	1.0	735	$2,800	$3.81	44d	1	0.94mi
1632 S Glendora Ave Glendora, CA	3.0	2.0	1000	$3,200	$3.20	7d	1	1.24mi
530 W 3rd St Unit A San Dimas, CA	2.0	2.5	1000	$3,000	$3.00	44d	1	1.44mi
522 W 4th St San Dimas, CA	3.0	1.0	1113	$3,550	$3.19	44d	1	1.46mi

Listing history 28 events

1. 2026-06-18
   days on market $139,000 Active 180 DOM
2. 2026-06-17
   days on market $139,000 Active 179 DOM
3. 2026-06-16
   days on market $139,000 Active 178 DOM
4. 2026-06-15
   days on market $139,000 Active 177 DOM
5. 2026-06-13
   days on market $139,000 Active 175 DOM
6. 2026-06-13
   pricestatusdays on market $139,000 Active 174 DOM
7. 2026-06-09
   days on market $129,000 Active Under Contract 171 DOM
8. 2026-06-08
   days on market $129,000 Active Under Contract 170 DOM
9. 2026-06-07
   days on market $129,000 Active Under Contract 169 DOM
10. 2026-06-04
    days on market $129,000 Active Under Contract 166 DOM
11. 2026-06-03
    days on market $129,000 Active Under Contract 165 DOM
12. 2026-06-02
    days on market $129,000 Active Under Contract 164 DOM
13. 2026-06-01
    days on market $129,000 Active Under Contract 163 DOM
14. 2026-05-31
    days on market $129,000 Active Under Contract 162 DOM
15. 2026-05-09
    historical Active Under Contract 726-char remark

    Show marketing remark (726 chars)

    huge price reduction!! now only $129,000.. . THE HOME WAS APPRAISED AT $160,000. IN MOVING CONDITIONS . .. Manufactured Home. correct address: 21210 Arrow Hwy #48, Covina, CA 91724 2 Bedrooms | 2 Bathrooms. Extra-large master suite (fits Kal-king bed!) Included as well, freshly painted + roof approx. 5 yrs new, new laminated flooring. Brand-new stove, washer & Dryer. Central A/C + indoor laundry. Parking for 2 cars + porch. Community POOL & clubhouse, guest parking. Rent is (Jan 2026): $1,358/month (utilities not included). Bonus: Don’t miss this chance to tour your future home! less than 6 yrs roof. Community Pool and guest house FOR YOUR FAMILY FIESTAS. close to all major freeways and shops . .

16. 2026-04-22
    price $129,000 726-char remark

    Show marketing remark (726 chars)

    huge price reduction!! now only $129,000.. . THE HOME WAS APPRAISED AT $160,000. IN MOVING CONDITIONS . .. Manufactured Home. correct address: 21210 Arrow Hwy #48, Covina, CA 91724 2 Bedrooms | 2 Bathrooms. Extra-large master suite (fits Kal-king bed!) Included as well, freshly painted + roof approx. 5 yrs new, new laminated flooring. Brand-new stove, washer & Dryer. Central A/C + indoor laundry. Parking for 2 cars + porch. Community POOL & clubhouse, guest parking. Rent is (Jan 2026): $1,358/month (utilities not included). Bonus: Don’t miss this chance to tour your future home! less than 6 yrs roof. Community Pool and guest house FOR YOUR FAMILY FIESTAS. close to all major freeways and shops . .

17. 2026-03-31
    price $155,000 726-char remark

    Show marketing remark (726 chars)

    huge price reduction!! now only $129,000.. . THE HOME WAS APPRAISED AT $160,000. IN MOVING CONDITIONS . .. Manufactured Home. correct address: 21210 Arrow Hwy #48, Covina, CA 91724 2 Bedrooms | 2 Bathrooms. Extra-large master suite (fits Kal-king bed!) Included as well, freshly painted + roof approx. 5 yrs new, new laminated flooring. Brand-new stove, washer & Dryer. Central A/C + indoor laundry. Parking for 2 cars + porch. Community POOL & clubhouse, guest parking. Rent is (Jan 2026): $1,358/month (utilities not included). Bonus: Don’t miss this chance to tour your future home! less than 6 yrs roof. Community Pool and guest house FOR YOUR FAMILY FIESTAS. close to all major freeways and shops . .

