21217 Washington Ave #107 · Diamond Bar, CA 91789

$399,000

4 bd · 3.0 ba · 2,176 sqft · Manufactured public records · 34 Days on market

Built 1981 Est $300k · 33% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +6.9/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

TAKE A LOOK! HERE IS A BEAUTIFUL 4 BEDROOM 3 BATH MANUFACTURED HOME LOCATED IN THE PRESTIGIOUS WALNUT VALLEY UNIFIED SCHOOL DISTRICT. IT HAS AN EXCELLENT FLOOR PLAN, BRIGHT, AIRY AND IT’S THE BEST OF ALL. IT IS READY FOR MOVE IN. RECENT UPGRADES INCLUDE A RENOVATED KITCHEN, CABINETS, STOVE, LAMINATED WOOD FLOORING, DUAL PANE WINDOWS, ROOF, BRAND NEW WATER HEATER AND MORE. IT HAS AN OPEN LIVING ROOM, AND A SEPARATE LAUNDRY ROOM. THE HOME IS LOCATED IN A SECURE GATED COMMUNITY WHICH HAS A POOL, SPA AND CLUBHOUSE. IT IS CONVENIENTLY LOCATED CLOSE TO MARKETS, BANKS, RESTAURANTS AND THE METRO LINK. THERE IS EASY ACCESS TO THE 60 AND 57 FREEWAYS. * * * DON’T MISS THIS OPPORTUNITY TO OWN YOUR OWN HOME * * *

Key facts

• Open floor plan
• Newer kitchen
• Updated cabinets

Tags

• OPEN FLOOR PLAN
• NEWER KITCHEN
• UPDATED CABINETS
• DUAL-PANE WINDOWS
• SECURE GATED COMMUNITY
• RESORT-STYLE AMENITIES

Property features AI

Finance

• Other: Suburban community
• Financial info: Mobile home park setting (park name: Diamond Bar Estates)
• HOA & community: Land lease in park (Diamond Bar Estates) — $1,100 monthly (park-provided); Rent/includes: pool; Manager approval required

Exterior

• Parking: Two parking spaces; Carport (attached) with tandem covered parking; Gravel driveway; Controlled, private entrance (automatic gate)
• Security: Gated community with automatic gate; Resident manager
• Utilities: Standard electric service; Public sewer; District/public water; No well
• Home design: Single-story (one level); Mobile home remains on site (34' x 64' model 5QTAG); Turnkey, updated/remodeled; Raised foundation with brick & mortar perimeter; Shingle roof
• Construction: Vinyl siding with drywall interior walls; Raised foundation
• Exterior features: Covered front porch and additional porch/deck areas; Covered patio; Community pool; Shed on property; Wood fencing in good condition; Landscaped, mostly level lot with irregular/flag shape

Interior

• Kitchen: Gas cooktop; Dishwasher; Quartz counters; Remodeled kitchen with self-closing drawers
• Bedrooms: All bedrooms on one level
• Flooring: Vinyl flooring
• Bathrooms: Three full bathrooms; Remodeled bathrooms with quartz counters and upgraded showers
• Heating & cooling: Central heating (central furnace); Central cooling
• Interior features: Quartz countertops throughout; Recessed lighting; Remodeled and turnkey condition; Double-pane, Energy Star windows; Community spa
• Laundry & utility: Indoor laundry room; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $399k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $399k).
• Recommended offer: $387k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 2.1% in Diamond Bar — 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 77/100 on livability (#86 in CA, #3,131 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, crime A-; Watch: health & safety D+, cost of living F.
• Walnut Valley Unified (suburban): math 74% / reading 79% proficiency, ranked #32 of 517 in CA (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Walnut High (math 71% / reading 80%, grade A-, #65 of 1,170 statewide, top 5%, 2,158 students, 26% FRL).
• Market conditions: Rents flat; 141 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $5,228/mo this rent would consume 50% of the median local household income ($126k/yr) (locally 603% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 + 0.3% rent growth), your $112k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 7 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.
• Current owner paid $245k; list at $399k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $387,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.31% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.23%
• DSCR: 1.86
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $300,288
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20739 lycoming St Spc 42	0.56mi	3/2.0 (-1)	2,036 (-6%)	15mo	$270,000	$133	41
20739 Lycoming St, #26	0.56mi	3/2.0 (-1)	1,920 (-12%)	11mo	$265,000	$138	36
20739 Lycoming St #20	0.56mi	3/2.0 (-1)	1,920 (-12%)	14mo	$300,000	$156	33

