3530 Damien Ave #241 · La Verne, CA 91750

$109,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 160 Days on market

Built 1970 $76/sqft · 43% below area Est $192k · 43% under

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Why this score? — see what drove the A- 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 +5.9/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to The Fountains 55+ Mobile Home Community located in La Verne. Priced to sell and full of potential! This approximately 1,440 sq. ft. home features 2 bedrooms and 2 bathrooms and is ready for your personal touch. The nicely sized living room flows into the dining area, which opens to the kitchen—creating a functional and inviting layout. The primary bedroom includes an adjoining bathroom, while the guest bedroom is conveniently located near the guest bathroom. A dedicated laundry room offers hook-ups for a full-size washer and dryer. Additional features include central air and heating. Bring your ideas and make this home your own!

Key facts

• Community pool
• Built 1970
• Listed 159 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.3% vs local median 3.0% in La Verne — 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 75/100 on livability (#110 in CA, #3,858 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, commute A; Watch: cost of living F, health & safety F.
• Bonita Unified (suburban): math 59% / reading 70% proficiency, ranked #151 of 1,400 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.4%/yr); 94 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 ($104k/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 $760 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 + 2.4% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $40k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe 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 $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.77% ✓
• Cap rate: 24.28%
• Cash-on-cash: 64.24%
• DSCR: 3.86
• GRM: 3.0

CMA / ARV

• ARV (median comp): $192,251
• List price: $109,900
• Delta: -42.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3620 Moreno Ave #64	0.12mi	3/2.0 (+1)	1,440 (0%)	1mo	$255,000	$177	88
3620 Moreno # 47	0.23mi	2/2.0	1,440 (0%)	2mo	$227,000	$158	88
3530 Damien Ave #88	0.18mi	2/2.0	1,440 (0%)	7mo	$91,000	$63	86
3620 Moreno Ave #139	0.12mi	2/2.0	1,440 (0%)	12mo	$163,000	$113	84
3530 Damien #176	0.18mi	3/2.0 (+1)	1,434 (-0%)	2mo	$240,000	$167	84
3620 Moreno Ave #127	0.12mi	2/2.0	1,440 (0%)	14mo	$200,000	$139	83
3530 Damien Ave #44	0.03mi	2/2.0	1,594 (+11%)	1mo	$249,900	$157	80
3530 Damien #83	0.18mi	3/2.0 (+1)	1,480 (+3%)	4mo	$242,000	$164	79
3530 Damien #202	0.18mi	2/2.0	1,344 (-7%)	6mo	$192,000	$143	76
3530 Damien Ave #109	0.03mi	3/2.0 (+1)	1,610 (+12%)	5mo	$260,000	$161	70
3530 Damien Ave #194	0.01mi	3/2.0 (+1)	1,620 (+12%)	12mo	$250,000	$154	63
3530 Damien Ave #152	0.18mi	3/2.0 (+1)	1,248 (-13%)	8mo	$192,000	$154	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 · 2.35% rent growth · sell at horizon

5-year hold

• IRR: 62.6%
• Equity multiple: 3.77×
• Total profit: $85,177
• Equity at exit: $16,386

10-year hold

• IRR: 66.9%
• Equity multiple: 7.55×
• Total profit: $201,439
• Equity at exit: $9,502

Cash invested: $30,772 (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 91750

• Rents YoY: 2.4%
• Active inventory: 94
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $3,047 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$640
• Net cashflow: $1,647