18. 2026-03-24
    price $161,000 726-char remark

    Show marketing remark (726 chars)

    huge price reduction!! now only $129,000.. . THE HOME WAS APPRAISED AT $160,000. IN MOVING CONDITIONS . .. Manufactured Home. correct address: 21210 Arrow Hwy #48, Covina, CA 91724 2 Bedrooms | 2 Bathrooms. Extra-large master suite (fits Kal-king bed!) Included as well, freshly painted + roof approx. 5 yrs new, new laminated flooring. Brand-new stove, washer & Dryer. Central A/C + indoor laundry. Parking for 2 cars + porch. Community POOL & clubhouse, guest parking. Rent is (Jan 2026): $1,358/month (utilities not included). Bonus: Don’t miss this chance to tour your future home! less than 6 yrs roof. Community Pool and guest house FOR YOUR FAMILY FIESTAS. close to all major freeways and shops . .

19. 2026-03-18
    price $163,000 726-char remark

    Show marketing remark (726 chars)

    huge price reduction!! now only $129,000.. . THE HOME WAS APPRAISED AT $160,000. IN MOVING CONDITIONS . .. Manufactured Home. correct address: 21210 Arrow Hwy #48, Covina, CA 91724 2 Bedrooms | 2 Bathrooms. Extra-large master suite (fits Kal-king bed!) Included as well, freshly painted + roof approx. 5 yrs new, new laminated flooring. Brand-new stove, washer & Dryer. Central A/C + indoor laundry. Parking for 2 cars + porch. Community POOL & clubhouse, guest parking. Rent is (Jan 2026): $1,358/month (utilities not included). Bonus: Don’t miss this chance to tour your future home! less than 6 yrs roof. Community Pool and guest house FOR YOUR FAMILY FIESTAS. close to all major freeways and shops . .

20. 2026-03-17
    status Active 726-char remark

    Show marketing remark (726 chars)

    huge price reduction!! now only $129,000.. . THE HOME WAS APPRAISED AT $160,000. IN MOVING CONDITIONS . .. Manufactured Home. correct address: 21210 Arrow Hwy #48, Covina, CA 91724 2 Bedrooms | 2 Bathrooms. Extra-large master suite (fits Kal-king bed!) Included as well, freshly painted + roof approx. 5 yrs new, new laminated flooring. Brand-new stove, washer & Dryer. Central A/C + indoor laundry. Parking for 2 cars + porch. Community POOL & clubhouse, guest parking. Rent is (Jan 2026): $1,358/month (utilities not included). Bonus: Don’t miss this chance to tour your future home! less than 6 yrs roof. Community Pool and guest house FOR YOUR FAMILY FIESTAS. close to all major freeways and shops . .

21. 2026-03-05
    historical Active Under Contract 726-char remark

    Show marketing remark (726 chars)

    huge price reduction!! now only $129,000.. . THE HOME WAS APPRAISED AT $160,000. IN MOVING CONDITIONS . .. Manufactured Home. correct address: 21210 Arrow Hwy #48, Covina, CA 91724 2 Bedrooms | 2 Bathrooms. Extra-large master suite (fits Kal-king bed!) Included as well, freshly painted + roof approx. 5 yrs new, new laminated flooring. Brand-new stove, washer & Dryer. Central A/C + indoor laundry. Parking for 2 cars + porch. Community POOL & clubhouse, guest parking. Rent is (Jan 2026): $1,358/month (utilities not included). Bonus: Don’t miss this chance to tour your future home! less than 6 yrs roof. Community Pool and guest house FOR YOUR FAMILY FIESTAS. close to all major freeways and shops . .

22. 2026-02-03
    price $149,000 726-char remark

    Show marketing remark (726 chars)

    huge price reduction!! now only $129,000.. . THE HOME WAS APPRAISED AT $160,000. IN MOVING CONDITIONS . .. Manufactured Home. correct address: 21210 Arrow Hwy #48, Covina, CA 91724 2 Bedrooms | 2 Bathrooms. Extra-large master suite (fits Kal-king bed!) Included as well, freshly painted + roof approx. 5 yrs new, new laminated flooring. Brand-new stove, washer & Dryer. Central A/C + indoor laundry. Parking for 2 cars + porch. Community POOL & clubhouse, guest parking. Rent is (Jan 2026): $1,358/month (utilities not included). Bonus: Don’t miss this chance to tour your future home! less than 6 yrs roof. Community Pool and guest house FOR YOUR FAMILY FIESTAS. close to all major freeways and shops . .

23. 2025-12-29
    price $175,000 726-char remark

    Show marketing remark (726 chars)

    huge price reduction!! now only $129,000.. . THE HOME WAS APPRAISED AT $160,000. IN MOVING CONDITIONS . .. Manufactured Home. correct address: 21210 Arrow Hwy #48, Covina, CA 91724 2 Bedrooms | 2 Bathrooms. Extra-large master suite (fits Kal-king bed!) Included as well, freshly painted + roof approx. 5 yrs new, new laminated flooring. Brand-new stove, washer & Dryer. Central A/C + indoor laundry. Parking for 2 cars + porch. Community POOL & clubhouse, guest parking. Rent is (Jan 2026): $1,358/month (utilities not included). Bonus: Don’t miss this chance to tour your future home! less than 6 yrs roof. Community Pool and guest house FOR YOUR FAMILY FIESTAS. close to all major freeways and shops . .