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 · 0.35% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.32×
• Total profit: $35,596
• Equity at exit: $59,492

10-year hold

• IRR: 15.4%
• Equity multiple: 2.11×
• Total profit: $124,234
• Equity at exit: $34,498

Cash invested: $111,720 (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 91789

• Rents YoY: 0.3%
• Active inventory: 141
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $5,228 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$81 /mo · $977/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,098
• Net cashflow: $1,790

Break-even live

Break-even rent $2,962

Max offer price $399,000

Occupancy floor 61%

Sensitivity live

Price	-10% $2,016	-5% $1,903	+0% $1,790	+5% $1,677	+10% $1,564
Rent	-10% $1,377	-5% $1,584	+0% $1,790	+5% $1,997	+10% $2,203
Rate	-1.0pp $1,991	-0.5pp $1,892	base $1,790	+0.5pp $1,687	+1.0pp $1,581

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20980 Cornerstone Dr Walnut, CA	4.0	3.0	1760	$3,975	$2.26	2d	1	0.70mi
21000 Cornerstone Dr Walnut, CA	4.0	3.5	1830	$4,200	$2.30	2d	1	0.71mi
21038 Cornerstone Dr Walnut, CA	4.0	3.5	1830	$3,975	$2.17	11d	1	0.71mi
20665 Fuero Dr Walnut, CA	5.0	4.0	2768	$4,750	$1.72	2d	1	0.89mi
22033 Birds Eye Dr Diamond Bar, CA	5.0	3.0	2700	$12,000	$4.44	5d	1	1.08mi
248 Centinary Dr Walnut, CA	3.0	2.0	1429	$3,750	$2.62	44d	1	1.14mi
22125 Birds Eye Dr Diamond Bar, CA	4.0	2.5	2577	$5,800	$2.25	11d	1	1.14mi
268 Centinary Dr Walnut, CA	3.0	2.0	1476	$3,700	$2.51	11d	1	1.17mi
1522 Sunbluff Dr Diamond Bar, CA	4.0	2.5	2577	$5,200	$2.02	7d	1	1.25mi
20409 Tufts Cir Walnut, CA	4.0	2.5	2240	$4,200	$1.88	2d	1	1.28mi
1511 Dab Ct Walnut, CA	5.0	3.0	2808	$6,000	$2.14	17d	1	1.29mi

Listing history 28 events

1. 2026-06-21
   days on market $399,000 Active 34 DOM
2. 2026-06-18
   days on market $399,000 Active 31 DOM
3. 2026-06-17
   days on market $399,000 Active 30 DOM
4. 2026-06-16
   days on market $399,000 Active 29 DOM
5. 2026-06-15
   days on market $399,000 Active 28 DOM
6. 2026-06-13
   days on market $399,000 Active 26 DOM
7. 2026-06-13
   days on market $399,000 Active 25 DOM
8. 2026-06-09
   days on market $399,000 Active 22 DOM
9. 2026-06-08
   days on market $399,000 Active 21 DOM
10. 2026-06-07
    days on market $399,000 Active 20 DOM
11. 2026-06-04
    days on market $399,000 Active 17 DOM
12. 2026-06-03
    days on market $399,000 Active 16 DOM
13. 2026-06-02
    days on market $399,000 Active 15 DOM
14. 2026-06-01
    days on market $399,000 Active 14 DOM
15. 2026-05-31
    days on market $399,000 Active 13 DOM
16. 2026-05-18
    listed $399,000 Active
17. 2022-09-01
    soldstatus $245,000 Closed Sale 725-char remark

    Show marketing remark (725 chars)

