1630 W Covina Blvd #83 · San Dimas, CA 91773

$195,000

3 bd · 2.0 ba · 1,164 sqft · Manufactured public records · 222 Days on market

Manufactured home likely 55+ (park) Built 1997 Good condition $168/sqft · at area comps Est $199k · at est.

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Why this score? — see what drove the C 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 +22.5/30.0
• ARV discount +8.5/15.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• Schools +5.2/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Appreciation +2.5/10.0
• Rent growth +2.3/5.0
• Manufactured-home adj. -4.9

Listing remarks MLS

Exceptional home in a well maintained in the desirable San Dimas Royal Community of San Dimas! This recently upgraded 3 bed 2bath home features an open floor plan with lots of windows and skylight which makes home light and bright! Recent remodel includes the kitchen, bathrooms, Cabinetry plus s Quartz Countertops. Property includes Refrigerator, Dishwasher, Stove/Oven, Microwave, Washer and Dryer (optional). All 3 rooms have closet space and can easily be used as an office or hobby room if needed. Seller is offering furnishings with the home. Located in a 55yrs+ Community that has activities and full amenities for its residents. Community features a pool, jacuzzi, clubhouse with kitchen for resident use. Conveniently located near restaurants, shopping centers, and entertainment for your enjoyment. Priced to sell fast- Don't miss out!

Key facts

• Open floor plan
• Recent remodel
• Recently upgraded

Tags

• RECENTLY UPGRADED
• OPEN FLOOR PLAN
• RECENT REMODEL
• FULL AMENITIES
• COMMUNITY FEATURES A POOL
• COMMUNITY FEATURES JACUZZI

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $743 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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.
• 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: Glen Oak Elementary (385 students, 60% 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 62% FRL vs 43% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.0%/yr); 110 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $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 $55k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.34%
• DSCR: 1.73
• GRM: 6.8

CMA / ARV

• ARV (median comp): $199,243
• List price: $195,000
• Delta: -2.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1635 W Covina #40	0.14mi	3/2.0	1,120 (-4%)	2mo	$216,000	$193	85
1630 W Covina Blvd #11	0.00mi	3/2.0	1,248 (+7%)	12mo	$180,000	$144	78
1635 W Covina Blvd #109	0.14mi	3/2.0	1,056 (-9%)	9mo	$215,642	$204	70
21210 E Arrow Hwy #149	0.54mi	2/2.0 (-1)	1,152 (-1%)	0mo	$88,000	$76	68
21210 E Arrow #123	0.53mi	3/2.0	1,180 (+1%)	11mo	$235,000	$199	64
21210 E Arrow Hwy #41	0.53mi	3/2.0	1,248 (+7%)	10mo	$265,000	$212	55
1205 Cypress St #160	0.63mi	3/2.0	1,120 (-4%)	13mo	$220,000	$196	54
21210 E Arrow #105	0.53mi	3/2.0	1,040 (-11%)	7mo	$165,000	$159	52
21210 E Arrow Hwy #157	0.53mi	3/2.0	1,080 (-7%)	17mo	$220,000	$204	49
1245 W Cienega Ave #95	0.60mi	2/2.0 (-1)	1,080 (-7%)	11mo	$137,500	$127	46
21210 E Arrow #107	0.53mi	3/2.0	1,040 (-11%)	14mo	$200,000	$192	46
21210 Arrow Hwy #145	0.55mi	2/2.0 (-1)	1,007 (-14%)	14mo	$189,000	$188	35

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $8,677
• Equity at exit: $29,075

10-year hold

• IRR: 11.0%
• Equity multiple: 1.75×
• Total profit: $41,163
• Equity at exit: $16,860

Cash invested: $54,600 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 15 under contract
• Months of supply: 5.5 mo (18%/mo absorbed)
• Median asking: $178,000 ($139/sqft)
• Median days on market: 20 d
• This list price: 73% of active listings are priced below it
• ARV vs active asking: +22.8% above current asking $/sqft

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

ZIP-level market 91773

• Rents YoY: -1.0%
• Active inventory: 110
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,383 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$35 /mo · $426/yr
• Insurance: −$81
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $743

Break-even live

Break-even rent $1,442

Max offer price $195,000

Occupancy floor 64%

Sensitivity live

Price	-10% $854	-5% $799	+0% $743	+5% $688	+10% $400
Rent	-10% $555	-5% $649	+0% $743	+5% $838	+10% $932
Rate	-1.0pp $842	-0.5pp $793	base $743	+0.5pp $693	+1.0pp $642

