3530 Damien Ave #45 · La Verne, CA 91750

$259,000

2 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 446 Days on market

Built 2004 $171/sqft · 23% above area Est $201k · 29% over

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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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Schools +5.9/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2-Bedroom Skyline Double-Wide Home in The Fountains – A Premier 55+ Community! This charming home includes a versatile third room that can be used as a bedroom, den, craft room, or home office. Ideally located on a corner lot, it boasts a spacious, lengthwise covered porch with a north-facing view of the stunning San Gabriel Mountains. Lovingly maintained and in move-in ready (turnkey) condition, the home offers an open and airy floor plan with high ceilings. The large living room features a gas fireplace for cozy evenings, and a bright skylight fills the space with natural light. A sunroom/sitting area with plantation shutters and three oversized windows enhances the charm. Additional highlights include: Dining room and den/office with elegant French doors Kitchen with Corian countertops, wood cabinetry, and ample storage Wood-style laminate flooring throughout, with carpeted bedrooms Ceiling fans in multiple rooms Guest bathroom with walk-in shower Primary bathroom with a Safe Step walk-in spa tub and skylight Dedicated laundry room with access to back stairs, carport, and storage shed with shelving Low-maintenance turf yard The Fountains is a beautifully maintained, gated 55+ community with fantastic amenities, including a clubhouse with banquet hall, full kitchen, swimming pool, spa, shuffleboard, gym, dog park, and more. Enjoy a vibrant social calendar with weekly events, holiday celebrations, and community gatherings. Additional Details: The ENTIRE PARK is being repaved in June 2026 Gated RV parking available 360° picture tour available! Home is on the local property tax roll New space rent: $1,520/month (Seller will pay 3 months of rent to new buyer!)

Key facts

• Covered porch
• Double-wide home
• Gas fireplace

Tags

• DOUBLE-WIDE HOME
• CORNER LOT
• COVERED PORCH
• NORTH-FACING VIEW
• GAS FIREPLACE
• CEILING SKYLIGHT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $259k.

Deal economics

• At list price, monthly cash flow is $937 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $228k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.0% 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.
• Market conditions: Rents rising (+2.4%/yr); 94 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 446 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $259k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $227,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 446 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 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?
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: 1.21% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.50%
• DSCR: 1.69
• GRM: 6.9

CMA / ARV

• ARV (median comp): $200,710
• List price: $259,000
• Delta: 29.04%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3530 Damien #83	0.00mi	3/2.0 (+1)	1,480 (-2%)	4mo	$242,000	$164	88
3530 Damien Ave #88	0.00mi	2/2.0	1,440 (-5%)	7mo	$91,000	$63	86
3530 Damien #176	0.00mi	3/2.0 (+1)	1,434 (-5%)	2mo	$240,000	$167	84
3530 Damien Ave #44	0.20mi	2/2.0	1,594 (+5%)	1mo	$249,900	$157	81
3620 Moreno # 47	0.25mi	2/2.0	1,440 (-5%)	2mo	$227,000	$158	79
3530 Damien #202	0.00mi	2/2.0	1,344 (-11%)	6mo	$192,000	$143	77
3620 Moreno Ave #64	0.23mi	3/2.0 (+1)	1,440 (-5%)	1mo	$255,000	$177	75
3620 Moreno Ave #139	0.23mi	2/2.0	1,440 (-5%)	12mo	$163,000	$113	71
3530 Damien Ave #109	0.20mi	3/2.0 (+1)	1,610 (+6%)	5mo	$260,000	$161	71
3620 Moreno Ave #127	0.23mi	2/2.0	1,440 (-5%)	14mo	$200,000	$139	70
3530 Damien Ave #262	0.00mi	2/2.0	1,712 (+13%)	15mo	$222,500	$130	65
3530 Damien Ave #194	0.19mi	3/2.0 (+1)	1,620 (+7%)	12mo	$250,000	$154	64

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: 5.6%
• Equity multiple: 1.21×
• Total profit: $15,546
• Equity at exit: $38,618

10-year hold

• IRR: 14.4%
• Equity multiple: 2.13×
• Total profit: $81,676
• Equity at exit: $22,394

