1630 W Covina #99 · San Dimas, CA 91773

$129,000

2 bd · 1.0 ba · 768 sqft · Manufactured public records · 90 Days on market

Built 1968 $168/sqft · 7% above area Est $121k · 7% over ↓ 3% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• ARV discount +4.5/15.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST REDUCED FOR QUICK SALE! Cute 2bedroom 1bathroom home located in a 55 years plus community in the City of San Dimas! This cute home features an open floor plan with light updates throughout including interior paint and laminate flooring throughout. Dining Area features a built in hutch and connects to the kitchen which features a breakfast bar for quick meals. This home features a covered porch area and has a spacious low maintenance yard space around the home with a blank canvas for your future garden. Long driveway can accommodate 2-3 car parking. Community features a pool and jacuzzi and clubhouse that the park has lots of activities in throughout the year for residents. Conveniently located nearby transportation, shopping centers, and entertainment. Seller willing to offer credit to reduce space rent for the first year!

Key facts

• Covered porch
• Open floor plan
• Built in hutch

Tags

• OPEN FLOOR PLAN
• BUILT IN HUTCH
• BREAKFAST BAR
• COVERED PORCH
• LOW MAINTENANCE YARD
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $129k.

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 $129k).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.3% 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, schools B; Watch: 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.
• Market conditions: Rents soft (-1.0%/yr); 85 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

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 $121,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 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 1968 — 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: 2.04% ✓
• Cap rate: 17.34%
• Cash-on-cash: 39.44%
• DSCR: 2.75
• GRM: 4.1

CMA / ARV

• ARV (median comp): $121,029
• List price: $129,000
• Delta: 6.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1630 Covina Blvd #106	0.08mi	1/1.0 (-1)	800 (+4%)	23mo	$80,000	$100	65
1205 Cypress St #188	0.63mi	2/1.0	800 (+4%)	3mo	$120,000	$150	61
1254 W Cienega Ave #154	0.55mi	2/2.0	880 (+15%)	13mo	$100,000	$114	35
1205 Cypress St W #19	0.63mi	2/2.0	880 (+15%)	16mo	$140,000	$159	29

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: 32.3%
• Equity multiple: 2.30×
• Total profit: $47,035
• Equity at exit: $19,234

10-year hold

• IRR: 37.7%
• Equity multiple: 4.01×
• Total profit: $108,678
• Equity at exit: $11,154

Cash invested: $36,120 (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: 4.1×

Monthly cashflow live

• Estimated rent: $2,631 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $1,187

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,276	-5% $1,232	+0% $1,187	+5% $1,143	+10% $1,098
Rent	-10% $979	-5% $1,083	+0% $1,187	+5% $1,291	+10% $1,395
Rate	-1.0pp $1,252	-0.5pp $1,220	base $1,187	+0.5pp $1,154	+1.0pp $1,120

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20983 E Covina Blvd Covina, CA	2.0	2.0	962	$2,500	$2.60	25d	1	0.35mi
1145 N Barston Ave Covina, CA	2.0	1.0	836	$2,300	$2.75	8d	1	0.45mi
220 S Valley Center Ave San Dimas, CA	2.0	1.0	1000	$2,495	$2.50	44d	1	0.51mi
21042 E Arrow Hwy Covina, CA	1.0–2.0	1.0–2.0	803	$2,875	$3.58	2d	11	0.60mi
1746 S Sunflower Ave Unit 10 Glendora, CA	2.0	1.5	1100	$2,400	$2.18	44d	1	0.71mi
1746 S Sunflower Ave Unit 7 Glendora, CA	2.0	2.0	1100	$2,400	$2.18	25d	1	0.71mi
801 Claraday St Glendora, CA	1.0–2.0	1.0–2.0	900	$2,325	$2.58	22d	6	0.83mi
710 Claraday St Glendora, CA	2.0	1.0	850	$2,200	$2.59	8d	1	0.86mi
711 Claraday St Unit A Glendora, CA	2.0	1.0	750	$2,250	$3.00	44d	1	0.89mi
217 Danecroft Ave Unit A San Dimas, CA	2.0	1.0	735	$2,800	$3.81	44d	1	1.00mi
559 E Juanita Ave Glendora, CA	3.0	3.0	1000	$4,500	$4.50	2d	1	1.11mi
1632 S Glendora Ave Glendora, CA	3.0	2.0	1000	$3,200	$3.20	7d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $129,000 Active 90 DOM
2. 2026-06-17
   days on market $129,000 Active 89 DOM
3. 2026-06-16
   days on market $129,000 Active 88 DOM
4. 2026-06-15
   days on market $129,000 Active 87 DOM
5. 2026-06-13
   days on market $129,000 Active 85 DOM
6. 2026-06-13
   pricedays on market $129,000 Active 84 DOM
7. 2026-06-09
   days on market $135,000 Active 81 DOM
8. 2026-06-08
   days on market $135,000 Active 80 DOM
9. 2026-06-07
   days on market $135,000 Active 79 DOM
10. 2026-06-04
    days on market $135,000 Active 76 DOM
11. 2026-06-03
    days on market $135,000 Active 75 DOM
12. 2026-06-02
    days on market $135,000 Active 74 DOM
13. 2026-06-01
    days on market $135,000 Active 73 DOM
14. 2026-05-31
    days on market $135,000 Active 72 DOM
15. 2026-05-12
    price $135,000 839-char remark

    Show marketing remark (839 chars)

    JUST REDUCED FOR QUICK SALE! Cute 2bedroom 1bathroom home located in a 55 years plus community in the City of San Dimas! This cute home features an open floor plan with light updates throughout including interior paint and laminate flooring throughout. Dining Area features a built in hutch and connects to the kitchen which features a breakfast bar for quick meals. This home features a covered porch area and has a spacious low maintenance yard space around the home with a blank canvas for your future garden. Long driveway can accommodate 2-3 car parking. Community features a pool and jacuzzi and clubhouse that the park has lots of activities in throughout the year for residents. Conveniently located nearby transportation, shopping centers, and entertainment. Seller willing to offer credit to reduce space rent for the first year!

16. 2026-03-20
    listed $139,000 Active 839-char remark

    Show marketing remark (839 chars)

    JUST REDUCED FOR QUICK SALE! Cute 2bedroom 1bathroom home located in a 55 years plus community in the City of San Dimas! This cute home features an open floor plan with light updates throughout including interior paint and laminate flooring throughout. Dining Area features a built in hutch and connects to the kitchen which features a breakfast bar for quick meals. This home features a covered porch area and has a spacious low maintenance yard space around the home with a blank canvas for your future garden. Long driveway can accommodate 2-3 car parking. Community features a pool and jacuzzi and clubhouse that the park has lots of activities in throughout the year for residents. Conveniently located nearby transportation, shopping centers, and entertainment. Seller willing to offer credit to reduce space rent for the first year!

ⓘ 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: $31,574
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$2,526
• − Management: −$2,526
• − Depreciation: −$3,753
• Taxable income: $12,964
• Est. tax owed @ 24.0%: −$3,111
• After-tax cash flow: $11,134/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.

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

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

-2.9% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $135,000 CRMLS
• 2026-03-20 Listed $139,000 CRMLS

Property tax history

+9.4%/yr

Latest (2025): $178 · +9.4% YoY. Source: county tax records.