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: $48,750
• Closing costs: $5,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21112 E Brookport St Covina, CA	3.0	2.0	1223	$3,500	$2.86	3d	1	0.16mi
21313 E Greenhaven St Covina, CA	4.0	2.0	1409	$1,700	$1.21	51d	1	0.24mi
1430 W Badillo St San Dimas, CA	3.0	1.5	1200	$3,000	$2.50	94d	1	0.27mi
1463 Cypress St San Dimas, CA	2.0	1.0	884	$2,800	$3.17	33d	1	0.28mi
1471 Cypress St San Dimas, CA	2.0	2.0	1127	$900	$0.80	103d	1	0.28mi
20983 E Covina Blvd Covina, CA	2.0	2.0	962	$2,500	$2.60	120d	1	0.35mi
20983 E Covina Blvd Covina, CA	2.0	2.0	962	$2,650	$2.75	79d	1	0.35mi
1116 N Barston Ave Covina, CA	2.0	1.0	836	$2,500	$2.99	84d	1	0.42mi
1129 N Barston Ave Covina, CA	2.0	1.0	836	$2,800	$3.35	51d	1	0.42mi
1145 N Barston Ave Covina, CA	2.0	1.0	836	$2,150	$2.57	64d	1	0.45mi
1063 Wellington Rd San Dimas, CA	3.0	2.0	960	$2,980	$3.10	3d	1	0.49mi
220 S Valley Center Ave San Dimas, CA	2.0	1.0	1000	$2,495	$2.50	139d	1	0.51mi
21332 E Arrow Hwy Unit 308 Covina, CA	2.0	2.0	1100	$2,850	$2.59	36d	1	0.57mi
21332 E Arrow Hwy Unit 302 Covina, CA	2.0	2.0	1100	$2,850	$2.59	74d	1	0.57mi
21332 E Arrow Hwy Unit 203 Covina, CA	3.0	2.0	1334	$3,200	$2.40	36d	1	0.57mi
21332 E Arrow Hwy Unit 303 Covina, CA	3.0	2.0	1334	$3,200	$2.40	6d	1	0.57mi
21332 E Arrow Hwy Unit 307 Covina, CA	3.0	2.0	1334	$3,200	$2.40	62d	1	0.57mi
21332 E Arrow Hwy Unit 104 Covina, CA	3.0	2.0	1334	$3,202	$2.40	74d	1	0.57mi
21332 E Arrow Hwy Unit 211 Covina, CA	2.0	2.0	1100	$2,850	$2.59	67d	1	0.57mi
21042 E Arrow Hwy Covina, CA	1.0–2.0	1.0–2.0	803	$2,875	$3.58	0d	6	0.60mi
1189 Strawberry Ln Glendora, CA	2.0	2.5	1292	$2,900	$2.24	139d	1	0.62mi
737 N Garsden Ave Covina, CA	4.0	2.0	1387	$4,200	$3.03	78d	1	0.70mi
1746 S Sunflower Ave Unit 10 Glendora, CA	2.0	1.5	1100	$2,400	$2.18	139d	1	0.71mi
1746 S Sunflower Ave Unit 7 Glendora, CA	2.0	2.0	1100	$2,295	$2.09	41d	1	0.71mi
801 Claraday St Glendora, CA	1.0–2.0	1.0–2.0	900	$2,450	$2.72	12d	2	0.83mi
710 Claraday St Glendora, CA	2.0	1.0	850	$2,200	$2.59	24d	1	0.87mi
711 Claraday St Unit A Glendora, CA	2.0	1.0	750	$2,250	$3.00	139d	1	0.89mi
974 N Darfield Ave Covina, CA	3.0	2.0	1416	$3,000	$2.12	62d	1	0.89mi
217 Danecroft Ave Unit A San Dimas, CA	2.0	1.0	735	$2,800	$3.81	139d	1	1.00mi
401 N Rennell Ave San Dimas, CA	3.0	2.0	1498	$3,900	$2.60	18d	1	1.00mi
1447 S Valley Center Ave Glendora, CA	3.0	2.0	1345	$3,500	$2.60	71d	1	1.00mi
1630 Bentley Pl Glendora, CA	3.0	2.0	1232	$3,400	$2.76	41d	1	1.05mi
20254 E Arrow Hwy Unit B Covina, CA	3.0	2.5	1477	$3,100	$2.10	120d	1	1.10mi
559 E Juanita Ave Unit B Glendora, CA	3.0	3.0	864	$3,650	$4.22	6d	1	1.11mi
559 E Juanita Ave Glendora, CA	3.0	3.0	1000	$4,500	$4.50	97d	1	1.11mi
20240 E Arrow Hwy Unit D Covina, CA	3.0	2.5	1477	$3,350	$2.27	139d	1	1.11mi
1456 Greer Ave Glendora, CA	3.0	2.0	1170	$2,900	$2.48	5d	1	1.12mi
1237 Norgate St San Dimas, CA	3.0	2.0	1232	$3,500	$2.84	19d	1	1.19mi
1240 Allen Ave Glendora, CA	4.0	2.0	1080	$2,500	$2.31	31d	1	1.34mi
1061 N Glendora Ave Covina, CA	2.0	2.0	1212	$2,850	$2.35	139d	1	1.35mi

