716 N Grand Ave Unit J4 · Covina, CA 91724

$65,000

2 bd · 1.0 ba · 800 sqft · Manufactured · 36 Days on market

Built 1957 Good condition 3,491 sqft lot $81/sqft · 49% below area Est $127k · 49% under ↓ 46% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cozy mobile home, ready move-in condition near all shopping areas, freeways, schools and parks. Club house and pool for hot summer days.

Key facts

• Freeways
• Club house
• Pool

Tags

• READY MOVE-IN CONDITION
• CLUB HOUSE
• POOL
• SHOPPING AREAS
• FREEWAYS
• SCHOOLS

Property features AI

Finance

• Other: Pets allowed: contact for details
• Financial info: Land lease: $1,650 per month (current); Rent includes gas, electric, water, sewer, trash — all utilities included
• HOA & community: Land lease in park; Park name: Mobile Aire Estates; Community features include storm drains

Exterior

• Parking: Carport with 2 parking spaces; Located in Mobile Aire Estates park
• Utilities: 220V electric throughout; Public/district water; Public sewer; Sewer connected; electricity available
• Home design: Manufactured/mobile home (20' x 40'); Mobile home remains
• Construction: Metal construction
• Exterior features: Patio; Vinyl fencing; No pool; Siding skirting

Interior

• Kitchen: No appliances included
• Bathrooms: One full bathroom with exhaust fan
• Heating & cooling: Heating available; Cooling available
• Interior features: One-level home; Enter off Edna Place past the car wash
• Laundry & utility: Inside laundry; All utilities included with rent (gas, electric, water, sewer, trash)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 32.3% 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; 36 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 3.62% ✓
• Cap rate: 32.33%
• Cash-on-cash: 92.98%
• DSCR: 5.14
• GRM: 2.3

CMA / ARV

• ARV (median comp): $127,364
• List price: $65,000
• Delta: -48.97%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 N Grand Ave	0.03mi	2/1.0	725 (-9%)	20mo	$127,000	$175	67
716 North Grand Ave Unit J13	0.03mi	3/2.0 (+1)	880 (+10%)	16mo	$150,000	$170	59

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: 93.8%
• Equity multiple: 5.36×
• Total profit: $79,316
• Equity at exit: $9,692

10-year hold

• IRR: 96.6%
• Equity multiple: 11.16×
• Total profit: $184,859
• Equity at exit: $5,620

Cash invested: $18,200 (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: 2.3×

Monthly cashflow live

• Estimated rent: $2,354 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $1,410

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 35%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
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
826 N Barranca Ave Covina, CA	1.0–2.0	1.0–2.0	762	$2,295	$3.01	43d	2	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	18d	1	0.72mi
111 S Barranca Ave Covina, CA	1.0	1.0	687	$2,035	$2.96	43d	1	0.78mi
111 S Barranca Ave Covina, CA	2.0	1.0	957	$2,445	$2.55	13d	1	0.78mi
111 S Barranca Ave Covina, CA	1.0	1.0	687	$2,035	$2.96	15d	1	0.78mi
111 S Barranca Ave Covina, CA	1.0	1.0	687	$2,195	$3.20	3d	1	0.78mi
1400 N Grand Ave Covina, CA	1.0–2.0	1.0–2.0	846	$2,720	$3.22	1d	5	0.83mi
364 E Badillo St Unit 368 1/2 Covina, CA	1.0	1.0	592	$1,725	$2.91	1d	1	0.90mi
364 E Badillo St Unit 372 Covina, CA	1.0	1.0	592	$1,750	$2.96	12d	1	0.90mi
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
255 E Center St Covina, CA	1.0	1.0	625	$2,195	$3.51	7d	1	1.03mi
253 E Center St Covina, CA	1.0	1.0	625	$2,295	$3.67	7d	1	1.05mi
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
18421 E Cypress St Covina, CA	1.0	1.0	800	$2,500	$3.12	43d	1	1.17mi
532 Stewart Dr Covina, CA	2.0	1.0	800	$2,600	$3.25	7d	1	1.17mi
265 E Navilla Pl Unit 206 Covina, CA	1.0	1.0	750	$1,695	$2.26	24d	1	1.18mi
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
136 W Orange St Covina, CA	1.0	1.0	650	$2,200	$3.38	24d	1	1.20mi
242 E Navilla Pl Unit 248 Covina, CA	1.0	1.0	650	$1,695	$2.61	21d	1	1.22mi
248 E Navilla Pl Covina, CA	1.0	1.0	650	$1,695	$2.61	24d	1	1.22mi
200 N Grand Ave West Covina, CA	1.0–3.0	1.0–2.0	860	$2,942	$3.42	1d	12	1.25mi
18645 E Arrow Hwy Covina, CA	2.0	—	919	$2,129	$2.32	13d	1	1.37mi
681 S 1st Ave Apt N Covina, CA	1.0	1.0	650	$1,750	$2.69	43d	1	1.38mi
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
18615 E Arrow Hwy Covina, CA	1.0	1.0	619	$1,976	$3.19	10d	2	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

