1635 W Covina Blvd #101 · San Dimas, CA 91773

$339,900

3 bd · 2.0 ba · 1,512 sqft · Manufactured · 27 Days on market

Built 2025 Good condition Est $269k · 26% 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 +22.6/30.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

NEW MOBILE HOME- CORNER LOT WITH MODERN FEATURES! Beautiful new 3/2 bath mobile home situated on a desirable corner lot with convenient side by side parking. Step inside and enjoy a bright, open floor plan desinged for comfortable living and entertainging. The Spacious Kitchen features sleek stainless steel appliances and flows seamlessly into the living and dining area, creating the perfect gathering space. This home combines modern style, fuctionality, and curb appeal in one exeptional package. Don't miss this opportunity to make it yours ! Small back yard.

Key facts

• Modern features
• Open floor plan
• Spacious kitchen

Tags

• CORNER LOT
• MODERN FEATURES
• SPACIOUS KITCHEN
• STAINLESS STEEL APPLIANCES
• OPEN FLOOR PLAN

Property features AI

Finance

• Other: Living area reported by seller
• HOA & community: Land lease: $1,295

Exterior

• Parking: Located in a mobile land community
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Mobile home remains on site; Mobile dimensions approximately 26 ft by 56 ft
• Construction: Year built provided by seller
• Exterior features: Community pool; Front yard; Street lighting; Sidewalks

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling
• Interior features: Community spa; Entry on level 1
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $340k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $340k).
• Recommended offer: $335k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.6% in San Dimas — 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 (#192 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A, schools B; Watch: cost of living F, health & safety 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: Rents soft (-1.0%/yr); 85 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 42% of the median local income ($105k/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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($335k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $334,801 (1.5% below list)

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. Schools are B-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?
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: 1.09% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $269,136
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1635 W Covina #53	0.00mi	3/2.0	1,484 (-2%)	3mo	$285,000	$192	94
1635 W Covina #104	0.00mi	4/2.0 (+1)	1,404 (-7%)	7mo	$250,000	$178	77
1245 W Cienega Ave #46	0.51mi	3/2.0	1,512 (0%)	1mo	$270,000	$179	75
1630 W Covina Blvd #65	0.14mi	2/2.0 (-1)	1,392 (-8%)	2mo	$215,000	$154	74
1245 W Cienega Ave #183	0.51mi	2/1.0 (-1)	1,536 (+2%)	4mo	$125,000	$81	61
1205 Cypress #67	0.57mi	4/2.0 (+1)	1,568 (+4%)	3mo	$335,000	$214	60
1245 W Cienega Ave #181	0.51mi	3/2.0	1,624 (+7%)	9mo	$260,000	$160	56
1245 W Cienega Ave #88	0.51mi	3/2.0	1,375 (-9%)	10mo	$350,000	$255	53
1245 W Cienega Ave #18	0.51mi	2/2.0 (-1)	1,680 (+11%)	4mo	$239,900	$143	49
1245 W Cienega Ave #123	0.51mi	2/2.0 (-1)	1,348 (-11%)	9mo	$275,000	$204	45
1245 W Cienega Ave #44	0.54mi	2/2.0 (-1)	1,368 (-10%)	10mo	$132,200	$97	45
1205 Cypress St #115	0.67mi	2/2.0 (-1)	1,344 (-11%)	1mo	$215,000	$160	45

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: -8.5%
• Equity multiple: 0.70×
• Total profit: $-28,956
• Equity at exit: $50,680

10-year hold

• IRR: -3.5%
• Equity multiple: 0.80×
• Total profit: $-19,420
• Equity at exit: $29,388

Cash invested: $95,172 (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 91773

• Rents YoY: -1.0%
• Active inventory: 85
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,707 high
• Mortgage (P&I): −$1,782
• Tax est. 1.5%: −$425 /mo · $5,098/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$779
• Net cashflow: $580