    TAKE A LOOK! HERE IS A BEAUTIFUL 4 BEDROOM 3 BATH MANUFACTURED HOME LOCATED IN THE PRESTIGIOUS WALNUT VALLEY UNIFIED SCHOOL DISTRICT. IT HAS AN EXCELLENT FLOOR PLAN, BRIGHT, AIRY AND IT’S THE BEST OF ALL. IT IS READY FOR MOVE IN. RECENT UPGRADES INCLUDE A RENOVATED KITCHEN, CABINETS, STOVE, LAMINATED WOOD FLOORING, DUAL PANE WINDOWS, ROOF, BRAND NEW WATER HEATER AND MORE. IT HAS AN OPEN LIVING ROOM, AND A SEPARATE LAUNDRY ROOM. THE HOME IS LOCATED IN A SECURE GATED COMMUNITY WHICH HAS A POOL, SPA AND CLUBHOUSE. IT IS CONVENIENTLY LOCATED CLOSE TO MARKETS, BANKS, RESTAURANTS AND THE METRO LINK. THERE IS EASY ACCESS TO THE 60 AND 57 FREEWAYS. * * * DON’T MISS THIS OPPORTUNITY TO OWN YOUR OWN HOME * * *

18. 2022-08-08
    historical Active Under Contract 725-char remark

    Show marketing remark (725 chars)

    TAKE A LOOK! HERE IS A BEAUTIFUL 4 BEDROOM 3 BATH MANUFACTURED HOME LOCATED IN THE PRESTIGIOUS WALNUT VALLEY UNIFIED SCHOOL DISTRICT. IT HAS AN EXCELLENT FLOOR PLAN, BRIGHT, AIRY AND IT’S THE BEST OF ALL. IT IS READY FOR MOVE IN. RECENT UPGRADES INCLUDE A RENOVATED KITCHEN, CABINETS, STOVE, LAMINATED WOOD FLOORING, DUAL PANE WINDOWS, ROOF, BRAND NEW WATER HEATER AND MORE. IT HAS AN OPEN LIVING ROOM, AND A SEPARATE LAUNDRY ROOM. THE HOME IS LOCATED IN A SECURE GATED COMMUNITY WHICH HAS A POOL, SPA AND CLUBHOUSE. IT IS CONVENIENTLY LOCATED CLOSE TO MARKETS, BANKS, RESTAURANTS AND THE METRO LINK. THERE IS EASY ACCESS TO THE 60 AND 57 FREEWAYS. * * * DON’T MISS THIS OPPORTUNITY TO OWN YOUR OWN HOME * * *

19. 2022-02-01
    status Active 725-char remark

    Show marketing remark (725 chars)

    TAKE A LOOK! HERE IS A BEAUTIFUL 4 BEDROOM 3 BATH MANUFACTURED HOME LOCATED IN THE PRESTIGIOUS WALNUT VALLEY UNIFIED SCHOOL DISTRICT. IT HAS AN EXCELLENT FLOOR PLAN, BRIGHT, AIRY AND IT’S THE BEST OF ALL. IT IS READY FOR MOVE IN. RECENT UPGRADES INCLUDE A RENOVATED KITCHEN, CABINETS, STOVE, LAMINATED WOOD FLOORING, DUAL PANE WINDOWS, ROOF, BRAND NEW WATER HEATER AND MORE. IT HAS AN OPEN LIVING ROOM, AND A SEPARATE LAUNDRY ROOM. THE HOME IS LOCATED IN A SECURE GATED COMMUNITY WHICH HAS A POOL, SPA AND CLUBHOUSE. IT IS CONVENIENTLY LOCATED CLOSE TO MARKETS, BANKS, RESTAURANTS AND THE METRO LINK. THERE IS EASY ACCESS TO THE 60 AND 57 FREEWAYS. * * * DON’T MISS THIS OPPORTUNITY TO OWN YOUR OWN HOME * * *

20. 2022-01-14
    status Active 725-char remark

    Show marketing remark (725 chars)

    TAKE A LOOK! HERE IS A BEAUTIFUL 4 BEDROOM 3 BATH MANUFACTURED HOME LOCATED IN THE PRESTIGIOUS WALNUT VALLEY UNIFIED SCHOOL DISTRICT. IT HAS AN EXCELLENT FLOOR PLAN, BRIGHT, AIRY AND IT’S THE BEST OF ALL. IT IS READY FOR MOVE IN. RECENT UPGRADES INCLUDE A RENOVATED KITCHEN, CABINETS, STOVE, LAMINATED WOOD FLOORING, DUAL PANE WINDOWS, ROOF, BRAND NEW WATER HEATER AND MORE. IT HAS AN OPEN LIVING ROOM, AND A SEPARATE LAUNDRY ROOM. THE HOME IS LOCATED IN A SECURE GATED COMMUNITY WHICH HAS A POOL, SPA AND CLUBHOUSE. IT IS CONVENIENTLY LOCATED CLOSE TO MARKETS, BANKS, RESTAURANTS AND THE METRO LINK. THERE IS EASY ACCESS TO THE 60 AND 57 FREEWAYS. * * * DON’T MISS THIS OPPORTUNITY TO OWN YOUR OWN HOME * * *

