201 E Arrow Hwy #70 · Glendora, CA 91740

$89,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 79 Days on market

Manufactured home Built 1972 Good condition 672 sqft lot $132/sqft · 26% below area Est $121k · 26% under ↓ 26% 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 +5.2/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.6

Listing remarks

Welcome to Arrowhead Mobile Home Park. This amazing beautiful single level home offers 2 bedrooms 1 Bath with 672 Sqf. Features Include : laundry area with washer and dryer. New A/C windows units, new exterior paint and refinished and spacious patio with plants in the unit with extra storage in the back, Community amenities include a Clubhouse, fitness center, recreation room, playroom, pool and spa. Pet friendly with ample guest parking. This home is move-in ready .

Key facts

• Move-in ready
• Refinished patio
• New a/c window units

Tags

• NEW A/C WINDOW UNITS
• NEW EXTERIOR PAINT
• REFINISHED PATIO
• EXTRA STORAGE
• AMPLE GUEST PARKING
• MOVE-IN READY

🏷️ Possibly a rental listed for sale. The $89,000 price doesn't fit this home's estimated sale value (~$121,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $901 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.4% vs local median 2.4% in Glendora — 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 65/100 on livability (#373 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, crime B; Watch: amenities F, cost of living F, health & safety F.
• 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.
• Zoned schools: Washington Elementary (356 students, 52% FRL); Royal Oak Middle (622 students, 66% FRL); Charter Oak High (math 46% / reading 57%, grade D+, #312 of 1,170 statewide, top 27%, 1,329 students, 61% FRL) — zoned schools average 60% FRL vs 43% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 87 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 29d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $615 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 + 2.6% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.02% ✓
• Cap rate: 18.44%
• Cash-on-cash: 43.37%
• DSCR: 2.93
• GRM: 4.1

CMA / ARV

• ARV (median comp): $121,000
• List price: $89,000
• Delta: -26.45%
• Verdict: UNDERPRICED
• Comps: 10 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1700 S Glendora Ave Unit SP19	0.14mi	2/1.0	672 (0%)	13mo	$75,000	$112	82
21310 E Covina Blvd #4	1.33mi	2/1.0	672 (0%)	0mo	$81,000	$121	65
21310 E Covina Blvd Space 3	1.33mi	2/1.0	659 (-2%)	1mo	$165,000	$250	61
201 E Arrow Hwy #59	0.00mi	2/1.0	800 (+19%)	18mo	$115,000	$144	60
19548 E Cypress St #27	0.99mi	2/1.0	710 (+6%)	4mo	$127,500	$180	52
732 E Route 66 #7	1.46mi	2/2.0	630 (-6%)	4mo	$125,000	$198	47
18707 E Arrow Hwy #55	1.46mi	1/1.0 (-1)	722 (+7%)	8mo	$375,000	$519	41
1630 S Barranca Ave #168	1.15mi	2/1.0	800 (+19%)	15mo	$157,000	$196	28
732 E Route 66 #26	1.46mi	2/2.0	840 (+25%)	10mo	$169,950	$202	28
925 Bonita Ave #3	1.10mi	1/1.0 (-1)	560 (-17%)	12mo	$89,000	$159	25
4805 N Sunflower Ave Unit A	0.93mi	2/1.0	769 (+14%)	20mo	$455,000	$592	24
732 E Route 66 #13	1.46mi	2/1.0	784 (+17%)	22mo	$129,000	$165	22

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 · 2.59% rent growth · sell at horizon

5-year hold

• IRR: 39.8%
• Equity multiple: 2.69×
• Total profit: $42,177
• Equity at exit: $13,270

10-year hold

• IRR: 45.9%
• Equity multiple: 5.31×
• Total profit: $107,465
• Equity at exit: $7,695

Cash invested: $24,920 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $115,000 ($171/sqft)
• Median days on market: 139 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +5.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 91740

• Rents YoY: 2.6%
• Active inventory: 87
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,800 high
• Mortgage (P&I): −$467
• Tax from tax record: −$17 /mo · $208/yr
• Insurance: −$37
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $901

Break-even live

Break-even rent $660

Max offer price $89,000

Occupancy floor 45%

Sensitivity live

Price	-10% $951	-5% $926	+0% $901	+5% $876	+10% $850
Rent	-10% $759	-5% $830	+0% $901	+5% $972	+10% $1,043
Rate	-1.0pp $946	-0.5pp $923	base $901	+0.5pp $878	+1.0pp $854