24. 2025-12-20
    listed $199,000 Active 726-char remark

    Show marketing remark (726 chars)

    huge price reduction!! now only $129,000.. . THE HOME WAS APPRAISED AT $160,000. IN MOVING CONDITIONS . .. Manufactured Home. correct address: 21210 Arrow Hwy #48, Covina, CA 91724 2 Bedrooms | 2 Bathrooms. Extra-large master suite (fits Kal-king bed!) Included as well, freshly painted + roof approx. 5 yrs new, new laminated flooring. Brand-new stove, washer & Dryer. Central A/C + indoor laundry. Parking for 2 cars + porch. Community POOL & clubhouse, guest parking. Rent is (Jan 2026): $1,358/month (utilities not included). Bonus: Don’t miss this chance to tour your future home! less than 6 yrs roof. Community Pool and guest house FOR YOUR FAMILY FIESTAS. close to all major freeways and shops . .

25. 2025-12-14
    price $199,000 726-char remark

    Show marketing remark (726 chars)

    huge price reduction!! now only $129,000.. . THE HOME WAS APPRAISED AT $160,000. IN MOVING CONDITIONS . .. Manufactured Home. correct address: 21210 Arrow Hwy #48, Covina, CA 91724 2 Bedrooms | 2 Bathrooms. Extra-large master suite (fits Kal-king bed!) Included as well, freshly painted + roof approx. 5 yrs new, new laminated flooring. Brand-new stove, washer & Dryer. Central A/C + indoor laundry. Parking for 2 cars + porch. Community POOL & clubhouse, guest parking. Rent is (Jan 2026): $1,358/month (utilities not included). Bonus: Don’t miss this chance to tour your future home! less than 6 yrs roof. Community Pool and guest house FOR YOUR FAMILY FIESTAS. close to all major freeways and shops . .

26. 2025-12-10
    historical $219,000 726-char remark

    Show marketing remark (726 chars)

    huge price reduction!! now only $129,000.. . THE HOME WAS APPRAISED AT $160,000. IN MOVING CONDITIONS . .. Manufactured Home. correct address: 21210 Arrow Hwy #48, Covina, CA 91724 2 Bedrooms | 2 Bathrooms. Extra-large master suite (fits Kal-king bed!) Included as well, freshly painted + roof approx. 5 yrs new, new laminated flooring. Brand-new stove, washer & Dryer. Central A/C + indoor laundry. Parking for 2 cars + porch. Community POOL & clubhouse, guest parking. Rent is (Jan 2026): $1,358/month (utilities not included). Bonus: Don’t miss this chance to tour your future home! less than 6 yrs roof. Community Pool and guest house FOR YOUR FAMILY FIESTAS. close to all major freeways and shops . .

27. 2004-11-29
    historical
28. 2004-10-19
    listed $35,000

ⓘ 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: $450 · $38/mo
• Projected year-2 tax: $1,056 · $88/mo
• Expected delta: +$606/yr (+$51/mo · 134.7%)

ⓘ 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 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: $31,792
• − Mortgage interest: −$7,786
• − Property taxes: −$450
• − Insurance: −$695
• − Repairs & maintenance: −$2,543
• − Management: −$2,543
• − Depreciation: −$4,044
• Taxable income: $13,730
• Est. tax owed @ 24.0%: −$3,295
• After-tax cash flow: $11,928/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: 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

+268.6% since first listed

14 events — show timeline

• 2026-05-09 Contingent — CRMLS
• 2026-04-22 Price Changed $129,000 CRMLS
• 2026-03-31 Price Changed $155,000 CRMLS
• 2026-03-24 Price Changed $161,000 CRMLS
• 2026-03-18 Price Changed $163,000 CRMLS
• 2026-03-17 Relisted — CRMLS
• 2026-03-05 Contingent — CRMLS
• 2026-02-03 Price Changed $149,000 CRMLS
• 2025-12-29 Price Changed $175,000 CRMLS
• 2025-12-20 Listed $199,000 CRMLS
• 2025-12-14 Price Changed $199,000 CRMLS
• 2025-12-10 Coming Soon $219,000 CRMLS
• 2004-11-29 Listing Removed — CRMLS
• 2004-10-19 Listed $35,000 CRMLS

Property tax history

+4.1%/yr

Latest (2025): $450 · +4.1% YoY. Source: county tax records.