19548 E Cypress St #03 · Charter Oak, CA 91724

$79,900

1 bd · 1.0 ba · 480 sqft · Manufactured · 323 Days on market

Built 2000 Good condition $166/sqft · at area comps Est $84k · at est. ↓ 6% since listing

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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 +9.6/15.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely renovated and move-in ready, this beautifully updated manufactured home offers approximately 480 square feet of comfortable living space in the established Orange Grove Mobile Home Park of Covina. Featuring 1 bedroom and 1 bathroom, this residence has been thoughtfully refreshed from the floors up, combining modern finishes with everyday convenience. Step inside to discover a bright, open layout enhanced by durable vinyl plank flooring, energy-efficient mini-split heating and cooling, and recessed LED lighting throughout. The stylish kitchen showcases white shaker cabinetry, sleek Corian countertops, a deep single-basin sink with a high-arc faucet, and all kitchen appliances included for effortless everyday living. Practical amenities include an in-unit washer and dryer and access to a cozy covered patio, perfect for relaxing or entertaining outdoors. The interior’s clean design and thoughtful updates create a welcoming environment with plenty of natural light. Residents enjoy community features including a sparkling pool and well-maintained grounds, enhancing the comfortable and social setting of the park. Ideally located near major freeways, shopping centers, and entertainment venues, this home offers both convenience and value. This property presents an amazing opportunity to own a fully renovated, move-in-ready home in a desirable manufactured home community. Schedule your showing today to experience all that this residence has to offer

Key facts

• Cozy covered patio
• Community pool
• Built 2000

Tags

• IN UNIT WASHER AND DRYER
• COZY COVERED PATIO
• WELL MAINTAINED GROUNDS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $989 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.1% 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; 1 comparable units currently listed for rent nearby; 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 323 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: 2.44% ✓
• Cap rate: 21.15%
• Cash-on-cash: 53.04%
• DSCR: 3.36
• GRM: 3.4

CMA / ARV

• ARV (median comp): $83,746
• List price: $79,900
• Delta: -4.59%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19548 E Cypress St #40	0.07mi	1/1.0	480 (0%)	21mo	$80,000	$167	79
716 N Grand Unit G8	0.20mi	2/2.0 (+1)	420 (-12%)	22mo	$43,000	$102	43
375 E San Bernardino Rd Unit A12	0.73mi	1/1.0	432 (-10%)	19mo	$84,999	$197	33

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: 51.1%
• Equity multiple: 3.24×
• Total profit: $50,067
• Equity at exit: $11,913

10-year hold

• IRR: 56.5%
• Equity multiple: 6.58×
• Total profit: $124,820
• Equity at exit: $6,908

Cash invested: $22,372 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,951 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $989

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 44%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 N Lyman Ave Unit STUDIO Covina, CA	—	1.0	340	$1,700	$5.00	13d	1	1.37mi

Listing history 17 events

1. 2026-06-18
   days on market $79,900 Active 323 DOM
2. 2026-06-17
   days on market $79,900 Active 322 DOM
3. 2026-06-16
   days on market $79,900 Active 321 DOM
4. 2026-06-15
   days on market $79,900 Active 320 DOM
5. 2026-06-13
   days on market $79,900 Active 318 DOM
6. 2026-06-13
   days on market $79,900 Active 317 DOM
7. 2026-06-09
   days on market $79,900 Active 314 DOM
8. 2026-06-08
   days on market $79,900 Active 313 DOM
9. 2026-06-07
   days on market $79,900 Active 312 DOM
10. 2026-06-04
    days on market $79,900 Active 309 DOM
11. 2026-06-03
    days on market $79,900 Active 308 DOM
12. 2026-06-02
    days on market $79,900 Active 307 DOM
13. 2026-06-01
    days on market $79,900 Active 306 DOM
14. 2026-05-31
    days on market $79,900 Active 305 DOM
15. 2026-02-26
    price $79,900 1481-char remark

    Show marketing remark (1481 chars)

