840 E Foothill Blvd #180 · Azusa, CA 91702

$180,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 24 Days on market

Built 1969 Good condition Est $181k · at est.

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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
• ARV discount +7.9/15.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Well maintained home in an Adult community 1 person 55+ and other 18+. 2 Bedroom/2 Bathroom W/ Inclosed Patios. TURN-KEY! GORGEOUS HOME Ready to Move-In! This Beautiful Home has an Open Floor Plan and boasts over 1,400sft of living space. This open floor plan is light and bright . Kitchen features tons of counterspace and cabinets and is open to the dining room area which can easily accommodate a large dining room setting. Kitchen appliances included: Refrigerator, Stove/Oven, Dishwasher. Utility room features a washer and dryer. Master bedroom is spacious. Master bathroom features a walk-in shower and is equipped with additional storage cabinetry. Additional bedroom is spacious and can eas

Key facts

• 2 parking spots
• Community pool
• Built 1969

Property features AI

Finance

• Other: Park directions: Citrus to Foothill corner; Pets allowed; Mobile width 24 ft and length 60 ft; Model: Greenbriar; Public records used for living area and year built sources
• Financial info: Land lease required
• HOA & community: Senior community; Park name: Foothill Vista; Community features include dog park

Exterior

• Parking: Covered parking; Driveway parking; Gated RV parking (RV parking fee applies); Two carport spaces (total 2 parking spaces)
• Security: Street lighting in community
• Utilities: District/public water; Private sewer; Natural gas connected; Electricity connected (standard); Sewer connected; Telephone in street; Cable available
• Home design: Single-story mobile home (Greenbriar model); Mobile home remains on site; Home faces west; Entry at street level
• Construction: Pier jacks foundation
• Exterior features: Level/flat lot at street grade; One shed on property; Fenced community pool; Community amenities: park and biking paths

Interior

• Kitchen: Remodeled kitchenette; Garbage disposal; Gas range and gas oven; Dishwasher
• Bedrooms: All bedrooms on main level
• Flooring: Carpet
• Bathrooms: Two full bathrooms; Bathtub and separate shower options
• Heating & cooling: Central cooling (gas); Forced air heating with central furnace
• Interior features: Open floor plan; Storage space; Front porch; Porch has concrete surface; Screens on windows; Community heated spa
• Laundry & utility: Dedicated laundry room; Washer and dryer included; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k. 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 $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 2.6% in Azusa — 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 (#367 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment B; Watch: schools D-, amenities D-, cost of living F.
• Azusa Unified (suburban): math 30% / reading 39% proficiency, ranked #874 of 1,400 in CA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.4%/yr); 97 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 ($93k/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 $1k of loan paydown is wiped out by about $5k 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 + 5.4% rent growth), your $50k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,300 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.61% ✓
• Cap rate: 13.24%
• Cash-on-cash: 24.83%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $181,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
840 E Foothill Blvd #164	0.00mi	2/2.0	1,440 (0%)	1mo	$140,000	$97	99
840 E Foothill Blvd #144	0.04mi	2/2.0	1,440 (0%)	1mo	$210,000	$146	97
840 E Foothill Blvd #140	0.00mi	2/2.0	1,392 (-3%)	0mo	$175,000	$126	94
840 E Foothill Blvd #147	0.07mi	2/2.0	1,440 (0%)	5mo	$155,000	$108	93
840 E Foothill Blvd #152	0.04mi	2/2.0	1,344 (-7%)	9mo	$170,000	$126	80
840 E Foothill #132	0.04mi	2/2.0	1,248 (-13%)	5mo	$142,000	$114	72
840 E Foothill Blvd #200	0.03mi	2/2.0	1,540 (+7%)	18mo	$205,000	$133	72
840 Foothill Blvd #194	0.03mi	2/2.0	1,548 (+8%)	18mo	$240,000	$155	71
208 Barranca S #26	0.69mi	2/2.0	1,440 (0%)	13mo	$170,000	$118	57
208 S Barranca Ave #44	0.73mi	2/2.0	1,440 (0%)	13mo	$160,000	$111	55
208 S Barranca Ave	0.73mi	2/2.0	1,440 (0%)	14mo	$200,000	$139	54
208 S Barranca #13	0.73mi	2/2.0	1,280 (-11%)	0mo	$295,000	$230	47

