1205 Cypress St #108 · San Dimas, CA 91773

$206,000

3 bd · 2.0 ba · 1,392 sqft · Manufactured public records · 12 Days on market

Built 1970 Average condition Est $249k · 17% 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
• Schools +5.9/10.0
• Livability +3.6/5.0
• Condition / age +2.8/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 3 bedrooms, 1 3/4 bath home. Property located in the highly desirable Lone Hill Manor Estates in San Dimas with walking distance to Lone Hill Middle School and San Dimas High School, and easy access to 57 and 210 freeways. This home offers a great floor plan of approximately 1392 sq. ft. , laminate flooring throughout, interior laundry room with access to the carport that accommodates 2 cars, and central a/c among other amenities. This community offers amenities such as club house, swimming pool & spa, and basketball courts. * Buyers must qualify for space lease. See attached Supplement.

Key facts

• Relaxing spa
• Inviting clubhouse
• 3 parking spots

Tags

• FULLY REMODELED KITCHEN
• CONVENIENT STORAGE SHED
• LOW-MAINTENANCE BACKYARD
• RELAXING SPA
• INVITING CLUBHOUSE
• TOP-TIER COMMUNITY AMENITIES

Property features AI

Finance

• Other: Park name: Lone Hill Manor Mobile Estates
• Financial info: Current monthly land lease approximately $1,371
• HOA & community: Land lease community (manager approval required); Street lighting in community; Land lease includes electric, trash, water, and sewer

Exterior

• Parking: 3 covered carport spaces
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Entry level 1; Front-facing entry; Mobile home remains on site; Mobile dimensions approximately 24' x 56'
• Construction: Year built per public records
• Exterior features: Shingle roof; Back yard; 1 shed

Interior

• Kitchen: Remodeled kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (central furnace); Central cooling
• Interior features: Front entry; Community spa; Community pool; Remodeled kitchen; Shower in tub
• Laundry & utility: Laundry inside (in closet)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $206k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $206k).
• Cap rate 13.1% 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; 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.
• Zoned schools: Lone Hill Middle (912 students, 40% FRL); San Dimas High (math 70% / reading 90%, grade A, #41 of 1,170 statewide, top 4%, 1,251 students, 34% FRL).
• Zoned-school proficiency averages 80% at this address vs 64% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Bonita Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.0%/yr); 85 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 37% of the median local income ($105k/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 $6k 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 $58k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $130k; list at $206k implies a 58% gain — meaningful room to come down on a strong offer.

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 $206,000

Questions for the listing agent

1. Built in 1970 — 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: 1.59% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.33%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $249,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1205 Cypress St #115	0.00mi	2/2.0 (-1)	1,344 (-3%)	1mo	$215,000	$160	89
1205 Cypress St #199	0.00mi	3/2.0	1,344 (-3%)	11mo	$290,000	$216	85
1205 Cypress #67	0.09mi	4/2.0 (+1)	1,568 (+13%)	3mo	$335,000	$214	67
1245 W Cienega Ave #88	0.53mi	3/2.0	1,375 (-1%)	10mo	$350,000	$255	65
1630 W Covina Blvd #65	0.63mi	2/2.0 (-1)	1,392 (0%)	2mo	$215,000	$154	64
1245 W Cienega Ave #44	0.48mi	2/2.0 (-1)	1,368 (-2%)	10mo	$132,200	$97	61
1245 W Cienega Ave #46	0.53mi	3/2.0	1,512 (+9%)	2mo	$270,000	$179	60
1245 W Cienega Ave #123	0.53mi	2/2.0 (-1)	1,348 (-3%)	9mo	$275,000	$204	58
1635 W Covina #104	0.67mi	4/2.0 (+1)	1,404 (+1%)	7mo	$250,000	$178	56
1635 W Covina #53	0.67mi	3/2.0	1,484 (+7%)	3mo	$285,000	$192	55
1630 W Covina Blvd #11	0.63mi	3/2.0	1,248 (-10%)	9mo	$180,000	$144	46
1245 W Cienega Ave #183	0.53mi	2/1.0 (-1)	1,536 (+10%)	4mo	$125,000	$81	45

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: 14.2%
• Equity multiple: 1.55×
• Total profit: $31,526
• Equity at exit: $30,715

10-year hold

• IRR: 20.6%
• Equity multiple: 2.50×
• Total profit: $86,381
• Equity at exit: $17,811

Cash invested: $57,680 (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: 5.2×

Monthly cashflow live

• Estimated rent: $3,282 high
• Mortgage (P&I): −$1,080
• Tax est. 1.5%: −$258 /mo · $3,090/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$689
• Net cashflow: $1,169

Break-even live

Break-even rent $1,802

Max offer price $206,000

Occupancy floor 59%

Sensitivity live

Price	-10% $1,312	-5% $1,241	+0% $1,169	+5% $1,098	+10% $1,027
Rent	-10% $910	-5% $1,040	+0% $1,169	+5% $1,299	+10% $1,429
Rate	-1.0pp $1,273	-0.5pp $1,222	base $1,169	+0.5pp $1,116	+1.0pp $1,062

