716 N Grand Ave Unit I-5 · Covina, CA 91724

$46,900

1 bd · 1.0 ba · 440 sqft · Manufactured · 135 Days on market

Built 1975 Fair condition $107/sqft · 41% below area Est $79k · 41% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming mobile home in a prime location with quick and easy freeway access — perfect for commuters! This well-kept home offers comfortable living with a newer roof and ac system and a bright, open layout and great natural light throughout. Conveniently located near shopping, dining, and everyday essentials while still providing a peaceful place to call home. A great opportunity for affordable living in a super convenient area!

Key facts

• Parking
• Community pool
• Built 1975

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $47k. Condition is rated fair.

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 ($2k rent vs $47k).
• Recommended offer: $41k (12.0% below list) — sets the bar for market timing.
• Cap rate 37.1% vs local median 2.4% in Covina — 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 (#181 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: schools C-, crime C-, health & safety C-.
• 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 $324 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago 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.
• Current owner paid $25k; list at $47k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $41,272 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 4.12% ✓
• Cap rate: 37.06%
• Cash-on-cash: 109.89%
• DSCR: 5.89
• GRM: 2.0

CMA / ARV

• ARV (median comp): $79,408
• List price: $46,900
• Delta: -40.94%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19548 Cypress St #33	0.17mi	1/1.0	396 (-10%)	3mo	$80,000	$202	73
716 N Grand Unit G8	0.01mi	2/2.0 (+1)	420 (-4%)	22mo	$43,000	$102	65
19548-26 E Cypress #26	0.19mi	2/1.0 (+1)	390 (-11%)	7mo	$80,000	$205	62
19548 E Cypress St #40	0.16mi	1/1.0	480 (+9%)	21mo	$80,000	$167	60
375 E San Bernardino Rd Unit A12	0.73mi	1/1.0	432 (-2%)	19mo	$84,999	$197	47

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: —
• Equity multiple: 6.26×
• Total profit: $69,019
• Equity at exit: $6,993

10-year hold

• IRR: —
• Equity multiple: 13.10×
• Total profit: $158,840
• Equity at exit: $4,055

Cash invested: $13,132 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,932 medium
• Mortgage (P&I): −$246
• Tax est. 1.5%: −$59 /mo · $704/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $1,203

Break-even live

Break-even rent $410

Max offer price $46,900

Occupancy floor 33%

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: $11,725
• Closing costs: $1,407
• 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	1.26mi

Listing history 20 events

1. 2026-06-18
   days on market $46,900 Active 135 DOM
2. 2026-06-17
   days on market $46,900 Active 134 DOM
3. 2026-06-16
   days on market $46,900 Active 133 DOM
4. 2026-06-15
   days on market $46,900 Active 132 DOM
5. 2026-06-13
   days on market $46,900 Active 130 DOM
6. 2026-06-13
   days on market $46,900 Active 129 DOM
7. 2026-06-09
   days on market $46,900 Active 126 DOM
8. 2026-06-08
   days on market $46,900 Active 125 DOM
9. 2026-06-07
   days on market $46,900 Active 124 DOM
10. 2026-06-04
    days on market $46,900 Active 121 DOM
11. 2026-06-03
    days on market $46,900 Active 120 DOM
12. 2026-06-02
    days on market $46,900 Active 119 DOM
13. 2026-06-01
    days on market $46,900 Active 118 DOM
14. 2026-05-31
    days on market $46,900 Active 117 DOM
15. 2026-02-04
    status Active 437-char remark

    Show marketing remark (437 chars)

    Charming mobile home in a prime location with quick and easy freeway access — perfect for commuters! This well-kept home offers comfortable living with a newer roof and ac system and a bright, open layout and great natural light throughout. Conveniently located near shopping, dining, and everyday essentials while still providing a peaceful place to call home. A great opportunity for affordable living in a super convenient area!

16. 2026-02-03
    listed $46,900 Active 437-char remark

    Show marketing remark (437 chars)

    Charming mobile home in a prime location with quick and easy freeway access — perfect for commuters! This well-kept home offers comfortable living with a newer roof and ac system and a bright, open layout and great natural light throughout. Conveniently located near shopping, dining, and everyday essentials while still providing a peaceful place to call home. A great opportunity for affordable living in a super convenient area!