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 · 5.38% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 1.88×
• Total profit: $44,383
• Equity at exit: $26,839

10-year hold

• IRR: 30.6%
• Equity multiple: 4.07×
• Total profit: $154,913
• Equity at exit: $15,563

Cash invested: $50,400 (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 91702

• Rents YoY: 5.4%
• Active inventory: 97
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,894 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $1,043

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 59%

Sensitivity live

Price	-10% $1,167	-5% $1,105	+0% $1,043	+5% $981	+10% $918
Rent	-10% $814	-5% $928	+0% $1,043	+5% $1,157	+10% $1,271
Rate	-1.0pp $1,133	-0.5pp $1,088	base $1,043	+0.5pp $996	+1.0pp $949

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 E Alosta Ave Azusa, CA	1.0–2.0	1.0–2.0	783	$2,669	$3.41	0d	29	0.12mi
852 E Fielding St Unit B4 Azusa, CA	1.0	1.0	1860	$1,100	$0.59	44d	1	0.34mi
371 N Powell Ave Azusa, CA	2.0	2.0	1000	$2,395	$2.40	21d	1	0.34mi
371 N Powell Ave Azusa, CA	2.0	2.0	1000	$2,395	$2.40	44d	3	0.34mi
316 N Calvados Ave Azusa, CA	3.0	2.5	1513	$3,200	$2.12	4d	1	0.37mi
925 Clementine Ct Unit C Azusa, CA	2.0	3.0	1296	$3,300	$2.55	44d	1	0.38mi
1000 E Alosta Ave Azusa, CA	1.0–2.0	1.0	755	$2,373	$3.14	0d	6	0.43mi
230 N Calvados Ave Azusa, CA	3.0	2.0	1396	$3,850	$2.76	0d	1	0.43mi
1130 E Alosta Ave Azusa, CA	1.0–2.0	1.0	907	$2,450	$2.70	4d	2	0.49mi
810 E Promenade Unit C Azusa, CA	2.0	2.5	1519	$3,500	$2.30	0d	1	0.50mi
902 Botanica Ln Azusa, CA	2.0	2.5	1447	$3,095	$2.14	0d	1	0.50mi
902 N Botanica Ln Unit D Azusa, CA	2.0	2.5	1447	$3,095	$2.14	4d	1	0.50mi
623 E Matchwood Pl Azusa, CA	3.0	3.0	1273	$3,100	$2.44	0d	1	0.50mi
601 E 8th St Azusa, CA	1.0–4.0	1.0–2.0	880	$2,167	$2.46	8d	3	0.57mi
539 N Pasadena Ave Unit 1 Azusa, CA	2.0	2.0	1000	$2,700	$2.70	20d	1	0.68mi
820 N Soldano Ave Unit D Azusa, CA	3.0	3.5	1750	$3,500	$2.00	44d	1	0.76mi
820 N Soldano Ave Azusa, CA	3.0	3.0	1750	$3,500	$2.00	44d	1	0.76mi
607 N Dalton Ave Unit 1 Azusa, CA	2.0	1.0	960	$2,100	$2.19	44d	1	0.82mi
139 N Vecino Ave Glendora, CA	3.0	2.5	1483	$4,100	$2.76	13d	1	0.84mi
626 N Azusa Ave Azusa, CA	1.0–3.0	1.0–2.0	1095	$3,251	$2.97	0d	5	0.95mi
511 N Azusa Ave Azusa, CA	2.0	3.0	1285	$3,000	$2.33	44d	1	0.97mi
850 N Azusa Ave Azusa, CA	1.0–3.0	1.0–2.0	984	$3,156	$3.21	0d	35	0.98mi
19023 E Leadora Ave Glendora, CA	3.0	3.0	1230	$3,300	$2.68	25d	1	1.00mi
525 N San Gabriel Ave Unit 3 Azusa, CA	2.0	1.0	877	$1,995	$2.27	8d	1	1.05mi
175 Martindale Way Glendora, CA	3.0	2.5	1750	$3,850	$2.20	14d	1	1.05mi
316 N San Gabriel Ave Unit A Azusa, CA	1.0	1.0	900	$1,700	$1.89	23d	1	1.06mi
422 W Route 66 #39 Glendora, CA	2.0	3.0	1260	$3,300	$2.62	0d	1	1.19mi
1240 N San Gabriel Ave Azusa, CA	2.0	1.0	975	$2,500	$2.56	20d	1	1.28mi
1240 N San Gabriel Ave Azusa, CA	2.0	1.0	975	$2,550	$2.62	5d	1	1.28mi
1240 N San Gabriel Ave Azusa, CA	2.0	1.5	975	$2,500	$2.56	5d	1	1.28mi
1240 N San Gabriel Ave Unit 1260-02 Azusa, CA	2.0	1.5	975	$2,550	$2.62	14d	1	1.28mi
1240 N San Gabriel Ave Unit 1240-06 Azusa, CA	2.0	1.5	975	$2,500	$2.56	44d	1	1.29mi
1205 N San Gabriel Ave Unit 8 Azusa, CA	2.0	2.0	1030	$2,250	$2.18	45d	1	1.29mi
543 W Bayless St Azusa, CA	3.0	1.0	1200	$2,990	$2.49	20d	1	1.31mi
324 W Mountain View Ave Unit 206 Glendora, CA	2.0	2.0	1100	$1,975	$1.80	44d	1	1.31mi
330 W Mountain View Ave Unit 206 Glendora, CA	2.0	2.0	1100	$1,975	$1.80	44d	1	1.31mi
1280 N San Gabriel Ave Azusa, CA	2.0	1.0–1.5	925	$2,225	$2.41	8d	3	1.31mi
230 S Azusa Ave Unit 2 Azusa, CA	2.0	1.0	900	$2,000	$2.22	44d	1	1.31mi
121 N Pennsylvania Ave Unit 123 Glendora, CA	2.0	1.0	896	$2,350	$2.62	25d	1	1.34mi
1381 N San Gabriel Canyon Rd Azusa, CA	2.0	2.0	975	$2,750	$2.82	0d	1	1.36mi

