3530 Damien #205 · La Verne, CA 91750

$260,000

2 bd · 2.0 ba · 1,581 sqft · Manufactured public records · 23 Days on market

Built 2019 Good condition Est $248k · 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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Schools +5.9/10.0
• ARV discount +5.4/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Modern, Clean, Well-Maintained & Move-In Ready! Welcome to this absolutely stunning two-bedroom, two-bath home featuring a versatile bonus room that can easily be converted into a third bedroom, home office, library, or sewing room. As you approach the home, you’ll be greeted by a generously sized patio perfect for relaxing or entertaining. Step inside to an abundance of natural light flowing throughout the spacious living room, dining room, and kitchen. The open-concept floor plan is ideal for entertaining and showcases beautiful cabinetry, stylish countertops, and a large kitchen island. Down the hallway, you’ll find the bonus room, guest bathroom, guest bedroom, and a

Key facts

• Large kitchen island
• Bonus room
• Beautiful cabinetry

Tags

• BONUS ROOM
• GENEROUSLY SIZED PATIO
• OPEN-CONCEPT FLOOR PLAN
• BEAUTIFUL CABINETRY
• LARGE KITCHEN ISLAND
• PRIVATE BATHROOM

Property features AI

Finance

• Financial info: Land lease: $1,685 monthly (park source)
• HOA & community: Senior community; Street lighting; Park name: The Fountain; Manager approval required

Exterior

• Parking: Carport; Parking for 2 vehicles; 2 garage/carport spaces
• Utilities: Public/district water; Public sewer (connected)
• Home design: Single-story home; Entry level: 1; Mobile home remains (13' x 60')
• Construction: Year built (per assessor); Living area per assessor's data
• Exterior features: Patio; Shed; Community pool; Close to clubhouse

Interior

• Kitchen: Kitchen open to family room; Kitchen island; Microwave; Free-standing range
• Bedrooms: Primary bedroom on main floor; All bedrooms on one level; Primary bedroom includes primary bathroom; Walk-in closet
• Bathrooms: 2 full bathrooms; Bathtub
• Heating & cooling: Central heating (central furnace); Central cooling
• Interior features: Ceiling fans; Cathedral/vaulted ceilings; Blinds; Front entry; Turnkey condition; Spa (see remarks)
• Laundry & utility: Laundry in an individual room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $822 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $256k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 2.9% in La Verne — 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 75/100 on livability (#110 in CA, #3,858 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, 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: Allen Avenue Elementary (473 students, 32% FRL); Ramona Middle (1,304 students, 35% FRL); Bonita High (1,883 students, 28% FRL).
• Market conditions: Rents rising (+2.4%/yr); 95 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 36% of the median local income ($104k/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 $2k of loan paydown is wiped out by about $8k 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 + 2.4% rent growth), your $73k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $256,100 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.21% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.55%
• DSCR: 1.60
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $248,217
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3530 Damien Ave #44	0.00mi	2/2.0	1,594 (+1%)	1mo	$249,900	$157	98
3530 Damien Ave #109	0.00mi	3/2.0 (+1)	1,610 (+2%)	5mo	$260,000	$161	88
3530 Damien Ave #194	0.03mi	3/2.0 (+1)	1,620 (+2%)	12mo	$250,000	$154	79
3620 Moreno Ave #64	0.09mi	3/2.0 (+1)	1,440 (-9%)	1mo	$255,000	$177	75
3620 Moreno # 47	0.21mi	2/2.0	1,440 (-9%)	2mo	$227,000	$158	74
3530 Damien #83	0.20mi	3/2.0 (+1)	1,480 (-6%)	4mo	$242,000	$164	72
3620 Moreno Ave #139	0.09mi	2/2.0	1,440 (-9%)	12mo	$163,000	$113	71
3530 Damien Ave #88	0.20mi	2/2.0	1,440 (-9%)	7mo	$91,000	$63	70
3620 Moreno Ave #127	0.09mi	2/2.0	1,440 (-9%)	14mo	$200,000	$139	69
3530 Damien #176	0.20mi	3/2.0 (+1)	1,434 (-9%)	2mo	$240,000	$167	68
3530 Damien Ave #262	0.20mi	2/2.0	1,712 (+8%)	15mo	$222,500	$130	64
3530 Damien #202	0.20mi	2/2.0	1,344 (-15%)	6mo	$192,000	$143	61

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 · 2.35% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.11×
• Total profit: $8,139
• Equity at exit: $38,767

10-year hold

• IRR: 11.9%
• Equity multiple: 1.91×
• Total profit: $66,075
• Equity at exit: $22,480

Cash invested: $72,800 (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 91750

• Rents YoY: 2.4%
• Active inventory: 95
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,146 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$192 /mo · $2,302/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$661
• Net cashflow: $822