21. 2021-11-03
    listed $258,888 Active 725-char remark

    Show marketing remark (725 chars)

    TAKE A LOOK! HERE IS A BEAUTIFUL 4 BEDROOM 3 BATH MANUFACTURED HOME LOCATED IN THE PRESTIGIOUS WALNUT VALLEY UNIFIED SCHOOL DISTRICT. IT HAS AN EXCELLENT FLOOR PLAN, BRIGHT, AIRY AND IT’S THE BEST OF ALL. IT IS READY FOR MOVE IN. RECENT UPGRADES INCLUDE A RENOVATED KITCHEN, CABINETS, STOVE, LAMINATED WOOD FLOORING, DUAL PANE WINDOWS, ROOF, BRAND NEW WATER HEATER AND MORE. IT HAS AN OPEN LIVING ROOM, AND A SEPARATE LAUNDRY ROOM. THE HOME IS LOCATED IN A SECURE GATED COMMUNITY WHICH HAS A POOL, SPA AND CLUBHOUSE. IT IS CONVENIENTLY LOCATED CLOSE TO MARKETS, BANKS, RESTAURANTS AND THE METRO LINK. THERE IS EASY ACCESS TO THE 60 AND 57 FREEWAYS. * * * DON’T MISS THIS OPPORTUNITY TO OWN YOUR OWN HOME * * *

22. 2019-04-12
    soldstatus $162,000 Closed Sale 763-char remark

    Show marketing remark (763 chars)

    TAKE A LOOK! HERE IS A BEAUTIFUL 4 BEDROOM 3 BATH MANUFACTURED HOME LOCATED IN THE PRESTIGIOUS WALNUT VALLEY UNIFIED SCHOOL DISTRICT. IT HAS AN EXCELLENT FLOOR PLAN, IS BRIGHT AND AIRY AND BEST OF ALL IT IS READY TO MOVE INTO. ALL THE WORK IS DONE INCLUDING A RENOVATED KITCHEN, NEW CABINETS, NEW STOVE, LAMINATED WOOD FLOORING, NEWER DUAL PANE WINDOWS, NEW ROOF, NEW COPPER, NEW EXTERIOR PAINT AND NEW INTERIOR PAINT. IT HAS AN OPEN LIVING ROOM, AND A SEPARATE LAUNDRY ROOM. THE HOME IS LOCATED IN A SECURE GATED COMMUNITY WHICH HAS A POOL, SPA AND CLUBHOUSE. IT IS CONVENIENTLY LOCATED CLOSE TO MARKETS, BANKS, RESTAURANTS AND THE METRO LINK. THERE IS EASY ACCESS TO THE 60 AND 57 FREEWAYS. * * * DON’T MISS THIS OPPORTUNITY TO OWN YOUR OWN HOME * * *

23. 2019-04-05
    historical Active Under Contract 763-char remark

    Show marketing remark (763 chars)

    TAKE A LOOK! HERE IS A BEAUTIFUL 4 BEDROOM 3 BATH MANUFACTURED HOME LOCATED IN THE PRESTIGIOUS WALNUT VALLEY UNIFIED SCHOOL DISTRICT. IT HAS AN EXCELLENT FLOOR PLAN, IS BRIGHT AND AIRY AND BEST OF ALL IT IS READY TO MOVE INTO. ALL THE WORK IS DONE INCLUDING A RENOVATED KITCHEN, NEW CABINETS, NEW STOVE, LAMINATED WOOD FLOORING, NEWER DUAL PANE WINDOWS, NEW ROOF, NEW COPPER, NEW EXTERIOR PAINT AND NEW INTERIOR PAINT. IT HAS AN OPEN LIVING ROOM, AND A SEPARATE LAUNDRY ROOM. THE HOME IS LOCATED IN A SECURE GATED COMMUNITY WHICH HAS A POOL, SPA AND CLUBHOUSE. IT IS CONVENIENTLY LOCATED CLOSE TO MARKETS, BANKS, RESTAURANTS AND THE METRO LINK. THERE IS EASY ACCESS TO THE 60 AND 57 FREEWAYS. * * * DON’T MISS THIS OPPORTUNITY TO OWN YOUR OWN HOME * * *