Listing history 15 events

1. 2026-06-21
   days on market $180,000 Active 24 DOM
2. 2026-06-18
   days on market $180,000 Active 21 DOM
3. 2026-06-17
   days on market $180,000 Active 20 DOM
4. 2026-06-16
   days on market $180,000 Active 19 DOM
5. 2026-06-15
   days on market $180,000 Active 18 DOM
6. 2026-06-13
   days on market $180,000 Active 16 DOM
7. 2026-06-13
   days on market $180,000 Active 15 DOM
8. 2026-06-09
   days on market $180,000 Active 12 DOM
9. 2026-06-08
   days on market $180,000 Active 11 DOM
10. 2026-06-07
    days on market $180,000 Active 10 DOM
11. 2026-06-04
    days on market $180,000 Active 7 DOM
12. 2026-06-03
    days on market $180,000 Active 6 DOM
13. 2026-06-02
    days on market $180,000 Active 5 DOM
14. 2026-06-01
    days on market $180,000 Active 4 DOM
15. 2026-05-31
    days on market $180,000 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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 18 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: $34,734
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,779
• − Management: −$2,779
• − Depreciation: −$5,236
• Taxable income: $10,257
• Est. tax owed @ 24.0%: −$2,462
• After-tax cash flow: $10,051/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 well-maintained, move-in-ready manufactured home in an adult community offers a good investment opportunity with minimal repairs and updates needed.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and outdoor living space
• Rental HVAC maintenance — Ensures comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and outdoor living space ↑
• Rental HVAC maintenance — Ensures 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: Azusa Unified
• NCES district ID: 0603600
• Math proficiency: 30% ▲ 2.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $58,149
• Composite: 33.35/100
• National rank: #10566
• State rank: #874 of 1400 in CA

Livability — Azusa

• Score: 65/100
• State rank: #367
• US rank: #12533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Azusa, CA
• County: Los Angeles County · 9,444,647 people
• City population: 60,903
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 60,903
• Household income: $92,683
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1631.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 21% White 14% Asian 13% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 33% · Canada, China, Vietnam
• Languages at home: 42% English-only · Spanish 47% Chinese 3% 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: ▼ -583.11%
• Current HPI: 422.7044
• Rent YoY: ▲ 5.38%
• 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

• 2026-05-28 Listed $180,000 CRMLS