20739 Lycoming St · Diamond Bar, CA 91789

$155,000

2 bd · 2.0 ba · 4,036 sqft · Land public records · 37 Days on market

Built 1980

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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
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

FOR SALE BY OWNER & acirc; & euro; & ldquo; DOUBLE WIDE MOBILE HOME (AS-IS) ?? 20739 Lycoming St, Space 74, Walnut, CA 91789 Prime Location & acirc; & euro; & ldquo; Great Opportunity for Investors or Buyers Ready to Renovate Spacious double wide mobile home located in the all inclusive Walnut Creek Mobile Home Estates. This is a very large unit with strong potential, perfect for someone looking to customize or invest. Key Highlights: Excellent location with easy freeway access Close to schools, shopping, and everyday conveniences Situated in a well-established mobile home park community Generous layout with plenty of interior space Located in Walnut Valley Unif

Key facts

• Close to schools
• Generous layout
• Easy freeway access

Tags

• PRIME LOCATION
• EASY FREEWAY ACCESS
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• GENEROUS LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $155k.

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 $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 2.1% in Diamond Bar — 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 77/100 on livability (#86 in CA, #3,131 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, schools A-; Watch: health & safety D+, cost of living F.
• Walnut Valley Unified (suburban): math 74% / reading 79% proficiency, ranked #32 of 517 in CA (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 137 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $1k of loan paydown is wiped out by about $5k 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 + 0.3% rent growth), your $43k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.85% ✓
• Cap rate: 15.49%
• Cash-on-cash: 32.86%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.35% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 2.00×
• Total profit: $43,188
• Equity at exit: $23,111

10-year hold

• IRR: 31.0%
• Equity multiple: 3.45×
• Total profit: $106,334
• Equity at exit: $13,402

Cash invested: $43,400 (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 91789

• Rents YoY: 0.3%
• Active inventory: 137
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,860 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $1,188

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,296	-5% $1,242	+0% $1,188	+5% $1,135	+10% $1,081
Rent	-10% $962	-5% $1,075	+0% $1,188	+5% $1,301	+10% $1,414
Rate	-1.0pp $1,266	-0.5pp $1,228	base $1,188	+0.5pp $1,148	+1.0pp $1,107

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20128 Candleflame Ct Walnut, CA	1.0	1.0	4866	$1,100	$0.23	5d	1	1.23mi

Listing history 17 events

1. 2026-06-18
   days on market $155,000 Active 37 DOM
2. 2026-06-17
   days on market $155,000 Active 36 DOM
3. 2026-06-16
   days on market $155,000 Active 35 DOM
4. 2026-06-15
   days on market $155,000 Active 34 DOM
5. 2026-06-13
   days on market $155,000 Active 32 DOM
6. 2026-06-13
   days on market $155,000 Active 31 DOM
7. 2026-06-09
   days on market $155,000 Active 28 DOM
8. 2026-06-08
   days on market $155,000 Active 27 DOM
9. 2026-06-07
   days on market $155,000 Active 26 DOM
10. 2026-06-04
    days on market $155,000 Active 23 DOM
11. 2026-06-03
    days on market $155,000 Active 22 DOM
12. 2026-06-02
    days on market $155,000 Active 21 DOM
13. 2026-06-01
    days on market $155,000 Active 20 DOM
14. 2026-05-31
    days on market $155,000 Active 19 DOM
15. 2026-05-12
    listed $155,000 Active 1068-char remark
16. 2026-01-30
    historical
17. 2026-01-26
    listed $75,000 Active

ⓘ 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 7/10 Severe 7 d/yr ≥99°F today · 21 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: $34,323
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$2,746
• − Management: −$2,746
• − Depreciation: −$4,509
• Taxable income: $12,540
• Est. tax owed @ 24.0%: −$3,010
• After-tax cash flow: $11,252/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: Walnut Valley Unified
• NCES district ID: 0641280
• Math proficiency: 74% ▼ -1.00%
• Reading proficiency: 79% ▲ 2.00%
• Median HH income: $93,189
• Composite: 68.87/100
• National rank: #328
• State rank: #32 of 517 in CA

Livability — Diamond Bar

• Score: 77/100
• State rank: #86
• US rank: #3131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Diamond Bar, CA
• County: Los Angeles County · 9,444,647 people
• City population: 44,502
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 40,298
• Household income: $125,720
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 603.0

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 Asian (67%)
• Race & ethnicity: Asian 67% Hispanic / Latino 18% White 9% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 15%
• Foreign-born: 51% · China, South Korea, Canada
• Languages at home: 33% English-only · Chinese 38% Spanish 9% Tagalog/Filipino 6%

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: ▼ -884.62%
• Current HPI: 368.0775
• Rent YoY: ▲ 0.35%
• 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

+106.7% since first listed

3 events — show timeline

• 2026-05-12 Listed $155,000 FSBO.com
• 2026-01-30 Listing Removed — CRMLS
• 2026-01-26 Listed $75,000 CRMLS

Property tax history

+5.6%/yr

Latest (2025): $19,263 · +4.7% YoY. Source: county tax records.