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: $51,500
• Closing costs: $6,180
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1471 Cypress St San Dimas, CA	2.0	2.0	1127	$900	$0.80	8d	1	0.37mi
1430 W Badillo St San Dimas, CA	3.0	1.5	1200	$3,000	$2.50	2d	1	0.37mi
1108 Eaton Rd San Dimas, CA	4.0	2.0	1689	$3,800	$2.25	45d	1	0.57mi
220 S Valley Center Ave San Dimas, CA	2.0	1.0	1000	$2,495	$2.50	44d	1	0.68mi
807 Avenida Loma Vis San Dimas, CA	3.0	2.0	1740	$4,500	$2.59	11d	1	0.80mi
1189 Strawberry Ln Glendora, CA	2.0	2.5	1292	$2,900	$2.24	44d	1	0.92mi
20983 E Covina Blvd Covina, CA	2.0	2.0	962	$2,500	$2.60	25d	1	0.98mi
21042 E Arrow Hwy Covina, CA	1.0–2.0	1.0–2.0	803	$2,875	$3.58	2d	11	1.04mi
1039 N Barston Ave Covina, CA	4.0	2.0	1870	$3,598	$1.92	25d	1	1.06mi
530 W 3rd St Unit A San Dimas, CA	2.0	2.5	1000	$3,000	$3.00	44d	1	1.13mi
1447 S Valley Center Ave Glendora, CA	3.0	2.0	1345	$3,500	$2.60	2d	1	1.16mi
1746 S Sunflower Ave Unit 7 Glendora, CA	2.0	2.0	1100	$2,400	$2.18	25d	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
644 Pearlanna Dr San Dimas, CA	3.0	1.5	1350	$3,500	$2.59	2d	1	1.23mi
204 San Luis Rey Dr San Dimas, CA	2.0	3.0	1287	$3,165	$2.46	5d	1	1.24mi
301 W 1st St San Dimas, CA	2.0	1.0	880	$2,150	$2.44	25d	1	1.30mi
301 W 1st St Unit A San Dimas, CA	3.0	2.0	1000	$3,250	$3.25	44d	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
220 W 1st St San Dimas, CA	3.0	1.0	1200	$845	$0.70	18d	1	1.34mi
432 W Caldwell Ct San Dimas, CA	2.0	3.0	1502	$3,100	$2.06	44d	1	1.34mi
937 N Greenpark Ave Covina, CA	4.0	2.0	1562	$4,000	$2.56	44d	1	1.42mi
235 W 4th St San Dimas, CA	3.0	2.0	1200	$3,499	$2.92	2d	1	1.46mi
307 Beechwood Ln San Dimas, CA	4.0	3.0	1760	$3,950	$2.24	44d	1	1.47mi
608 Claraday St Glendora, CA	3.0	2.5	1600	$3,500	$2.19	44d	1	1.50mi

Listing history 10 events

1. 2026-06-18
   days on market $206,000 Active 12 DOM
2. 2026-06-17
   days on market $206,000 Active 11 DOM
3. 2026-06-16
   days on market $206,000 Active 10 DOM
4. 2026-06-15
   days on market $206,000 Active 9 DOM
5. 2026-06-13
   days on market $206,000 Active 7 DOM
6. 2026-06-13
   days on market $206,000 Active 6 DOM
7. 2026-06-09
   days on market $206,000 Active 3 DOM
8. 2026-06-08
   days on market $206,000 Active 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $206,000 Active 1 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: $39,387
• − Mortgage interest: −$11,539
• − Property taxes: −$3,090
• − Insurance: −$1,030
• − Repairs & maintenance: −$3,151
• − Management: −$3,151
• − Depreciation: −$5,993
• Taxable income: $11,433
• Est. tax owed @ 24.0%: −$2,744
• After-tax cash flow: $11,288/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

Average 55/100 Moderate rehab

This manufactured home requires moderate renovations to improve its condition and increase its resale and rental value.

Repairs flagged

• Minor kitchen backsplash — slight wear
• Minor bathroom fixtures — dated design
• Minor interior walls — dated wallpaper
• Minor exterior siding — slight discoloration

Value-add opportunities

• Resale paint interior walls — enhances curb appeal and interior aesthetics
• Rental replace dated fixtures in bathrooms — improves functionality and appeal for renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · slight wear	Minor	$500–3,000
bathroom fixtures · dated design	Minor	$500–3,000
interior walls · dated wallpaper	Minor	$500–3,000
exterior siding · slight discoloration	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal and interior aesthetics ↑
• Rental replace dated fixtures in bathrooms — improves functionality and appeal for renters ↑

ⓘ 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

+28.7% since first listed

6 events — show timeline

• 2026-06-06 Listed $206,000 CRMLS
• 2024-04-05 Sold (MLS) $130,000 CRMLS
• 2024-03-06 Contingent — CRMLS
• 2024-02-16 Relisted — CRMLS
• 2024-01-30 Contingent — CRMLS
• 2024-01-08 Listed $160,000 CRMLS

Property tax history

+8.1%/yr

Latest (2025): $344 · +8.1% YoY. Source: county tax records.