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: $22,250
• Closing costs: $2,670
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 N Grand Ave Covina, CA	1.0–2.0	1.0–2.0	828	$2,566	$3.10	0d	6	0.49mi
711 Claraday St Unit A Glendora, CA	2.0	1.0	750	$2,250	$3.00	184d	1	0.61mi
440 W Gladstone St Glendora, CA	1.0–2.0	1.0–2.0	875	$2,643	$3.02	0d	9	0.73mi
21042 E Arrow Hwy Covina, CA	1.0–2.0	1.0–2.0	803	$2,825	$3.52	0d	9	0.95mi
1000 S Glendora Ave Glendora, CA	1.0	1.0	480	$1,798	$3.74	3d	3	1.05mi
1732 E Ruddock St Covina, CA	1.0	1.0	500	$2,500	$5.00	99d	1	1.27mi
976 E Edgecomb St Covina, CA	3.0	2.0	750	$2,350	$3.13	76d	1	1.27mi
21332 E Arrow Hwy Unit 206 Covina, CA	1.0	1.0	742	$2,175	$2.93	132d	1	1.28mi
21332 E Arrow Hwy Unit 204 Covina, CA	1.0	1.0	742	$2,175	$2.93	28d	1	1.28mi
938 Brightview Dr Glendora, CA	2.0	1.0	640	$2,000	$3.12	10d	1	1.32mi
938 Brightview Dr Glendora, CA	2.0	1.0	640	$2,000	$3.12	90d	1	1.32mi
220 N Valley Center Ave San Dimas, CA	1.0	1.0	450	$1,695	$3.77	163d	1	1.36mi
826 N Barranca Ave Covina, CA	1.0–2.0	1.0–2.0	787	$2,295	$2.91	10d	2	1.41mi
645 Marion Pl Unit C Glendora, CA	1.0	1.0	600	$2,095	$3.49	121d	1	1.41mi
645 Scott Pl Apt 6 Glendora, CA	2.0	1.0	700	$2,500	$3.57	10d	1	1.42mi
642 Lemar Park Dr Unit 4 Glendora, CA	1.0	1.0	680	$2,000	$2.94	184d	1	1.43mi
4741 Valley Center Ave San Dimas, CA	1.0	1.0	644	$2,000	$3.11	95d	1	1.44mi
622 S Pasadena Ave Glendora, CA	2.0	1.0	750	$2,050	$2.73	2d	1	1.45mi
669 E Ruddock St Unit 669-1 Covina, CA	1.0	1.0	600	$1,900	$3.17	10d	1	1.50mi

Property features AI

Finance

• Other: Park name: Arrowhead Mobile Home ParkLot features: 0-1 unit/acre
• Financial info: Manager approval requiredCats allowed
• HOA & community: Land lease (amount listed separately)

Exterior

• Parking: Detached carportPark allows parking accessibilityLocated in Arrowhead Mobile Home Park
• Security: Carbon monoxide detector(s)Smoke detector(s)
• Utilities: 220V electric throughoutNatural gas connectedPublic/district waterPublic sewerSewer connectedTelephone in streetElectricity availableWater connected
• Home design: Single-storyEntry level: 1Mobile home (12' x 56') — mobile home remainsSuburban setting
• Construction: Year built from public records
• Exterior features: Covered patioCommunity pool

Interior

• Kitchen: Convection ovenGas rangeMicrowaveRefrigeratorBarbecueHigh-efficiency gas water heaterWater heater unitGranite counters
• Bedrooms: Primary bedroomMain floor bedroom
• Flooring: VinylCarpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heatingWall/window cooling
• Interior features: Ceiling fanPantryStorage spaceLaminate countersGranite countersBlindsCarbon monoxide and smoke detectorsCommunity spa
• Laundry & utility: Washer/dryer included (dryer is included)Gas dryer hookupLaundry in closet

Listing history 50 events

1. 2026-11-08
   days on market $89,000 Active 79 DOM
2. 2026-11-07
   days on market $89,000 Active 78 DOM
3. 2026-11-06
   days on market $89,000 Active 77 DOM
4. 2026-11-05
   days on market $89,000 Active 76 DOM
5. 2026-11-04
   days on market $89,000 Active 75 DOM
6. 2026-11-02
   days on market $89,000 Active 73 DOM
7. 2026-11-01
   days on market $89,000 Active 72 DOM
8. 2026-10-31
   days on market $89,000 Active 71 DOM
9. 2026-10-30
   days on market $89,000 Active 70 DOM
10. 2026-10-29
    days on market $89,000 Active 69 DOM
11. 2026-10-28
    days on market $89,000 Active 68 DOM
12. 2026-10-27
    days on market $89,000 Active 67 DOM
13. 2026-10-26
    days on market $89,000 Active 66 DOM
14. 2026-10-25
    days on market $89,000 Active 65 DOM
15. 2026-10-24
    days on market $89,000 Active 64 DOM
16. 2026-10-23
    days on market $89,000 Active 63 DOM
17. 2026-10-22
    days on market $89,000 Active 62 DOM
18. 2026-10-21
    days on market $89,000 Active 61 DOM
19. 2026-10-20
    days on market $89,000 Active 60 DOM
20. 2026-10-19
    days on market $89,000 Active 59 DOM
21. 2026-10-18
    days on market $89,000 Active 58 DOM
22. 2026-10-17
    days on market $89,000 Active 57 DOM
23. 2026-10-16
    days on market $89,000 Active 56 DOM
24. 2026-10-15
    days on market $89,000 Active 55 DOM
25. 2026-10-14
    days on market $89,000 Active 54 DOM
26. 2026-10-13
    days on market $89,000 Active 53 DOM
27. 2026-10-12
    days on market $89,000 Active 52 DOM
28. 2026-10-11
    days on market $89,000 Active 51 DOM
29. 2026-10-10
    days on market $89,000 Active 50 DOM
30. 2026-10-09
    days on market $89,000 Active 49 DOM
31. 2026-10-08
    days on market $89,000 Active 48 DOM
32. 2026-10-07
    days on market $89,000 Active 47 DOM
33. 2026-10-06
    days on market $89,000 Active 46 DOM
34. 2026-10-05
    days on market $89,000 Active 45 DOM
35. 2026-10-04
    days on market $89,000 Active 44 DOM
36. 2026-10-03
    days on market $89,000 Active 43 DOM
37. 2026-10-02
    days on market $89,000 Active 42 DOM
38. 2026-10-01
    days on market $89,000 Active 41 DOM
39. 2026-09-30
    days on market $89,000 Active 40 DOM
40. 2026-09-29
    days on market $89,000 Active 39 DOM
41. 2026-09-28
    days on market $89,000 Active 38 DOM
42. 2026-09-27
    days on market $89,000 Active 37 DOM
43. 2026-09-26
    days on market $89,000 Active 36 DOM
44. 2026-09-25
    days on market $89,000 Active 35 DOM
45. 2026-09-24
    days on market $89,000 Active 34 DOM
46. 2026-09-23
    days on market $89,000 Active 33 DOM
47. 2026-09-22
    days on market $89,000 Active 32 DOM
48. 2026-09-21
    days on market $89,000 Active 31 DOM
49. 2026-09-20
    days on market $89,000 Active 30 DOM
50. 2026-09-19
    days on market $89,000 Active 29 DOM