24. 2019-02-08
    listed $179,800 Active 763-char remark

    Show marketing remark (763 chars)

    TAKE A LOOK! HERE IS A BEAUTIFUL 4 BEDROOM 3 BATH MANUFACTURED HOME LOCATED IN THE PRESTIGIOUS WALNUT VALLEY UNIFIED SCHOOL DISTRICT. IT HAS AN EXCELLENT FLOOR PLAN, IS BRIGHT AND AIRY AND BEST OF ALL IT IS READY TO MOVE INTO. ALL THE WORK IS DONE INCLUDING A RENOVATED KITCHEN, NEW CABINETS, NEW STOVE, LAMINATED WOOD FLOORING, NEWER DUAL PANE WINDOWS, NEW ROOF, NEW COPPER, NEW EXTERIOR PAINT AND NEW INTERIOR PAINT. IT HAS AN OPEN LIVING ROOM, AND A SEPARATE LAUNDRY ROOM. THE HOME IS LOCATED IN A SECURE GATED COMMUNITY WHICH HAS A POOL, SPA AND CLUBHOUSE. IT IS CONVENIENTLY LOCATED CLOSE TO MARKETS, BANKS, RESTAURANTS AND THE METRO LINK. THERE IS EASY ACCESS TO THE 60 AND 57 FREEWAYS. * * * DON’T MISS THIS OPPORTUNITY TO OWN YOUR OWN HOME * * *

25. 2018-11-27
    soldstatus $75,000 Closed Sale
26. 2018-11-15
    status Active Under Contract
27. 2018-11-08
    historical Hold Do Not Show
28. 2018-11-07
    listed $78,000 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: $977 · $81/mo
• Projected year-2 tax: $3,032 · $253/mo
• Expected delta: +$2,055/yr (+$171/mo · 210.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $62,736
• − Mortgage interest: −$22,350
• − Property taxes: −$977
• − Insurance: −$1,995
• − Repairs & maintenance: −$5,019
• − Management: −$5,019
• − Depreciation: −$11,607
• Taxable income: $15,769
• Est. tax owed @ 24.0%: −$3,785
• After-tax cash flow: $17,696/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: Walnut Valley Unified
• NCES district ID: 0641280
• Math proficiency: 74% ▼ -1.00%
• Reading proficiency: 79% ▲ 2.00%
• Median HH income: $93,189
• Composite: 68.87/100
• National rank: #328
• State rank: #32 of 517 in CA

Livability — Diamond Bar

• Score: 77/100
• State rank: #86
• US rank: #3131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Diamond Bar, CA
• County: Los Angeles County · 9,444,647 people
• City population: 44,502
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 40,298
• Household income: $125,720
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 603.0

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: Predominantly Asian (67%)
• Race & ethnicity: Asian 67% Hispanic / Latino 18% White 9% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 15%
• Foreign-born: 51% · China, South Korea, Canada
• Languages at home: 33% English-only · Chinese 38% Spanish 9% Tagalog/Filipino 6%

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: ▼ -884.62%
• Current HPI: 368.0775
• Rent YoY: ▲ 0.35%
• 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

+411.5% since first listed

13 events — show timeline

• 2026-05-18 Listed $399,000 CRMLS
• 2022-09-01 Sold (MLS) $245,000 CRMLS
• 2022-08-08 Contingent — CRMLS
• 2022-02-01 Relisted — CRMLS
• 2022-01-14 Relisted — CRMLS
• 2021-11-03 Listed $258,888 CRMLS
• 2019-04-12 Sold (MLS) $162,000 CRMLS
• 2019-04-05 Contingent — CRMLS
• 2019-02-08 Listed $179,800 CRMLS
• 2018-11-27 Sold (MLS) $75,000 CRMLS
• 2018-11-15 Relisted — CRMLS
• 2018-11-08 Delisted — CRMLS
• 2018-11-07 Listed $78,000 CRMLS

Property tax history

+5.2%/yr

Latest (2025): $977 · +5.2% YoY. Source: county tax records.