Cash invested: $72,520 (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: 94
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,132 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$72 /mo · $861/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $937

Break-even live

Break-even rent $1,947

Max offer price $259,000

Occupancy floor 65%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	43d	1	0.59mi
836 Maria Ave Unit 836 La Verne, CA	2.0	1.5	1200	$2,675	$2.23	43d	1	0.63mi
834 Maria Ave Unit 834 La Verne, CA	2.0	1.5	1200	$2,700	$2.25	43d	1	0.63mi
1623 Heather Dr La Verne, CA	3.0	1.5	1121	$3,250	$2.90	19d	1	0.66mi
637 E Gaillard St San Dimas, CA	3.0	2.0	1324	$3,500	$2.64	43d	1	0.66mi
205 N San Dimas Canyon Rd San Dimas, CA	2.0	1.0–2.5	994	$3,875	$3.90	1d	1	0.79mi
2002 Canopy Ln La Verne, CA	3.0	3.0	1759	$3,450	$1.96	44d	1	0.85mi
2063 Evergreen St La Verne, CA	3.0	2.0	1300	$3,200	$2.46	43d	1	0.95mi
923 Lotus Cir San Dimas, CA	2.0	2.0	1187	$3,200	$2.70	24d	1	0.97mi
325 S San Dimas Canyon Rd San Dimas, CA	4.0	1.0–2.0	1036	$2,465	$2.38	4d	1	0.99mi
477 E Bonita Ave San Dimas, CA	3.0	1.0	950	$2,325	$2.45	2d	1	1.03mi
3748 Verdana Cir La Verne, CA	3.0	3.0	1493	$4,500	$3.01	15d	1	1.24mi
3836 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,500	$2.82	43d	1	1.26mi
3816 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,300	$2.65	19d	1	1.31mi
168 E Baseline Rd San Dimas, CA	3.0	2.5	1366	$3,000	$2.20	43d	1	1.35mi
203 Teague Dr San Dimas, CA	2.0	2.0	1180	$3,100	$2.63	7d	1	1.48mi
206 Teague Dr San Dimas, CA	2.0	3.0	1320	$3,500	$2.65	43d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $259,000 Active 446 DOM
2. 2026-06-17
   days on market $259,000 Active 445 DOM
3. 2026-06-16
   days on market $259,000 Active 444 DOM
4. 2026-06-15
   days on market $259,000 Active 443 DOM
5. 2026-06-13
   days on market $259,000 Active 441 DOM
6. 2026-06-13
   days on market $259,000 Active 440 DOM
7. 2026-06-09
   days on market $259,000 Active 437 DOM
8. 2026-06-08
   days on market $259,000 Active 436 DOM
9. 2026-06-07
   days on market $259,000 Active 435 DOM
10. 2026-06-04
    days on market $259,000 Active 432 DOM
11. 2026-06-03
    days on market $259,000 Active 431 DOM
12. 2026-06-02
    days on market $259,000 Active 430 DOM
13. 2026-06-01
    days on market $259,000 Active 429 DOM
14. 2026-05-31
    days on market $259,000 Active 428 DOM
15. 2026-03-27
    price $259,000 1753-char remark

    Show marketing remark (1753 chars)

    Beautiful 2-Bedroom Skyline Double-Wide Home in The Fountains – A Premier 55+ Community! This charming home includes a versatile third room that can be used as a bedroom, den, craft room, or home office. Ideally located on a corner lot, it boasts a spacious, lengthwise covered porch with a north-facing view of the stunning San Gabriel Mountains. Lovingly maintained and in move-in ready (turnkey) condition, the home offers an open and airy floor plan with high ceilings. The large living room features a gas fireplace for cozy evenings, and a bright skylight fills the space with natural light. A sunroom/sitting area with plantation shutters and three oversized windows enhances the charm. Additional highlights include: Dining room and den/office with elegant French doors Kitchen with Corian countertops, wood cabinetry, and ample storage Wood-style laminate flooring throughout, with carpeted bedrooms Ceiling fans in multiple rooms Guest bathroom with walk-in shower Primary bathroom with a Safe Step walk-in spa tub and skylight Dedicated laundry room with access to back stairs, carport, and storage shed with shelving Low-maintenance turf yard The Fountains is a beautifully maintained, gated 55+ community with fantastic amenities, including a clubhouse with banquet hall, full kitchen, swimming pool, spa, shuffleboard, gym, dog park, and more. Enjoy a vibrant social calendar with weekly events, holiday celebrations, and community gatherings. Additional Details: The ENTIRE PARK is being repaved in June 2026 Gated RV parking available 360° picture tour available! Home is on the local property tax roll New space rent: $1,520/month (Seller will pay 3 months of rent to new buyer!)