Listing history 23 events

1. 2026-06-18
   days on market $65,000 Active 36 DOM
2. 2026-06-17
   days on market $65,000 Active 35 DOM
3. 2026-06-16
   days on market $65,000 Active 34 DOM
4. 2026-06-15
   days on market $65,000 Active 33 DOM
5. 2026-06-09
   days on market $65,000 Active 32 DOM
6. 2026-06-08
   days on market $65,000 Active 31 DOM
7. 2026-06-07
   days on market $65,000 Active 30 DOM
8. 2026-06-04
   days on market $65,000 Active 27 DOM
9. 2026-06-03
   days on market $65,000 Active 26 DOM
10. 2026-06-02
    days on market $65,000 Active 25 DOM
11. 2026-06-01
    days on market $65,000 Active 24 DOM
12. 2026-05-31
    days on market $65,000 Active 23 DOM
13. 2026-05-08
    listed $65,000 Active 136-char remark
14. 2026-03-02
    historical
15. 2026-02-13
    listed $64,900 Active
16. 2026-02-10
    historical
17. 2026-01-24
    price $65,900
18. 2026-01-20
    price $68,900
19. 2026-01-14
    price $79,950
20. 2026-01-07
    price $80,900
21. 2025-12-17
    price $85,500
22. 2025-12-08
    price $92,500
23. 2025-11-26
    listed $119,900 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 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: $28,243
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$2,259
• − Management: −$2,259
• − Depreciation: −$1,891
• Taxable income: $16,892
• Est. tax owed @ 24.0%: −$4,054
• After-tax cash flow: $12,868/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 · 8 photos

Good 80/100 Cosmetic rehab

This mobile home is in good condition with minimal repairs needed. It is move-in ready and has potential for further value increases through cosmetic upgrades and improvements.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers
• Resale Upgrading kitchen appliances — Modern appliances can increase the home's appeal to potential buyers
• Resale Upgrading bathrooms with modern fixtures — Modern bathrooms can significantly increase the home's value
• Both Upgrading HVAC system — A new HVAC system can improve comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Resale Upgrading kitchen appliances — Modern appliances can increase the home's appeal to potential buyers ↑
• Resale Upgrading bathrooms with modern fixtures — Modern bathrooms can significantly increase the home's value ↑
• Both Upgrading HVAC system — A new HVAC system can improve comfort and energy efficiency ↑

ⓘ 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

-45.8% since first listed

13 events — show timeline

• 2026-06-15 Relisted — CRMLS
• 2026-06-10 Listing Removed — CRMLS
• 2026-05-08 Listed $65,000 CRMLS
• 2026-03-02 Listing Removed — CRMLS
• 2026-02-13 Listed $64,900 CRMLS
• 2026-02-10 Listing Removed — CRMLS
• 2026-01-24 Price Changed $65,900 CRMLS
• 2026-01-20 Price Changed $68,900 CRMLS
• 2026-01-14 Price Changed $79,950 CRMLS
• 2026-01-07 Price Changed $80,900 CRMLS
• 2025-12-17 Price Changed $85,500 CRMLS
• 2025-12-08 Price Changed $92,500 CRMLS
• 2025-11-26 Listed $119,900 CRMLS