    Completely renovated and move-in ready, this beautifully updated manufactured home offers approximately 480 square feet of comfortable living space in the established Orange Grove Mobile Home Park of Covina. Featuring 1 bedroom and 1 bathroom, this residence has been thoughtfully refreshed from the floors up, combining modern finishes with everyday convenience. Step inside to discover a bright, open layout enhanced by durable vinyl plank flooring, energy-efficient mini-split heating and cooling, and recessed LED lighting throughout. The stylish kitchen showcases white shaker cabinetry, sleek Corian countertops, a deep single-basin sink with a high-arc faucet, and all kitchen appliances included for effortless everyday living. Practical amenities include an in-unit washer and dryer and access to a cozy covered patio, perfect for relaxing or entertaining outdoors. The interior’s clean design and thoughtful updates create a welcoming environment with plenty of natural light. Residents enjoy community features including a sparkling pool and well-maintained grounds, enhancing the comfortable and social setting of the park. Ideally located near major freeways, shopping centers, and entertainment venues, this home offers both convenience and value. This property presents an amazing opportunity to own a fully renovated, move-in-ready home in a desirable manufactured home community. Schedule your showing today to experience all that this residence has to offer

16. 2025-10-03
    price $83,900 1481-char remark

    Show marketing remark (1481 chars)

    Completely renovated and move-in ready, this beautifully updated manufactured home offers approximately 480 square feet of comfortable living space in the established Orange Grove Mobile Home Park of Covina. Featuring 1 bedroom and 1 bathroom, this residence has been thoughtfully refreshed from the floors up, combining modern finishes with everyday convenience. Step inside to discover a bright, open layout enhanced by durable vinyl plank flooring, energy-efficient mini-split heating and cooling, and recessed LED lighting throughout. The stylish kitchen showcases white shaker cabinetry, sleek Corian countertops, a deep single-basin sink with a high-arc faucet, and all kitchen appliances included for effortless everyday living. Practical amenities include an in-unit washer and dryer and access to a cozy covered patio, perfect for relaxing or entertaining outdoors. The interior’s clean design and thoughtful updates create a welcoming environment with plenty of natural light. Residents enjoy community features including a sparkling pool and well-maintained grounds, enhancing the comfortable and social setting of the park. Ideally located near major freeways, shopping centers, and entertainment venues, this home offers both convenience and value. This property presents an amazing opportunity to own a fully renovated, move-in-ready home in a desirable manufactured home community. Schedule your showing today to experience all that this residence has to offer

17. 2025-07-30
    listed $84,900 Active 1481-char remark

    Show marketing remark (1481 chars)

    Completely renovated and move-in ready, this beautifully updated manufactured home offers approximately 480 square feet of comfortable living space in the established Orange Grove Mobile Home Park of Covina. Featuring 1 bedroom and 1 bathroom, this residence has been thoughtfully refreshed from the floors up, combining modern finishes with everyday convenience. Step inside to discover a bright, open layout enhanced by durable vinyl plank flooring, energy-efficient mini-split heating and cooling, and recessed LED lighting throughout. The stylish kitchen showcases white shaker cabinetry, sleek Corian countertops, a deep single-basin sink with a high-arc faucet, and all kitchen appliances included for effortless everyday living. Practical amenities include an in-unit washer and dryer and access to a cozy covered patio, perfect for relaxing or entertaining outdoors. The interior’s clean design and thoughtful updates create a welcoming environment with plenty of natural light. Residents enjoy community features including a sparkling pool and well-maintained grounds, enhancing the comfortable and social setting of the park. Ideally located near major freeways, shopping centers, and entertainment venues, this home offers both convenience and value. This property presents an amazing opportunity to own a fully renovated, move-in-ready home in a desirable manufactured home community. Schedule your showing today to experience all that this residence has to offer

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,409
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,873
• − Management: −$1,873
• − Depreciation: −$2,324
• Taxable income: $11,266
• Est. tax owed @ 24.0%: −$2,704
• After-tax cash flow: $9,163/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 completely renovated and move-in ready manufactured home offers a bright, open layout with modern finishes and energy-efficient systems. It is in good condition with minor maintenance needs and has the potential for further value increases through landscaping and exterior painting.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value for both resale and rental.
• Both Painting exterior — Fresh paint can improve the home's appearance and value.
• Both Landscaping and curb appeal — Improves the home's overall appearance and can increase its value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting exterior — Fresh paint can improve the home's appearance and value. ↑
• Both Landscaping and curb appeal — Improves the home's overall appearance and can increase its value for both resale and rental. ↑

ⓘ 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 — 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

-5.9% since first listed

3 events — show timeline

• 2026-02-26 Price Changed $79,900 CRMLS
• 2025-10-03 Price Changed $83,900 CRMLS
• 2025-07-30 Listed $84,900 CRMLS