17350 Temple Ave #9 · South San Jose Hills, CA 91744

$115,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 71 Days on market

Built 1973 Fair condition $86/sqft · 29% below area Est $161k · 29% 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
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in the heart of La Puente! This 2-bedroom, 2-bath manufactured home offers approximately 1,344 sq ft of living space and is full of potential for the right buyer. The property needs a little TLC, making it an excellent opportunity for investors, flippers, or buyers looking to customize a home and build equity. Conveniently located near shopping centers, grocery stores, restaurants, schools, parks, and everyday amenities. Just minutes from popular retail and dining destinations, including the Puente Hills area, with easy access to major freeways for commuting throughout Los Angeles and the San Gabriel Valley. A great chance to add value and create the home you’ve been looking for in a well-established community.

Key facts

• Build equity
• Near restaurants
• Customize a home

Tags

• POTENTIAL FOR INVESTORS
• CUSTOMIZE A HOME
• BUILD EQUITY
• NEAR SHOPPING CENTERS
• NEAR GROCERY STORES
• NEAR RESTAURANTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 22.7% vs local median 3.2% in South San Jose Hills — 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 63/100 on livability (#449 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A, employment A-; Watch: crime F, amenities F, cost of living F.
• Rowland Unified (suburban): math 40% / reading 62% proficiency, ranked #134 of 517 in CA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+13.2%/yr); 70 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 37% 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 $795 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 5 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

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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 1973 — 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. 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?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 2.49% ✓
• Cap rate: 22.69%
• Cash-on-cash: 58.57%
• DSCR: 3.61
• GRM: 3.3

CMA / ARV

• ARV (median comp): $161,000
• List price: $115,000
• Delta: -28.57%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17350 Temple 237	0.00mi	3/2.0 (+1)	1,320 (-2%)	2mo	$189,000	$143	90
17350 E Temple Ave #84	0.00mi	3/2.0 (+1)	1,344 (0%)	6mo	$180,000	$134	90
17350 Temple Ave #484	0.00mi	3/2.0 (+1)	1,344 (0%)	12mo	$276,000	$205	85
17350 Temple Ave #397	0.00mi	3/2.0 (+1)	1,344 (0%)	12mo	$140,000	$104	85
17350 E Temple Ave #426	0.00mi	2/2.0	1,440 (+7%)	5mo	$135,000	$94	84
17350 Temple #288	0.00mi	3/2.0 (+1)	1,440 (+7%)	3mo	$145,000	$101	80
17350 Temple Ave #62	0.00mi	2/2.0	1,440 (+7%)	12mo	$40,000	$28	78
17350 Temple Ave #383	0.00mi	3/2.0 (+1)	1,431 (+6%)	8mo	$187,000	$131	77
17350 Temple Ave #214	0.00mi	3/2.0 (+1)	1,456 (+8%)	13mo	$219,000	$150	70
17350 Temple #264	0.18mi	2/2.0	1,536 (+14%)	4mo	$161,000	$105	65
17350 Temple Ave #360	0.00mi	2/2.0	1,536 (+14%)	15mo	$105,000	$68	64
17350 Temple Ave #320	0.25mi	3/2.0 (+1)	1,500 (+12%)	7mo	$126,500	$84	58

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 62.5%
• Equity multiple: 4.00×
• Total profit: $96,567
• Equity at exit: $17,147

10-year hold

• IRR: 68.7%
• Equity multiple: 9.75×
• Total profit: $281,715
• Equity at exit: $9,943

Cash invested: $32,200 (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 91744

• Rents YoY: 13.2%
• Active inventory: 70
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,861 high
• Mortgage (P&I): −$603
• Tax from tax record: −$38 /mo · $450/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $1,572

