716 N Grand Unit E2 · Covina, CA 91723

$168,000

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 1 Days on market

Built 2000

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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 +7.5/15.0
• Schools +4.7/10.0
• Rent growth +4.3/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained 3-bedroom, 2-bath manufactured home located in the desirable Mobil Aire Estates community in Covina. Built in 2000, this spacious home features high ceilings, an open-concept layout, and an inviting living room with an energy-saving skylight that provides abundant natural light. The kitchen opens seamlessly to the main living areas, creating a comfortable and functional space for everyday living and entertaining. Additional features include inside laundry hookups, central air conditioning, and a well-designed floor plan with all bedrooms conveniently located on the main level. Conveniently situated near the 10 Freeway, shopping centers, restaurants, and local amenitie

Key facts

• Open concept kitchen
• Shopping centers
• Restaurants

Tags

• ENERGY SAVING SKYLIGHT
• OPEN CONCEPT KITCHEN
• PRIME LOCATION NEAR FREEWAYS
• SHOPPING CENTERS
• RESTAURANTS

Property features AI

Finance

• Other: Lot density approximately 36–40 units per acre; Parcel number 8428022015
• Financial info: Land lease of $1,600 per month (park-managed); rent includes pool
• HOA & community: Park community with shared pool

Exterior

• Parking: Located in Mobil Aire Estates
• Utilities: Public sewer; District/public water
• Home design: Single-story property; Mobile home remains on site (24' x 46'); Living area is an estimated value
• Construction: Estimated year built
• Exterior features: Community pool; Located in a park community

Interior

• Bedrooms: All bedrooms on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling
• Interior features: All bedrooms located on the ground floor; One-level home; single-story entry
• Laundry & utility: Indoor laundry with washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $168k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $168k).
• Cap rate 15.7% 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: Rents rising fast (+7.2%/yr); 31 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 38% of the median local income ($94k/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 $1k of loan paydown is wiped out by about $5k 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 + 7.2% rent growth), your $47k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 8y 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.

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 $168,000

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. 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.
3. 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.
4. 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: 1.75% ✓
• Cap rate: 15.72%
• Cash-on-cash: 33.67%
• DSCR: 2.50
• GRM: 4.8

CMA / ARV

• ARV (median comp): $98,903
• List price: $168,000
• Delta: 70.87%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 N Grand Ave Unit F-8	0.00mi	2/2.0 (-1)	1,080 (0%)	5mo	$89,900	$83	91
716 N Grand Ave N Unit A8	0.00mi	3/2.0	1,152 (+7%)	1mo	$115,000	$100	88
716 N Grand Unit I3	0.05mi	3/2.0	1,022 (-5%)	4mo	$219,900	$215	86

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 · 7.23% rent growth · sell at horizon

5-year hold

• IRR: 33.4%
• Equity multiple: 2.49×
• Total profit: $69,869
• Equity at exit: $25,049

10-year hold

• IRR: 42.4%
• Equity multiple: 5.83×
• Total profit: $227,417
• Equity at exit: $14,526

Cash invested: $47,040 (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 91723

• Rents YoY: 7.2%
• Active inventory: 31
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,945 high
• Mortgage (P&I): −$881
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$618
• Net cashflow: $1,320