Break-even live

Break-even rent $2,106

Max offer price $260,000

Occupancy floor 69%

Sensitivity live

Price	-10% $969	-5% $896	+0% $822	+5% $748	+10% $675
Rent	-10% $573	-5% $698	+0% $822	+5% $946	+10% $1,070
Rate	-1.0pp $953	-0.5pp $888	base $822	+0.5pp $755	+1.0pp $686

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3807 Abbey Way La Verne, CA	3.0	2.0	1159	$3,150	$2.72	45d	1	0.57mi
1623 Heather Dr La Verne, CA	3.0	1.5	1121	$3,250	$2.90	20d	1	0.60mi
637 E Gaillard St San Dimas, CA	3.0	2.0	1324	$3,500	$2.64	45d	1	0.66mi
836 Maria Ave Unit 836 La Verne, CA	2.0	1.5	1200	$2,675	$2.23	45d	1	0.79mi
834 Maria Ave Unit 834 La Verne, CA	2.0	1.5	1200	$2,700	$2.25	45d	1	0.79mi
205 N San Dimas Canyon Rd San Dimas, CA	2.0	1.0–2.5	994	$3,880	$3.90	0d	1	0.91mi
2002 Canopy Ln La Verne, CA	3.0	3.0	1759	$3,450	$1.96	46d	1	0.92mi
923 Lotus Cir San Dimas, CA	2.0	2.0	1187	$3,200	$2.70	26d	1	0.93mi
2063 Evergreen St La Verne, CA	3.0	2.0	1300	$3,200	$2.46	45d	1	1.02mi
477 E Bonita Ave San Dimas, CA	3.0	1.0	950	$2,385	$2.51	0d	1	1.14mi
325 S San Dimas Canyon Rd San Dimas, CA	4.0	1.0–2.0	1036	$2,465	$2.38	0d	1	1.14mi
3748 Verdana Cir La Verne, CA	3.0	3.0	1493	$4,500	$3.01	17d	1	1.25mi
3836 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,500	$2.82	45d	1	1.28mi
168 E Baseline Rd San Dimas, CA	3.0	2.5	1366	$3,000	$2.20	45d	1	1.30mi
3816 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,300	$2.65	20d	1	1.33mi

Listing history 15 events

1. 2026-06-21
   days on market $260,000 Active 23 DOM
2. 2026-06-18
   days on market $260,000 Active 20 DOM
3. 2026-06-17
   days on market $260,000 Active 19 DOM
4. 2026-06-16
   days on market $260,000 Active 18 DOM
5. 2026-06-15
   days on market $260,000 Active 17 DOM
6. 2026-06-13
   days on market $260,000 Active 15 DOM
7. 2026-06-13
   days on market $260,000 Active 14 DOM
8. 2026-06-09
   days on market $260,000 Active 11 DOM
9. 2026-06-08
   days on market $260,000 Active 10 DOM
10. 2026-06-07
    days on market $260,000 Active 9 DOM
11. 2026-06-04
    days on market $260,000 Active 6 DOM
12. 2026-06-03
    days on market $260,000 Active 5 DOM
13. 2026-06-02
    days on market $260,000 Active 4 DOM
14. 2026-06-01
    days on market $260,000 Active 3 DOM
15. 2026-05-31
    days on market $260,000 Active 2 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: $2,302 · $192/mo
• Projected year-2 tax: $2,302 · $192/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 19 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: $37,755
• − Mortgage interest: −$14,564
• − Property taxes: −$2,302
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,020
• − Management: −$3,020
• − Depreciation: −$7,564
• Taxable income: $5,985
• Est. tax owed @ 24.0%: −$1,436
• After-tax cash flow: $8,427/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 move-in ready manufactured home is in good condition with modern, clean, and well-maintained interiors and exteriors. It has a good condition score of 80 and requires minimal cosmetic repairs and maintenance.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both paint exterior — enhances curb appeal and adds value
• Both paint trim — enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both paint exterior — enhances curb appeal and adds value ↑
• Both paint trim — enhances curb appeal and adds value ↑

ⓘ 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 — La Verne

• Score: 75/100
• State rank: #110
• US rank: #3858

Category grades

Amenities A+ 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: La Verne, CA
• County: Los Angeles County · 9,444,647 people
• City population: 32,692
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 32,692
• Household income: $104,195
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 872.0

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 0.67)
• Race & ethnicity: White 44% Hispanic / Latino 36% Two or more races 20% Asian 10% Black 4%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 1%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 12% Chinese 3% Other Indo-European 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: ▼ -729.79%
• Current HPI: 373.7761
• Rent YoY: ▲ 2.35%
• 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

1 event — show timeline

• 2026-05-29 Listed $260,000 CRMLS

Property tax history

+4.5%/yr

Latest (2025): $2,302 · +4.5% YoY. Source: county tax records.