ⓘ 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: $208 · $17/mo
• Projected year-2 tax: $676 · $56/mo
• Expected delta: +$468/yr (+$39/mo · 225.1%)

ⓘ 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 1/10 Low
• 🌡 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: $21,598
• − Mortgage interest: −$4,985
• − Property taxes: −$208
• − Insurance: −$445
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$2,589
• Taxable income: $9,915
• Est. tax owed @ 24.0%: −$2,380
• After-tax cash flow: $8,429/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 · 11 photos

Good 75/100 Cosmetic rehab Est. rehab $3,360–$10,080 screening

This single-level manufactured home is move-in ready with a good condition score and minimal repairs needed. Upgrades to the exterior, kitchen, HVAC, and landscaping can significantly increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Updating the kitchen cabinets and countertops — Modernizing the kitchen can increase both resale and rental value. ↑
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, attracting more buyers and renters. ↑
• Both Landscaping improvements — Enhancing the landscaping can increase curb appeal and attract more potential buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 52/100

Zoned Schools

Elementary Washington Elementary Middle Royal Oak Middle High Charter Oak High D+ CA #312/1,170 Nat'l #5,269/17,239

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

C Composite livability gradescore 65/100

Livability — Glendora

• Score: 65/100
• State rank: #373
• US rank: #12710

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glendora, CA
• County: Los Angeles County · 10,940,515 people
• City population: 52,239
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 26,168
• Household income: $99,083
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 49% White 33% Two or more races 21% Asian 10% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 37% Cuban 1%
• Languages at home: 63% English-only · Spanish 24% Chinese 4% Arabic 3%

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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: ▼ -847.76%
• Current HPI: 378.3547
• Rent YoY: ▲ 2.59%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

Property features AI

Finance

• Other: Park name: Arrowhead Mobile Home ParkLot features: 0-1 unit/acre
• Financial info: Manager approval requiredCats allowed
• HOA & community: Land lease (amount listed separately)

Exterior

• Parking: Detached carportPark allows parking accessibilityLocated in Arrowhead Mobile Home Park
• Security: Carbon monoxide detector(s)Smoke detector(s)
• Utilities: 220V electric throughoutNatural gas connectedPublic/district waterPublic sewerSewer connectedTelephone in streetElectricity availableWater connected
• Home design: Single-storyEntry level: 1Mobile home (12' x 56') — mobile home remainsSuburban setting
• Construction: Year built from public records
• Exterior features: Covered patioCommunity pool

Interior

• Kitchen: Convection ovenGas rangeMicrowaveRefrigeratorBarbecueHigh-efficiency gas water heaterWater heater unitGranite counters
• Bedrooms: Primary bedroomMain floor bedroom
• Flooring: VinylCarpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heatingWall/window cooling
• Interior features: Ceiling fanPantryStorage spaceLaminate countersGranite countersBlindsCarbon monoxide and smoke detectorsCommunity spa
• Laundry & utility: Washer/dryer included (dryer is included)Gas dryer hookupLaundry in closet

Price history

-25.8% since first listed

6 events — show timeline

• 2026-08-21 Listed $89,000 CRMLS
• 2026-07-30 Listing Removed — CRMLS
• 2026-07-23 Price Changed $89,999 CRMLS
• 2026-06-30 Price Changed $89,000 CRMLS
• 2026-06-07 Price Changed $109,000 CRMLS
• 2026-01-30 Listed $120,000 CRMLS

Property tax history

+7.1%/yr

Latest (2025): $208 · +7.1% YoY. Source: county tax records.