Break-even live

Break-even rent $872

Max offer price $115,000

Occupancy floor 40%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2547 E Temple Ave West Covina, CA	2.0	1.0–2.0	756	$2,615	$3.46	2d	13	0.43mi
2600 S Azusa Ave West Covina, CA	1.0–3.0	1.0–2.0	934	$2,632	$2.82	5d	12	0.44mi
1901 E Amar Rd West Covina, CA	1.0–2.0	1.0–2.0	860	$2,600	$3.02	43d	5	0.54mi
1901 E Amar Rd West Covina, CA	1.0–2.0	1.0–2.0	895	$2,695	$3.01	2d	11	0.54mi
2442 S Nancy St Unit 1 West Covina, CA	3.0	1.5	1165	$3,345	$2.87	43d	1	0.58mi
2100 S Lark Ellen Ave West Covina, CA	1.0–3.0	1.0–2.0	967	$2,582	$2.67	5d	8	0.98mi
2316 Cravath Ct West Covina, CA	3.0	2.0	1335	$3,050	$2.28	17d	1	1.13mi
856 Francesca Dr Walnut, CA	3.0	3.0	1594	$3,900	$2.45	43d	1	1.31mi
1904 Edenview Ln West Covina, CA	2.0	2.0	1021	$2,900	$2.84	11d	1	1.34mi
1366 Oahu St West Covina, CA	3.0	3.0	1596	$3,475	$2.18	43d	1	1.35mi
1511 Wailea St West Covina, CA	3.0	2.5	1509	$3,400	$2.25	24d	1	1.36mi
684 Panorama Ln La Puente, CA	3.0	3.5	1683	$3,600	$2.14	20d	1	1.38mi
684 Panorama Ln La Puente, CA	3.0	3.5	1683	$3,600	$2.14	17d	1	1.38mi
1818 Bauer Dr West Covina, CA	3.0	2.0	1125	$3,000	$2.67	6d	1	1.46mi

Listing history 21 events

1. 2026-06-18
   days on market $115,000 Active 71 DOM
2. 2026-06-17
   days on market $115,000 Active 70 DOM
3. 2026-06-16
   days on market $115,000 Active 69 DOM
4. 2026-06-15
   days on market $115,000 Active 68 DOM
5. 2026-06-13
   days on market $115,000 Active 66 DOM
6. 2026-06-13
   days on market $115,000 Active 65 DOM
7. 2026-06-09
   days on market $115,000 Active 62 DOM
8. 2026-06-08
   days on market $115,000 Active 61 DOM
9. 2026-06-07
   days on market $115,000 Active 60 DOM
10. 2026-06-04
    days on market $115,000 Active 57 DOM
11. 2026-06-03
    days on market $115,000 Active 56 DOM
12. 2026-06-02
    days on market $115,000 Active 55 DOM
13. 2026-06-01
    days on market $115,000 Active 54 DOM
14. 2026-05-31
    days on market $115,000 Active 53 DOM
15. 2026-05-07
    status Active 744-char remark

    Show marketing remark (744 chars)

    Great opportunity in the heart of La Puente! This 2-bedroom, 2-bath manufactured home offers approximately 1,344 sq ft of living space and is full of potential for the right buyer. The property needs a little TLC, making it an excellent opportunity for investors, flippers, or buyers looking to customize a home and build equity. Conveniently located near shopping centers, grocery stores, restaurants, schools, parks, and everyday amenities. Just minutes from popular retail and dining destinations, including the Puente Hills area, with easy access to major freeways for commuting throughout Los Angeles and the San Gabriel Valley. A great chance to add value and create the home you’ve been looking for in a well-established community.

16. 2026-05-05
    historical Active Under Contract 744-char remark

    Show marketing remark (744 chars)

    Great opportunity in the heart of La Puente! This 2-bedroom, 2-bath manufactured home offers approximately 1,344 sq ft of living space and is full of potential for the right buyer. The property needs a little TLC, making it an excellent opportunity for investors, flippers, or buyers looking to customize a home and build equity. Conveniently located near shopping centers, grocery stores, restaurants, schools, parks, and everyday amenities. Just minutes from popular retail and dining destinations, including the Puente Hills area, with easy access to major freeways for commuting throughout Los Angeles and the San Gabriel Valley. A great chance to add value and create the home you’ve been looking for in a well-established community.

17. 2026-04-21
    status Active 744-char remark

    Show marketing remark (744 chars)

    Great opportunity in the heart of La Puente! This 2-bedroom, 2-bath manufactured home offers approximately 1,344 sq ft of living space and is full of potential for the right buyer. The property needs a little TLC, making it an excellent opportunity for investors, flippers, or buyers looking to customize a home and build equity. Conveniently located near shopping centers, grocery stores, restaurants, schools, parks, and everyday amenities. Just minutes from popular retail and dining destinations, including the Puente Hills area, with easy access to major freeways for commuting throughout Los Angeles and the San Gabriel Valley. A great chance to add value and create the home you’ve been looking for in a well-established community.

18. 2026-04-18
    status Active 744-char remark

    Show marketing remark (744 chars)

    Great opportunity in the heart of La Puente! This 2-bedroom, 2-bath manufactured home offers approximately 1,344 sq ft of living space and is full of potential for the right buyer. The property needs a little TLC, making it an excellent opportunity for investors, flippers, or buyers looking to customize a home and build equity. Conveniently located near shopping centers, grocery stores, restaurants, schools, parks, and everyday amenities. Just minutes from popular retail and dining destinations, including the Puente Hills area, with easy access to major freeways for commuting throughout Los Angeles and the San Gabriel Valley. A great chance to add value and create the home you’ve been looking for in a well-established community.