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 41%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3807 Abbey Way La Verne, CA	3.0	2.0	1159	$3,150	$2.72	43d	1	0.57mi
1623 Heather Dr La Verne, CA	3.0	1.5	1121	$3,250	$2.90	18d	1	0.60mi
637 E Gaillard St San Dimas, CA	3.0	2.0	1324	$3,500	$2.64	43d	1	0.66mi
1825 Foothill Blvd La Verne, CA	1.0–2.0	1.0–2.0	878	$2,861	$3.26	1d	15	0.77mi
836 Maria Ave Unit 836 La Verne, CA	2.0	1.5	1200	$2,675	$2.23	43d	1	0.79mi
834 Maria Ave Unit 834 La Verne, CA	2.0	1.5	1200	$2,700	$2.25	43d	1	0.79mi
2411 Pattiglen Ave Unit 2409 La Verne, CA	2.0	2.0	960	$2,595	$2.70	17d	1	0.83mi
205 N San Dimas Canyon Rd San Dimas, CA	2.0	1.0–2.5	994	$3,875	$3.90	1d	1	0.91mi
2002 Canopy Ln La Verne, CA	3.0	3.0	1759	$3,450	$1.96	44d	1	0.92mi
923 Lotus Cir San Dimas, CA	2.0	2.0	1187	$3,200	$2.70	24d	1	0.93mi
2132 Blossom Ln La Verne, CA	1.0–2.0	1.0	729	$2,380	$3.26	2d	3	0.99mi
2063 Evergreen St La Verne, CA	3.0	2.0	1300	$3,200	$2.46	43d	1	1.02mi
2064 Evergreen St La Verne, CA	2.0	2.0	960	$2,400	$2.50	17d	1	1.03mi
477 E Bonita Ave San Dimas, CA	3.0	1.0	950	$2,325	$2.45	2d	1	1.14mi
325 S San Dimas Canyon Rd San Dimas, CA	4.0	1.0–2.0	1036	$2,465	$2.38	4d	1	1.14mi
3748 Verdana Cir La Verne, CA	3.0	3.0	1493	$4,500	$3.01	15d	1	1.25mi
3836 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,500	$2.82	43d	1	1.28mi
168 E Baseline Rd San Dimas, CA	3.0	2.5	1366	$3,000	$2.20	43d	1	1.30mi
3816 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,300	$2.65	18d	1	1.33mi
2013 Walnut St Unit B La Verne, CA	2.0	1.0	900	$2,800	$3.11	43d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $109,900 Active 160 DOM
2. 2026-06-17
   days on market $109,900 Active 159 DOM
3. 2026-06-16
   days on market $109,900 Active 158 DOM
4. 2026-06-15
   days on market $109,900 Active 157 DOM
5. 2026-06-13
   days on market $109,900 Active 155 DOM
6. 2026-06-13
   days on market $109,900 Active 154 DOM
7. 2026-06-09
   days on market $109,900 Active 151 DOM
8. 2026-06-08
   days on market $109,900 Active 150 DOM
9. 2026-06-07
   days on market $109,900 Active 149 DOM
10. 2026-06-04
    days on market $109,900 Active 146 DOM
11. 2026-06-03
    days on market $109,900 Active 145 DOM
12. 2026-06-02
    days on market $109,900 Active 144 DOM
13. 2026-06-01
    days on market $109,900 Active 143 DOM
14. 2026-05-31
    days on market $109,900 Active 142 DOM
15. 2026-04-15
    price $129,900 653-char remark

    Show marketing remark (653 chars)

    Welcome to The Fountains 55+ Mobile Home Community located in La Verne. Priced to sell and full of potential! This approximately 1,440 sq. ft. home features 2 bedrooms and 2 bathrooms and is ready for your personal touch. The nicely sized living room flows into the dining area, which opens to the kitchen—creating a functional and inviting layout. The primary bedroom includes an adjoining bathroom, while the guest bedroom is conveniently located near the guest bathroom. A dedicated laundry room offers hook-ups for a full-size washer and dryer. Additional features include central air and heating. Bring your ideas and make this home your own!

16. 2026-01-09
    listed $149,900 Active 653-char remark

    Show marketing remark (653 chars)

    Welcome to The Fountains 55+ Mobile Home Community located in La Verne. Priced to sell and full of potential! This approximately 1,440 sq. ft. home features 2 bedrooms and 2 bathrooms and is ready for your personal touch. The nicely sized living room flows into the dining area, which opens to the kitchen—creating a functional and inviting layout. The primary bedroom includes an adjoining bathroom, while the guest bedroom is conveniently located near the guest bathroom. A dedicated laundry room offers hook-ups for a full-size washer and dryer. Additional features include central air and heating. Bring your ideas and make this home your own!

17. 2011-11-03
    historical Hold
18. 2011-07-19
    listed $32,900 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 19 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: $36,559
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$2,925
• − Management: −$2,925
• − Depreciation: −$3,197
• Taxable income: $19,159
• Est. tax owed @ 24.0%: −$4,598
• After-tax cash flow: $15,170/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: Bonita Unified
• NCES district ID: 0605610
• Math proficiency: 59% ▲ 3.00%
• Reading proficiency: 70% ▬ 0.00%
• Median HH income: $76,196
• Composite: 58.71/100
• National rank: #2001
• State rank: #151 of 1400 in CA

Livability — La Verne

• Score: 75/100
• State rank: #110
• US rank: #3858

Category grades

Amenities A+ 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: La Verne, CA
• County: Los Angeles County · 9,444,647 people
• City population: 32,692
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 32,692
• Household income: $104,195
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 872.0

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 0.67)
• Race & ethnicity: White 44% Hispanic / Latino 36% Two or more races 20% Asian 10% Black 4%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 1%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 12% Chinese 3% Other Indo-European 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: ▼ -729.79%
• Current HPI: 373.7761
• Rent YoY: ▲ 2.35%
• 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

+294.8% since first listed

4 events — show timeline

• 2026-04-15 Price Changed $129,900 CRMLS
• 2026-01-09 Listed $149,900 CRMLS
• 2011-11-03 Delisted — CRMLS
• 2011-07-19 Listed $32,900 CRMLS