1030 Bradbourne #32 · Duarte, CA 91010

$115,000

2 bd · 1.0 ba · 840 sqft · Manufactured · 25 Days on market

Built 1967 Good condition Est $77k · 49% over

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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
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +1.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Step inside the sunroom and then this stunning move-in ready manufactured home featuring large windows in front & bright open floor plan. Newer flooring, newly paint inside and out. 2 sheds. Nice carport. This is a must see with the mountain view out the front windows.

Key facts

• Community pool
• Built 1967
• Listed 24 days

Property features AI

Finance

• Other: Manager approval required for occupancy; Pets allowed
• Financial info: Land lease applicable (approximately $900)
• HOA & community: Located in a senior community; Park name: Duarte Mobile Home Park; Community features include a park

Exterior

• Parking: Carport; Driveway
• Utilities: Public sewer; Private water
• Home design: Single-story mobile home; Mobile home remains on site; Mobile dimensions approximately 20' x 45'; Facing/entry orientation at main level
• Construction: Living area source: appraiser; Year built source: appraiser; Total of 1 story
• Exterior features: Covered porch; Screened porch; Porch; Slab patio; Deck; In-ground community pool; Located in a park/community setting; Lot characterized as 0–1 unit per acre

Interior

• Bathrooms: 1 full bathroom
• Interior features: One-level home; Entry at main level
• Laundry & utility: Laundry in closet; Outdoor laundry access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $115k. 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 ($3k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.5% vs local median 3.0% in Duarte — 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 76/100 on livability (#97 in CA, #3,529 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety D, cost of living F.
• Duarte Unified (suburban): math 31% / reading 44% proficiency, ranked #241 of 517 in CA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.5%/yr); 37 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 35% 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 $795 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.59% ✓
• Cap rate: 22.53%
• Cash-on-cash: 57.99%
• DSCR: 3.58
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $77,280
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1030 Bradbourne Ave #9	0.00mi	2/1.5	956 (+14%)	10mo	$77,400	$81	67
1020 Bradourne Ave #72	0.06mi	2/1.0	920 (+10%)	21mo	$85,000	$92	64
1020 BRADBOURNE Ave #4	0.06mi	3/2.0 (+1)	960 (+14%)	8mo	$158,000	$165	58

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 53.1%
• Equity multiple: 3.23×
• Total profit: $71,791
• Equity at exit: $17,147

10-year hold

• IRR: 57.1%
• Equity multiple: 5.86×
• Total profit: $156,605
• Equity at exit: $9,943

Cash invested: $32,200 (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 91010

• Rents YoY: -2.5%
• Active inventory: 37
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,976 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$625
• Net cashflow: $1,556

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 43%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2222 Huntington Dr Duarte, CA	2.0	1.0–2.0	753	$2,685	$3.56	1d	6	0.17mi
2305 Sesmas St Duarte, CA	2.0	1.0	787	$3,200	$4.07	7d	1	0.21mi
1708 Second St Duarte, CA	2.0	1.0	750	$2,500	$3.33	43d	1	0.55mi
1700 Fasana Rd Duarte, CA	3.0	1.0–3.0	851	$3,551	$4.17	1d	51	0.74mi
1750 Fasana Rd Duarte, CA	4.0	1.0–4.0	1480	$4,087	$2.76	1d	37	0.74mi
1608 Cotter Ave Duarte, CA	1.0	1.0	650	$3,100	$4.77	43d	1	0.94mi
1353 Pengra St Duarte, CA	3.0	2.0	1075	$3,100	$2.88	43d	1	1.21mi
1543 Delford Ave Unit 1/2 Duarte, CA	3.0	2.0	1000	$3,400	$3.40	43d	1	1.28mi

Listing history 15 events

1. 2026-06-18
   days on market $115,000 Active 25 DOM
2. 2026-06-17
   pricedays on market $115,000 Active 24 DOM
3. 2026-06-16
   days on market $125,000 Active 23 DOM
4. 2026-06-15
   days on market $125,000 Active 22 DOM
5. 2026-06-13
   days on market $125,000 Active 20 DOM
6. 2026-06-13
   days on market $125,000 Active 19 DOM
7. 2026-06-09
   days on market $125,000 Active 16 DOM
8. 2026-06-08
   days on market $125,000 Active 15 DOM
9. 2026-06-07
   days on market $125,000 Active 14 DOM
10. 2026-06-04
    days on market $125,000 Active 11 DOM
11. 2026-06-03
    days on market $125,000 Active 10 DOM
12. 2026-06-02
    days on market $125,000 Active 9 DOM
13. 2026-06-01
    days on market $125,000 Active 8 DOM
14. 2026-05-31
    days on market $125,000 Active 7 DOM
15. 2026-05-24
    listed $125,000 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,707
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$2,857
• − Management: −$2,857
• − Depreciation: −$3,345
• Taxable income: $17,907
• Est. tax owed @ 24.0%: −$4,298
• After-tax cash flow: $14,374/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 · 30 photos

Good 80/100 Cosmetic rehab

This move-in ready manufactured home features a bright open floor plan, newer flooring, and paint, making it a great investment opportunity.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both newer appliances — improves functionality and aesthetics
• Both newer flooring — enhances comfort and value
• Both newer paint — enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both newer appliances — improves functionality and aesthetics ↑
• Both newer flooring — enhances comfort and value ↑
• Both newer paint — enhances curb appeal and interior aesthetics ↑

ⓘ 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: Duarte Unified
• NCES district ID: 0611520
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 44% ▼ -11.00%
• Median HH income: $63,411
• Composite: 33.66/100
• National rank: #5392
• State rank: #241 of 517 in CA

Livability — Duarte

• Score: 76/100
• State rank: #97
• US rank: #3529

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duarte, CA
• County: Los Angeles County · 9,444,647 people
• City population: 27,589
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 27,589
• Household income: $102,705
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 844.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 56% Two or more races 21% White 20% Asian 16% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 33% · Canada, China, South Korea
• Languages at home: 42% English-only · Spanish 42% Chinese 6% Tagalog/Filipino 4%

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: ▼ -790.18%
• Current HPI: 381.0753
• Rent YoY: ▼ -2.46%
• 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

1 event — show timeline

• 2026-05-24 Listed $125,000 CRMLS