Break-even live

Break-even rent $1,274

Max offer price $168,000

Occupancy floor 50%

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
959 E Edgecomb St Covina, CA	3.0	2.0	1335	$5,000	$3.75	2d	1	0.15mi
367 N Prospero Dr Covina, CA	2.0	2.0	1000	$1,950	$1.95	7d	1	0.51mi
554 E Hurst St Unit 2 Covina, CA	2.0	1.0	866	$2,650	$3.06	5d	1	0.52mi
628 E Italia St Unit 3 Covina, CA	2.0	1.5	900	$1,850	$2.06	7d	1	0.54mi
1061 N Glendora Ave Covina, CA	2.0	2.0	1212	$2,850	$2.35	43d	1	0.56mi
826 N Barranca Ave Covina, CA	1.0–2.0	1.0–2.0	762	$2,295	$3.01	43d	2	0.57mi
4830 N Brightview Dr Covina, CA	4.0	3.0	1497	$3,650	$2.44	20d	1	0.57mi
501 E Hurst St Unit 2 Covina, CA	2.0	1.0	866	$1,900	$2.19	2d	1	0.59mi
19531 E Cienega Ave Unit 208 Covina, CA	2.0	2.0	850	$2,195	$2.58	19d	1	0.72mi
111 S Barranca Ave Covina, CA	2.0	1.0	957	$2,445	$2.55	13d	1	0.78mi
417 E Badillo St Covina, CA	2.0	1.5	1150	$2,550	$2.22	19d	1	0.81mi
1400 N Grand Ave Covina, CA	1.0–2.0	1.0–2.0	846	$2,720	$3.22	1d	5	0.83mi
345 E College St Covina, CA	2.0	2.0	1300	$2,795	$2.15	24d	1	0.87mi
445 E Puente St Covina, CA	2.0	1.0	992	$2,900	$2.92	20d	1	0.96mi
321 S San Jose Ave Covina, CA	2.0	2.0	1090	$2,595	$2.38	16d	2	0.99mi
707 N Park Ave Covina, CA	2.0	2.0	900	$2,900	$3.22	43d	1	1.06mi
320 S 1st Ave Covina, CA	2.0	2.0	1090	$2,595	$2.38	17d	1	1.07mi
20240 E Arrow Hwy Unit D Covina, CA	3.0	2.5	1477	$3,350	$2.27	43d	1	1.15mi
20254 E Arrow Hwy Unit B Covina, CA	3.0	2.5	1477	$3,100	$2.10	24d	1	1.16mi
532 Stewart Dr Covina, CA	2.0	1.0	800	$2,600	$3.25	7d	1	1.17mi
228 E Puente St Unit 230 Covina, CA	2.0	1.0	1080	$2,550	$2.36	16d	1	1.18mi
1632 S Glendora Ave Glendora, CA	3.0	2.0	1000	$3,200	$3.20	6d	1	1.18mi
1620 S Glendora Ave Glendora, CA	3.0	2.0	1450	$3,500	$2.41	6d	1	1.23mi
200 N Grand Ave West Covina, CA	1.0–3.0	1.0–2.0	860	$3,342	$3.89	1d	12	1.25mi
141 S 3rd Ave Covina, CA	3.0	2.0	1151	$3,300	$2.87	7d	1	1.34mi
18645 E Arrow Hwy Covina, CA	2.0	—	919	$2,129	$2.32	13d	1	1.37mi
440 W Gladstone St Glendora, CA	1.0–2.0	1.0–2.0	875	$2,390	$2.73	1d	9	1.38mi
18537 E Arrow Hwy Covina, CA	1.0–2.0	1.0–2.5	937	$2,650	$2.83	4d	7	1.39mi
228 W Center St Unit 5 Covina, CA	3.0	2.0	1350	$3,130	$2.32	43d	1	1.39mi
228 W Center St Unit 5 Covina, CA	3.0	2.0	1350	$3,150	$2.33	10d	1	1.39mi
1145 N Barston Ave Covina, CA	2.0	1.0	836	$2,300	$2.75	7d	1	1.40mi
670 S 2nd Ave Covina, CA	2.0	1.0	700	$2,495	$3.56	43d	1	1.43mi
20983 E Covina Blvd Covina, CA	2.0	2.0	962	$2,500	$2.60	24d	1	1.46mi
435 W Gladstone St Glendora, CA	2.0	2.0	1200	$2,994	$2.49	1d	2	1.48mi