Listing history 50 events

1. 2026-09-24
   days on market $195,000 Active 222 DOM
2. 2026-09-23
   days on market $195,000 Active 221 DOM
3. 2026-09-22
   days on market $195,000 Active 220 DOM
4. 2026-09-21
   days on market $195,000 Active 219 DOM
5. 2026-09-20
   days on market $195,000 Active 218 DOM
6. 2026-09-19
   days on market $195,000 Active 217 DOM
7. 2026-09-18
   days on market $195,000 Active 216 DOM
8. 2026-09-17
   days on market $195,000 Active 215 DOM
9. 2026-09-16
   days on market $195,000 Active 214 DOM
10. 2026-09-15
    days on market $195,000 Active 213 DOM
11. 2026-09-14
    days on market $195,000 Active 212 DOM
12. 2026-09-13
    days on market $195,000 Active 211 DOM
13. 2026-09-12
    days on market $195,000 Active 210 DOM
14. 2026-09-11
    days on market $195,000 Active 209 DOM
15. 2026-09-05
    days on market $195,000 Active 203 DOM
16. 2026-09-04
    days on market $195,000 Active 202 DOM
17. 2026-09-02
    days on market $195,000 Active 200 DOM
18. 2026-08-31
    days on market $195,000 Active 198 DOM
19. 2026-08-29
    days on market $195,000 Active 196 DOM
20. 2026-08-28
    days on market $195,000 Active 195 DOM
21. 2026-08-27
    days on market $195,000 Active 194 DOM
22. 2026-08-26
    days on market $195,000 Active 193 DOM
23. 2026-08-25
    days on market $195,000 Active 192 DOM
24. 2026-08-24
    days on market $195,000 Active 191 DOM
25. 2026-08-23
    days on market $195,000 Active 190 DOM
26. 2026-08-22
    days on market $195,000 Active 189 DOM
27. 2026-08-21
    days on market $195,000 Active 188 DOM
28. 2026-08-20
    days on market $195,000 Active 187 DOM
29. 2026-08-19
    days on market $195,000 Active 186 DOM
30. 2026-08-18
    days on market $195,000 Active 185 DOM
31. 2026-08-17
    days on market $195,000 Active 184 DOM
32. 2026-08-16
    days on market $195,000 Active 183 DOM
33. 2026-08-15
    days on market $195,000 Active 182 DOM
34. 2026-08-14
    days on market $195,000 Active 181 DOM
35. 2026-08-13
    days on market $195,000 Active 180 DOM
36. 2026-08-12
    days on market $195,000 Active 179 DOM
37. 2026-08-11
    days on market $195,000 Active 178 DOM
38. 2026-08-10
    days on market $195,000 Active 177 DOM
39. 2026-08-09
    days on market $195,000 Active 176 DOM
40. 2026-08-08
    days on market $195,000 Active 175 DOM
41. 2026-08-06
    days on market $195,000 Active 173 DOM
42. 2026-08-05
    days on market $195,000 Active 172 DOM
43. 2026-08-04
    days on market $195,000 Active 171 DOM
44. 2026-08-03
    days on market $195,000 Active 170 DOM
45. 2026-07-31
    days on market $195,000 Active 167 DOM
46. 2026-07-30
    days on market $195,000 Active 166 DOM
47. 2026-07-30
    days on market $195,000 Active 165 DOM
48. 2026-07-28
    days on market $195,000 Active 164 DOM
49. 2026-07-26
    days on market $195,000 Active 162 DOM
50. 2026-07-24
    days on market $195,000 Active 160 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: $426 · $35/mo
• Projected year-2 tax: $1,482 · $124/mo
• Expected delta: +$1,056/yr (+$88/mo · 248.3%)

ⓘ 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 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: $28,599
• − Mortgage interest: −$10,923
• − Property taxes: −$426
• − Insurance: −$975
• − Repairs & maintenance: −$2,288
• − Management: −$2,288
• − Depreciation: −$5,673
• Taxable income: $6,027
• Est. tax owed @ 24.0%: −$1,446
• After-tax cash flow: $7,475/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 75/100 Cosmetic rehab Est. rehab $5,820–$17,460 screening

This well-maintained and recently updated 3-bedroom 2-bathroom home in San Dimas Royal Community is ready for a new owner. It features an open floor plan, modern cabinetry, and quartz countertops. The home is move-in ready with included appliances and a well-maintained exterior.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and can increase home value ↑
• Resale Replace light fixtures — Modernizes the home and improves curb appeal ↑

ⓘ 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 Glen Oak 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

B Composite livability gradescore 72/100

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 · 10,940,515 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: 7% 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 0.69)
• 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%

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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: ▼ -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

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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

Price history

+2.4% since first listed

8 events — show timeline

• 2026-05-07 Relisted — CRMLS
• 2026-05-06 Pending — CRMLS
• 2026-02-13 Listed $215,000 CRMLS
• 2025-06-27 Sold (MLS) $203,000 CRMLS
• 2025-06-20 Pending — CRMLS
• 2025-05-19 Price Changed $203,000 CRMLS
• 2025-05-12 Price Changed $205,000 CRMLS
• 2025-04-18 Listed $210,000 CRMLS

Property tax history

+6.6%/yr

Latest (2025): $426 · +6.6% YoY. Source: county tax records.