19. 2026-04-16
    status Active 744-char remark

    Show marketing remark (744 chars)

    Great opportunity in the heart of La Puente! This 2-bedroom, 2-bath manufactured home offers approximately 1,344 sq ft of living space and is full of potential for the right buyer. The property needs a little TLC, making it an excellent opportunity for investors, flippers, or buyers looking to customize a home and build equity. Conveniently located near shopping centers, grocery stores, restaurants, schools, parks, and everyday amenities. Just minutes from popular retail and dining destinations, including the Puente Hills area, with easy access to major freeways for commuting throughout Los Angeles and the San Gabriel Valley. A great chance to add value and create the home you’ve been looking for in a well-established community.

20. 2026-04-08
    historical Active Under Contract 744-char remark

    Show marketing remark (744 chars)

    Great opportunity in the heart of La Puente! This 2-bedroom, 2-bath manufactured home offers approximately 1,344 sq ft of living space and is full of potential for the right buyer. The property needs a little TLC, making it an excellent opportunity for investors, flippers, or buyers looking to customize a home and build equity. Conveniently located near shopping centers, grocery stores, restaurants, schools, parks, and everyday amenities. Just minutes from popular retail and dining destinations, including the Puente Hills area, with easy access to major freeways for commuting throughout Los Angeles and the San Gabriel Valley. A great chance to add value and create the home you’ve been looking for in a well-established community.

21. 2026-04-06
    listed $120,000 Active 744-char remark

    Show marketing remark (744 chars)

    Great opportunity in the heart of La Puente! This 2-bedroom, 2-bath manufactured home offers approximately 1,344 sq ft of living space and is full of potential for the right buyer. The property needs a little TLC, making it an excellent opportunity for investors, flippers, or buyers looking to customize a home and build equity. Conveniently located near shopping centers, grocery stores, restaurants, schools, parks, and everyday amenities. Just minutes from popular retail and dining destinations, including the Puente Hills area, with easy access to major freeways for commuting throughout Los Angeles and the San Gabriel Valley. A great chance to add value and create the home you’ve been looking for in a well-established community.

ⓘ 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: $450 · $38/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$424/yr (+$35/mo · 94.2%)

ⓘ 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 6/10 Major 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,332
• − Mortgage interest: −$6,442
• − Property taxes: −$450
• − Insurance: −$575
• − Repairs & maintenance: −$2,747
• − Management: −$2,747
• − Depreciation: −$3,345
• Taxable income: $18,027
• Est. tax owed @ 24.0%: −$4,326
• After-tax cash flow: $14,534/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

Fair 45/100 Cosmetic rehab

This manufactured home offers a good opportunity for investors, with cosmetic updates needed to enhance its curb appeal and interior aesthetics.

Repairs flagged

• Minor exterior siding — Some discoloration
• Minor interior paint — Some wear

Value-add opportunities

• Both Paint interior walls and trim — Enhances curb appeal and interior aesthetics
• Both Replace exterior siding — Improves curb appeal and structural integrity
• Both Upgrade HVAC system — Enhances comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Some discoloration	Minor	$500–3,000
interior paint · Some wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls and trim — Enhances curb appeal and interior aesthetics ↑
• Both Replace exterior siding — Improves curb appeal and structural integrity ↑
• Both Upgrade HVAC system — Enhances 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: Rowland Unified
• NCES district ID: 0633750
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 62% ▲ 11.00%
• Median HH income: $63,667
• Composite: 44.83/100
• National rank: #2733
• State rank: #134 of 517 in CA

Livability — South San Jose Hills

• Score: 63/100
• State rank: #449
• US rank: #15206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South San Jose Hills, CA
• County: Los Angeles County · 9,444,647 people
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 76,942
• Household income: $93,557
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1299.0

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 Hispanic (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 18% Asian 14% White 4% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 69%
• Foreign-born: 39% · Canada, China, Vietnam
• Languages at home: 26% English-only · Spanish 62% Chinese 6% 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: ▼ -953.57%
• Current HPI: 447.0241
• Rent YoY: ▲ 13.19%
• 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

7 events — show timeline

• 2026-05-07 Relisted — CRMLS
• 2026-05-05 Contingent — CRMLS
• 2026-04-21 Relisted — CRMLS
• 2026-04-18 Relisted — CRMLS
• 2026-04-16 Relisted — CRMLS
• 2026-04-08 Contingent — CRMLS
• 2026-04-06 Listed $120,000 CRMLS

Property tax history

+6.1%/yr

Latest (2025): $450 · +6.1% YoY. Source: county tax records.