16. 2025-09-26
    status Active 1753-char remark

    Show marketing remark (1753 chars)

    Beautiful 2-Bedroom Skyline Double-Wide Home in The Fountains – A Premier 55+ Community! This charming home includes a versatile third room that can be used as a bedroom, den, craft room, or home office. Ideally located on a corner lot, it boasts a spacious, lengthwise covered porch with a north-facing view of the stunning San Gabriel Mountains. Lovingly maintained and in move-in ready (turnkey) condition, the home offers an open and airy floor plan with high ceilings. The large living room features a gas fireplace for cozy evenings, and a bright skylight fills the space with natural light. A sunroom/sitting area with plantation shutters and three oversized windows enhances the charm. Additional highlights include: Dining room and den/office with elegant French doors Kitchen with Corian countertops, wood cabinetry, and ample storage Wood-style laminate flooring throughout, with carpeted bedrooms Ceiling fans in multiple rooms Guest bathroom with walk-in shower Primary bathroom with a Safe Step walk-in spa tub and skylight Dedicated laundry room with access to back stairs, carport, and storage shed with shelving Low-maintenance turf yard The Fountains is a beautifully maintained, gated 55+ community with fantastic amenities, including a clubhouse with banquet hall, full kitchen, swimming pool, spa, shuffleboard, gym, dog park, and more. Enjoy a vibrant social calendar with weekly events, holiday celebrations, and community gatherings. Additional Details: The ENTIRE PARK is being repaved in June 2026 Gated RV parking available 360° picture tour available! Home is on the local property tax roll New space rent: $1,520/month (Seller will pay 3 months of rent to new buyer!)

17. 2025-09-25
    historical 1753-char remark

    Show marketing remark (1753 chars)

    Beautiful 2-Bedroom Skyline Double-Wide Home in The Fountains – A Premier 55+ Community! This charming home includes a versatile third room that can be used as a bedroom, den, craft room, or home office. Ideally located on a corner lot, it boasts a spacious, lengthwise covered porch with a north-facing view of the stunning San Gabriel Mountains. Lovingly maintained and in move-in ready (turnkey) condition, the home offers an open and airy floor plan with high ceilings. The large living room features a gas fireplace for cozy evenings, and a bright skylight fills the space with natural light. A sunroom/sitting area with plantation shutters and three oversized windows enhances the charm. Additional highlights include: Dining room and den/office with elegant French doors Kitchen with Corian countertops, wood cabinetry, and ample storage Wood-style laminate flooring throughout, with carpeted bedrooms Ceiling fans in multiple rooms Guest bathroom with walk-in shower Primary bathroom with a Safe Step walk-in spa tub and skylight Dedicated laundry room with access to back stairs, carport, and storage shed with shelving Low-maintenance turf yard The Fountains is a beautifully maintained, gated 55+ community with fantastic amenities, including a clubhouse with banquet hall, full kitchen, swimming pool, spa, shuffleboard, gym, dog park, and more. Enjoy a vibrant social calendar with weekly events, holiday celebrations, and community gatherings. Additional Details: The ENTIRE PARK is being repaved in June 2026 Gated RV parking available 360° picture tour available! Home is on the local property tax roll New space rent: $1,520/month (Seller will pay 3 months of rent to new buyer!)