Break-even live

Break-even rent $2,973

Max offer price $339,900

Occupancy floor 79%

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1430 W Badillo St San Dimas, CA	3.0	1.5	1200	$3,000	$2.50	1d	1	0.33mi
1471 Cypress St San Dimas, CA	2.0	2.0	1127	$900	$0.80	7d	1	0.34mi
21046 E Cypress St Covina, CA	4.0	3.0	2094	$3,950	$1.89	1d	1	0.43mi
1039 N Barston Ave Covina, CA	4.0	2.0	1870	$3,598	$1.92	24d	1	0.43mi
1189 Strawberry Ln Glendora, CA	2.0	2.5	1292	$2,900	$2.24	43d	1	0.49mi
945 Wonder Ln Glendora, CA	4.0	3.0	1969	$7,200	$3.66	1d	1	0.54mi
1746 S Sunflower Ave Unit 10 Glendora, CA	2.0	1.5	1100	$2,400	$2.18	43d	1	0.59mi
1746 S Sunflower Ave Unit 7 Glendora, CA	2.0	2.0	1100	$2,400	$2.18	24d	1	0.59mi
1108 Eaton Rd San Dimas, CA	4.0	2.0	1689	$3,800	$2.25	44d	1	0.75mi
937 N Greenpark Ave Covina, CA	4.0	2.0	1562	$4,000	$2.56	43d	1	0.82mi
608 Claraday St Glendora, CA	3.0	2.5	1600	$3,500	$2.19	43d	1	0.85mi
1447 S Valley Center Ave Glendora, CA	3.0	2.0	1345	$3,500	$2.60	1d	1	0.87mi
1721 E Ruddock St Covina, CA	4.0	4.0	2093	$5,500	$2.63	1d	1	1.03mi
20254 E Arrow Hwy Unit B Covina, CA	3.0	2.5	1477	$3,100	$2.10	24d	1	1.04mi
20240 E Arrow Hwy Unit D Covina, CA	3.0	2.5	1477	$3,350	$2.27	43d	1	1.05mi
1061 N Glendora Ave Covina, CA	2.0	2.0	1212	$2,850	$2.35	43d	1	1.35mi
807 Avenida Loma Vis San Dimas, CA	3.0	2.0	1740	$4,500	$2.59	10d	1	1.40mi
1620 S Glendora Ave Glendora, CA	3.0	2.0	1450	$3,500	$2.41	6d	1	1.43mi
1622 Via Alegre San Dimas, CA	4.0	3.0	2055	$6,000	$2.92	1d	1	1.44mi
1405 Paseo Manzana San Dimas, CA	4.0	2.0	2074	$3,995	$1.93	1d	1	1.47mi
1405 Paseo Manzana San Dimas, CA	4.0	2.0	2073	$4,495	$2.17	43d	1	1.47mi
644 Pearlanna Dr San Dimas, CA	3.0	1.5	1350	$3,500	$2.59	1d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $339,900 Active 27 DOM
2. 2026-06-17
   days on market $339,900 Active 26 DOM
3. 2026-06-16
   days on market $339,900 Active 25 DOM
4. 2026-06-15
   days on market $339,900 Active 24 DOM
5. 2026-06-13
   days on market $339,900 Active 22 DOM
6. 2026-06-13
   days on market $339,900 Active 21 DOM
7. 2026-06-09
   days on market $339,900 Active 18 DOM
8. 2026-06-08
   days on market $339,900 Active 17 DOM
9. 2026-06-07
   days on market $339,900 Active 16 DOM
10. 2026-06-04
    days on market $339,900 Active 13 DOM
11. 2026-06-03
    days on market $339,900 Active 12 DOM
12. 2026-06-02
    days on market $339,900 Active 11 DOM
13. 2026-06-01
    days on market $339,900 Active 10 DOM
14. 2026-05-31
    days on market $339,900 Active 9 DOM
15. 2026-05-22
    listed $339,900 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 21 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: $44,489
• − Mortgage interest: −$19,040
• − Property taxes: −$5,098
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,559
• − Management: −$3,559
• − Depreciation: −$9,888
• Taxable income: $1,645
• Est. tax owed @ 24.0%: −$395
• After-tax cash flow: $6,564/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 · 7 photos

Good 80/100 Cosmetic rehab

This modern mobile home is in good condition with a good condition score of 80. It has a good curb appeal and is move-in ready.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting — Fresh paint can make the home more appealing
• Both Landscaping — Landscaping can enhance curb appeal and add value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make the home more appealing ↑
• Both Landscaping — Landscaping can enhance curb appeal and add value ↑

ⓘ 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 — San Dimas

• Score: 72/100
• State rank: #192
• US rank: #6164

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Dimas, CA
• County: Los Angeles County · 9,444,647 people
• City population: 33,598
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 33,598
• Household income: $105,338
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1238.0

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 0.69)
• Race & ethnicity: White 38% Hispanic / Latino 37% Two or more races 19% Asian 18% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 27% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 64% English-only · Spanish 18% Chinese 8% Tagalog/Filipino 2%

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: ▼ -778.24%
• Current HPI: 379.5269
• Rent YoY: ▼ -0.97%
• 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

• 2026-05-22 Listed $339,900 CRMLS