1205 Cypress #181 · San Dimas, CA 91773

$150,000

2 bd · 2.0 ba · 862 sqft · Manufactured public records · 14 Days on market

Built 1972 Good condition Est $129k · 16% over

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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
• Schools +5.9/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.3/5.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1205 Cypress Street #181 in the highly sought-after Lonehill Manor community of San Dimas! This beautifully updated 1972 Fleetwood manufactured home with 2 bedrooms and 2 bathrooms. Recently refreshed with new exterior paint, the home offers excellent curb appeal and a clean, welcoming appearance from the moment you arrive. Fully renovated between 2018 and 2020, the interior features waterproof vinyl flooring throughout, 3-ton A/C and heating system with nest thermostat and a beautifully remodeled kitchen showcasing custom solid wood inset cabinetry. The kitchen also includes a convenient indoor laundry area, and the refrigerator, washer, and dryer are included with the sale. Ste

Key facts

• Indoor laundry area
• Low maintenance yard
• New exterior paint

Tags

• NEW EXTERIOR PAINT
• WATERPROOF VINYL FLOORING
• REMODELED KITCHEN
• INDOOR LAUNDRY AREA
• LOW MAINTENANCE YARD
• RIVER ROCK LANDSCAPING

Property features AI

Finance

• Other: Energy-efficient features on appliances, HVAC, water heater, thermostat/controllers, and windows
• Financial info: Monthly land lease: $1,475 (park-provided)
• HOA & community: Land lease in park

Exterior

• Parking: Located in Lonehill Manor Mobile Estate
• Utilities: Public sewer; District/Public water
• Home design: Single-story mobile home; Entry on front and side
• Construction: Mobile home, 12 ft by 56 ft; Year built per public records
• Exterior features: Community pool; Street lighting; Suburban setting; Mobile home remains on site

Interior

• Kitchen: Gas range
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: One-level home; Front door and side entry
• Laundry & utility: Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Cap rate 14.6% vs local median 2.6% in San Dimas — 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 (#192 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A, schools B; 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 soft (-1.0%/yr); 85 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 + 0.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major 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 $150,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
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: 1.75% ✓
• Cap rate: 14.64%
• Cash-on-cash: 29.80%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $129,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1205 Cypress St W #19	0.00mi	2/2.0	880 (+2%)	16mo	$140,000	$159	83
1205 Cypress St #188	0.00mi	2/1.0	800 (-7%)	3mo	$120,000	$150	81
1205 Cypress St #71	0.00mi	2/2.0	960 (+11%)	17mo	$118,000	$123	67
1254 W Cienega Ave #154	0.45mi	2/2.0	880 (+2%)	13mo	$100,000	$114	65
801 W Covina #55	0.51mi	1/1.0 (-1)	880 (+2%)	0mo	$85,000	$97	63
801 W Covina Blvd #54	0.51mi	2/1.5	800 (-7%)	8mo	$139,000	$174	56
801 W Covina Blvd #179	0.51mi	2/2.0	960 (+11%)	4mo	$95,000	$99	54
1630 W Covina Blvd #60	0.63mi	1/2.0 (-1)	940 (+9%)	1mo	$159,000	$169	50
801 W Covina Blvd #149	0.51mi	2/2.0	960 (+11%)	9mo	$145,000	$151	50
21310 E Covina Blvd #51	0.57mi	2/2.0	960 (+11%)	12mo	$145,000	$151	45
801 W Covina Blvd #103	0.51mi	2/1.0	940 (+9%)	23mo	$97,500	$104	38
1630 Covina Blvd #106	0.63mi	1/1.0 (-1)	800 (-7%)	23mo	$80,000	$100	31

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 1.82×
• Total profit: $34,444
• Equity at exit: $22,365

10-year hold

• IRR: 27.0%
• Equity multiple: 3.04×
• Total profit: $85,875
• Equity at exit: $12,969

Cash invested: $42,000 (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 91773

• Rents YoY: -1.0%
• Active inventory: 85
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,632 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $1,043