17. 2021-04-23
    soldstatus $25,000 Closed Sale 471-char remark

    Show marketing remark (471 chars)

    Welcome to Mobile Aire Estates. This is a one bedroom and one bathroom home featuring an open concept in the living room and kitchen, new AC/heating units, new floors and new roof. The park amenities include a pool, clubhouse, pool room and laundry facility. This is a cash only purchase and the monthly space rent is $1,160. Park approval is required: 1) FICO score 650+ 2) Total Monthly Gross Income 3x the monthly space rent ($3,480+). Schedule your appointment today.

18. 2021-04-07
    historical Active Under Contract 471-char remark

    Show marketing remark (471 chars)

    Welcome to Mobile Aire Estates. This is a one bedroom and one bathroom home featuring an open concept in the living room and kitchen, new AC/heating units, new floors and new roof. The park amenities include a pool, clubhouse, pool room and laundry facility. This is a cash only purchase and the monthly space rent is $1,160. Park approval is required: 1) FICO score 650+ 2) Total Monthly Gross Income 3x the monthly space rent ($3,480+). Schedule your appointment today.

19. 2021-03-23
    price $25,000 471-char remark

    Show marketing remark (471 chars)

    Welcome to Mobile Aire Estates. This is a one bedroom and one bathroom home featuring an open concept in the living room and kitchen, new AC/heating units, new floors and new roof. The park amenities include a pool, clubhouse, pool room and laundry facility. This is a cash only purchase and the monthly space rent is $1,160. Park approval is required: 1) FICO score 650+ 2) Total Monthly Gross Income 3x the monthly space rent ($3,480+). Schedule your appointment today.

20. 2021-03-03
    listed $30,000 Active 471-char remark

    Show marketing remark (471 chars)

    Welcome to Mobile Aire Estates. This is a one bedroom and one bathroom home featuring an open concept in the living room and kitchen, new AC/heating units, new floors and new roof. The park amenities include a pool, clubhouse, pool room and laundry facility. This is a cash only purchase and the monthly space rent is $1,160. Park approval is required: 1) FICO score 650+ 2) Total Monthly Gross Income 3x the monthly space rent ($3,480+). Schedule your appointment today.

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,190
• − Mortgage interest: −$2,627
• − Property taxes: −$704
• − Insurance: −$234
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$1,364
• Taxable income: $14,550
• Est. tax owed @ 24.0%: −$3,492
• After-tax cash flow: $10,938/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 · 13 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and increase its resale and rental value.

Repairs flagged

• Major exterior siding — Severe weathering and peeling paint
• Major flooring — Worn carpet in living room and bedroom
• Major interior walls — Worn paint and discoloration

Value-add opportunities

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance and appeal to potential buyers
• Resale Replace carpet in living room and bedroom — New carpet can enhance the home's curb appeal and make it more attractive to potential buyers
• Both Trim and maintain landscaping — Well-maintained landscaping can improve the home's curb appeal and increase its rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering and peeling paint	Major	$15,000–50,000
flooring · Worn carpet in living room and bedroom	Major	$15,000–50,000
interior walls · Worn paint and discoloration	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance and appeal to potential buyers ↑
• Resale Replace carpet in living room and bedroom — New carpet can enhance the home's curb appeal and make it more attractive to potential buyers ↑
• Both Trim and maintain landscaping — Well-maintained landscaping can improve the home's curb appeal and increase its rental 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 — Covina

• Score: 72/100
• State rank: #181
• US rank: #5811

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Covina, CA
• County: Los Angeles County · 9,444,647 people
• City population: 81,184
• 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

+56.3% since first listed

6 events — show timeline

• 2026-02-04 Relisted — CRMLS
• 2026-02-03 Listed $46,900 CRMLS
• 2021-04-23 Sold (MLS) $25,000 CRMLS
• 2021-04-07 Contingent — CRMLS
• 2021-03-23 Price Changed $25,000 CRMLS
• 2021-03-03 Listed $30,000 CRMLS