Listing history 44 events

1. 2026-06-18
   pricedays on marketlisting id $168,000 Active 1 DOM
2. 2026-06-17
   days on market $169,000 Active 93 DOM
3. 2026-06-16
   days on market $169,000 Active 92 DOM
4. 2026-06-15
   days on market $169,000 Active 91 DOM
5. 2026-06-13
   days on market $169,000 Active 89 DOM
6. 2026-06-13
   days on market $169,000 Active 88 DOM
7. 2026-06-09
   days on market $169,000 Active 85 DOM
8. 2026-06-08
   days on market $169,000 Active 84 DOM
9. 2026-06-07
   days on market $169,000 Active 83 DOM
10. 2026-06-04
    days on market $169,000 Active 80 DOM
11. 2026-06-03
    days on market $169,000 Active 79 DOM
12. 2026-06-02
    days on market $169,000 Active 78 DOM
13. 2026-06-01
    days on market $169,000 Active 77 DOM
14. 2026-05-31
    days on market $169,000 Active 76 DOM
15. 2026-05-06
    price $169,000 956-char remark
16. 2026-04-28
    price $172,000 956-char remark
17. 2026-03-16
    listed $175,000 Active 956-char remark
18. 2026-03-04
    historical
19. 2026-02-11
    price $169,999
20. 2026-02-04
    listed $175,000 Active
21. 2025-12-31
    historical
22. 2025-12-15
    price $179,000
23. 2025-11-24
    listed $180,000 Active
24. 2025-10-31
    historical
25. 2025-10-09
    listed $180,000 Active
26. 2025-09-30
    historical
27. 2025-07-30
    listed $189,000 Active
28. 2021-10-17
    historical
29. 2021-10-16
    status Active
30. 2021-07-22
    listed $89,500 Active
31. 2019-01-02
    status Active
32. 2019-01-02
    historical Hold Do Not Show
33. 2018-12-01
    status Active
34. 2018-12-01
    historical Hold Do Not Show
35. 2018-10-07
    historical Hold Do Not Show
36. 2018-10-06
    status Active
37. 2018-09-27
    status Active
38. 2018-09-27
    historical Hold Do Not Show
39. 2018-09-19
    status Active
40. 2018-09-19
    historical Hold Do Not Show
41. 2018-08-10
    status Active
42. 2018-08-10
    historical Hold Do Not Show
43. 2018-08-02
    historical Hold Do Not Show
44. 2018-07-25
    listed $36,000 Active

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $668 · $56/mo
• Projected year-2 tax: $1,277 · $106/mo
• Expected delta: +$609/yr (+$51/mo · 91.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $35,343
• − Mortgage interest: −$9,411
• − Property taxes: −$668
• − Insurance: −$840
• − Repairs & maintenance: −$2,827
• − Management: −$2,827
• − Depreciation: −$4,887
• Taxable income: $13,882
• Est. tax owed @ 24.0%: −$3,332
• After-tax cash flow: $12,509/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: 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): 17,733
• Household income: $94,167
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 792.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 22% White 19% Asian 11% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 52% Cuban 1%
• Common ancestry: Lithuanian 1% Russian 1% Iranian 1%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 56% English-only · Spanish 33% Chinese 3% 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: ▼ -540.18%
• Current HPI: 426.3313
• Rent YoY: ▲ 7.23%
• 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

+366.7% since first listed

32 events — show timeline

• 2026-06-17 Listed $168,000 CRMLS
• 2026-06-16 Listing Removed — CRMLS
• 2026-05-06 Price Changed $169,000 CRMLS
• 2026-04-28 Price Changed $172,000 CRMLS
• 2026-03-16 Listed $175,000 CRMLS
• 2026-03-04 Listing Removed — CRMLS
• 2026-02-11 Price Changed $169,999 CRMLS
• 2026-02-04 Listed $175,000 CRMLS
• 2025-12-31 Listing Removed — CRMLS
• 2025-12-15 Price Changed $179,000 CRMLS
• 2025-11-24 Listed $180,000 CRMLS
• 2025-10-31 Listing Removed — CRMLS
• 2025-10-09 Listed $180,000 CRMLS
• 2025-09-30 Listing Removed — CRMLS
• 2025-07-30 Listed $189,000 CRMLS
• 2021-10-17 Listing Removed — CRMLS
• 2021-10-16 Relisted — CRMLS
• 2021-07-22 Listed $89,500 CRMLS
• 2019-01-02 Relisted — CRMLS
• 2019-01-02 Delisted — CRMLS
• 2018-12-01 Relisted — CRMLS
• 2018-12-01 Delisted — CRMLS
• 2018-10-07 Delisted — CRMLS
• 2018-10-06 Relisted — CRMLS
• 2018-09-27 Relisted — CRMLS
• 2018-09-27 Delisted — CRMLS
• 2018-09-19 Relisted — CRMLS
• 2018-09-19 Delisted — CRMLS
• 2018-08-10 Relisted — CRMLS
• 2018-08-10 Delisted — CRMLS
• 2018-08-02 Delisted — CRMLS
• 2018-07-25 Listed $36,000 CRMLS

Property tax history

+4.9%/yr

Latest (2025): $668 · +4.9% YoY. Source: county tax records.