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 55%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 Danecroft Ave Unit A San Dimas, CA	2.0	1.0	735	$2,800	$3.81	44d	1	0.60mi
220 S Valley Center Ave San Dimas, CA	2.0	1.0	1000	$2,495	$2.50	44d	1	0.68mi
20983 E Covina Blvd Covina, CA	2.0	2.0	962	$2,500	$2.60	24d	1	0.98mi
21042 E Arrow Hwy Covina, CA	1.0–2.0	1.0–2.0	803	$2,875	$3.58	1d	11	1.04mi
1145 N Barston Ave Covina, CA	2.0	1.0	836	$2,300	$2.75	7d	1	1.07mi
530 W 3rd St Unit A San Dimas, CA	2.0	2.5	1000	$3,000	$3.00	44d	1	1.13mi
1746 S Sunflower Ave Unit 7 Glendora, CA	2.0	2.0	1100	$2,400	$2.18	24d	1	1.16mi
1746 S Sunflower Ave Unit 10 Glendora, CA	2.0	1.5	1100	$2,400	$2.18	44d	1	1.16mi
522 W 4th St San Dimas, CA	3.0	1.0	1113	$3,550	$3.19	44d	1	1.18mi
319 S Drifton Ave San Dimas, CA	2.0	1.0	650	$2,200	$3.38	44d	1	1.19mi
301 W 1st St Unit A San Dimas, CA	3.0	2.0	1000	$3,250	$3.25	44d	1	1.30mi
301 W 1st St San Dimas, CA	2.0	1.0	880	$2,150	$2.44	24d	1	1.30mi
801 Claraday St Glendora, CA	1.0–2.0	1.0–2.0	900	$2,325	$2.58	22d	6	1.31mi
710 Claraday St Glendora, CA	2.0	1.0	850	$2,200	$2.59	7d	1	1.39mi
711 Claraday St Unit A Glendora, CA	2.0	1.0	750	$2,250	$3.00	44d	1	1.40mi

Listing history 10 events

1. 2026-06-18
   days on market $150,000 Active 14 DOM
2. 2026-06-17
   days on market $150,000 Active 13 DOM
3. 2026-06-16
   days on market $150,000 Active 12 DOM
4. 2026-06-15
   days on market $150,000 Active 11 DOM
5. 2026-06-13
   days on market $150,000 Active 9 DOM
6. 2026-06-13
   days on market $150,000 Active 8 DOM
7. 2026-06-09
   days on market $150,000 Active 5 DOM
8. 2026-06-08
   days on market $150,000 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $150,000 Active 3 DOM

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 20 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: $31,588
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,527
• − Management: −$2,527
• − Depreciation: −$4,364
• Taxable income: $10,768
• Est. tax owed @ 24.0%: −$2,584
• After-tax cash flow: $9,931/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 beautifully updated 1972 Fleetwood manufactured home in San Dimas, CA, offers excellent curb appeal and a clean, welcoming appearance. Fully renovated between 2018 and 2020, the home features waterproof vinyl flooring, a 3-ton A/C and heating system, and a remodeled kitchen with custom cabinetry. The property is move-in ready and presents as renovated with few/no repairs needed.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Both Upgrading the front door — Improves curb appeal and can increase both resale and rental value.
• Both Adding a security system — Enhances safety and can increase both resale and rental value.
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can increase both resale and rental value.
• Both Upgrading the bathroom fixtures — Modernizes the bathrooms and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Upgrading the front door — Improves curb appeal and can increase both resale and rental value. ↑
• Both Adding a security system — Enhances safety and can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can increase both resale and rental value. ↑
• Both Upgrading the bathroom fixtures — Modernizes the bathrooms and can increase both resale and 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: 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 — San Dimas

• Score: 72/100
• State rank: #192
• US rank: #6164

Category grades

Amenities B- 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: San Dimas, CA
• County: Los Angeles County · 9,444,647 people
• City population: 33,598
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 33,598
• Household income: $105,338
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1238.0

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 0.69)
• Race & ethnicity: White 38% Hispanic / Latino 37% Two or more races 19% Asian 18% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 27% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 64% English-only · Spanish 18% Chinese 8% 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: ▼ -778.24%
• Current HPI: 379.5269
• Rent YoY: ▼ -0.97%
• 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

1 event — show timeline

• 2026-06-04 Listed $150,000 CRMLS

Property tax history

+7.6%/yr

Latest (2025): $253 · +7.6% YoY. Source: county tax records.