18. 2025-09-01
    price $265,000 1753-char remark

    Show marketing remark (1753 chars)

    Beautiful 2-Bedroom Skyline Double-Wide Home in The Fountains – A Premier 55+ Community! This charming home includes a versatile third room that can be used as a bedroom, den, craft room, or home office. Ideally located on a corner lot, it boasts a spacious, lengthwise covered porch with a north-facing view of the stunning San Gabriel Mountains. Lovingly maintained and in move-in ready (turnkey) condition, the home offers an open and airy floor plan with high ceilings. The large living room features a gas fireplace for cozy evenings, and a bright skylight fills the space with natural light. A sunroom/sitting area with plantation shutters and three oversized windows enhances the charm. Additional highlights include: Dining room and den/office with elegant French doors Kitchen with Corian countertops, wood cabinetry, and ample storage Wood-style laminate flooring throughout, with carpeted bedrooms Ceiling fans in multiple rooms Guest bathroom with walk-in shower Primary bathroom with a Safe Step walk-in spa tub and skylight Dedicated laundry room with access to back stairs, carport, and storage shed with shelving Low-maintenance turf yard The Fountains is a beautifully maintained, gated 55+ community with fantastic amenities, including a clubhouse with banquet hall, full kitchen, swimming pool, spa, shuffleboard, gym, dog park, and more. Enjoy a vibrant social calendar with weekly events, holiday celebrations, and community gatherings. Additional Details: The ENTIRE PARK is being repaved in June 2026 Gated RV parking available 360° picture tour available! Home is on the local property tax roll New space rent: $1,520/month (Seller will pay 3 months of rent to new buyer!)

19. 2025-05-17
    price $271,000 1753-char remark

    Show marketing remark (1753 chars)

    Beautiful 2-Bedroom Skyline Double-Wide Home in The Fountains – A Premier 55+ Community! This charming home includes a versatile third room that can be used as a bedroom, den, craft room, or home office. Ideally located on a corner lot, it boasts a spacious, lengthwise covered porch with a north-facing view of the stunning San Gabriel Mountains. Lovingly maintained and in move-in ready (turnkey) condition, the home offers an open and airy floor plan with high ceilings. The large living room features a gas fireplace for cozy evenings, and a bright skylight fills the space with natural light. A sunroom/sitting area with plantation shutters and three oversized windows enhances the charm. Additional highlights include: Dining room and den/office with elegant French doors Kitchen with Corian countertops, wood cabinetry, and ample storage Wood-style laminate flooring throughout, with carpeted bedrooms Ceiling fans in multiple rooms Guest bathroom with walk-in shower Primary bathroom with a Safe Step walk-in spa tub and skylight Dedicated laundry room with access to back stairs, carport, and storage shed with shelving Low-maintenance turf yard The Fountains is a beautifully maintained, gated 55+ community with fantastic amenities, including a clubhouse with banquet hall, full kitchen, swimming pool, spa, shuffleboard, gym, dog park, and more. Enjoy a vibrant social calendar with weekly events, holiday celebrations, and community gatherings. Additional Details: The ENTIRE PARK is being repaved in June 2026 Gated RV parking available 360° picture tour available! Home is on the local property tax roll New space rent: $1,520/month (Seller will pay 3 months of rent to new buyer!)

20. 2025-03-28
    listed $279,000 Active 1753-char remark

    Show marketing remark (1753 chars)

    Beautiful 2-Bedroom Skyline Double-Wide Home in The Fountains – A Premier 55+ Community! This charming home includes a versatile third room that can be used as a bedroom, den, craft room, or home office. Ideally located on a corner lot, it boasts a spacious, lengthwise covered porch with a north-facing view of the stunning San Gabriel Mountains. Lovingly maintained and in move-in ready (turnkey) condition, the home offers an open and airy floor plan with high ceilings. The large living room features a gas fireplace for cozy evenings, and a bright skylight fills the space with natural light. A sunroom/sitting area with plantation shutters and three oversized windows enhances the charm. Additional highlights include: Dining room and den/office with elegant French doors Kitchen with Corian countertops, wood cabinetry, and ample storage Wood-style laminate flooring throughout, with carpeted bedrooms Ceiling fans in multiple rooms Guest bathroom with walk-in shower Primary bathroom with a Safe Step walk-in spa tub and skylight Dedicated laundry room with access to back stairs, carport, and storage shed with shelving Low-maintenance turf yard The Fountains is a beautifully maintained, gated 55+ community with fantastic amenities, including a clubhouse with banquet hall, full kitchen, swimming pool, spa, shuffleboard, gym, dog park, and more. Enjoy a vibrant social calendar with weekly events, holiday celebrations, and community gatherings. Additional Details: The ENTIRE PARK is being repaved in June 2026 Gated RV parking available 360° picture tour available! Home is on the local property tax roll New space rent: $1,520/month (Seller will pay 3 months of rent to new buyer!)

21. 2012-03-24
    soldstatus $90,000 Closed 509-char remark

    Show marketing remark (509 chars)

    Only seven years new!! Has gorgeous laminate like flooring throughout the very open floorplan. Large living room with great fireplace. Two dining areas - one casual, one formal. Two bedrooms plus den(which could be used as a guest bedroom) Huge walk-in closet connected to master bedroom. Skylights and plantation shutters are some of the extras you will enjoy! Kitchen is spacious and functional. Plenty of storage and cupboard space. Corner lot with mountains in view. Ready to welcome you home. .. .. .. .

22. 2012-02-08
    status Pending 509-char remark

    Show marketing remark (509 chars)

    Only seven years new!! Has gorgeous laminate like flooring throughout the very open floorplan. Large living room with great fireplace. Two dining areas - one casual, one formal. Two bedrooms plus den(which could be used as a guest bedroom) Huge walk-in closet connected to master bedroom. Skylights and plantation shutters are some of the extras you will enjoy! Kitchen is spacious and functional. Plenty of storage and cupboard space. Corner lot with mountains in view. Ready to welcome you home. .. .. .. .

23. 2011-11-21
    price $99,000 509-char remark

    Show marketing remark (509 chars)

    Only seven years new!! Has gorgeous laminate like flooring throughout the very open floorplan. Large living room with great fireplace. Two dining areas - one casual, one formal. Two bedrooms plus den(which could be used as a guest bedroom) Huge walk-in closet connected to master bedroom. Skylights and plantation shutters are some of the extras you will enjoy! Kitchen is spacious and functional. Plenty of storage and cupboard space. Corner lot with mountains in view. Ready to welcome you home. .. .. .. .

24. 2011-09-15
    listed $129,500 Active 509-char remark

    Show marketing remark (509 chars)

    Only seven years new!! Has gorgeous laminate like flooring throughout the very open floorplan. Large living room with great fireplace. Two dining areas - one casual, one formal. Two bedrooms plus den(which could be used as a guest bedroom) Huge walk-in closet connected to master bedroom. Skylights and plantation shutters are some of the extras you will enjoy! Kitchen is spacious and functional. Plenty of storage and cupboard space. Corner lot with mountains in view. Ready to welcome you home. .. .. .. .

ⓘ 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: $861 · $72/mo
• Projected year-2 tax: $1,968 · $164/mo
• Expected delta: +$1,108/yr (+$92/mo · 128.7%)

ⓘ 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 4/10 Moderate
• 🌡 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: $37,588
• − Mortgage interest: −$14,508
• − Property taxes: −$861
• − Insurance: −$1,295
• − Repairs & maintenance: −$3,007
• − Management: −$3,007
• − Depreciation: −$7,535
• Taxable income: $7,376
• Est. tax owed @ 24.0%: −$1,770
• After-tax cash flow: $9,470/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: 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

+100.0% since first listed

10 events — show timeline

• 2026-03-27 Price Changed $259,000 CRMLS
• 2025-09-26 Relisted — CRMLS
• 2025-09-25 Listing Removed — CRMLS
• 2025-09-01 Price Changed $265,000 CRMLS
• 2025-05-17 Price Changed $271,000 CRMLS
• 2025-03-28 Listed $279,000 CRMLS
• 2012-03-24 Sold (MLS) $90,000 CRMLS
• 2012-02-08 Pending — CRMLS
• 2011-11-21 Price Changed $99,000 CRMLS
• 2011-09-15 Listed $129,500 CRMLS

Property tax history

+5.8%/yr

Latest (2025): $861 · +5.8% YoY. Source: county tax records.