17350 Temple Ave #291 · South San Jose Hills, CA 91744

$199,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 66 Days on market

Built 1973 Good condition $138/sqft · 24% above area Est $161k · 24% over

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pleased to introduce this well maintained and updated manufactured home in the highly desirable Covina Hills Mobile Home Community. This corner unit is situated on a rare big front yard with fruit trees and flowers. Two spacious bedrooms and two full bathrooms. The second bedroom is quite spacious to suit your need, personal gym or office. The kitchen is wide open with the island granite counter top. The exterior features a covered porch, a storage, and a covered carport that will fit up to 3 vehicles. And the guest parking is right in front of this unit. 24 hour security guarded entry, access to two clubhouses, billiards room, two pools, exercise room, basketball court.

Key facts

• Covered porch
• Guest parking
• Storage

Tags

• BIG FRONT YARD
• FRUIT TREES
• COVERED PORCH
• STORAGE
• COVERED CARPORT
• GUEST PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 3.2% in South San Jose Hills — 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 63/100 on livability (#449 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A, employment A-; Watch: crime F, amenities F, cost of living F.
• Rowland Unified (suburban): math 40% / reading 62% proficiency, ranked #134 of 517 in CA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Yorbita Elementary (410 students, 92% FRL); Giano Intermediate (489 students, 91% FRL); Nogales High (math 29% / reading 57%, grade F, #460 of 1,170 statewide, top 40%, 1,668 students, 82% FRL) — zoned schools average 88% FRL vs 56% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+13.2%/yr); 71 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent runs 37% of the median local income ($94k/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 + 8.0% rent growth), your $56k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $11k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1973 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.45% ✓
• Cap rate: 12.85%
• Cash-on-cash: 23.43%
• DSCR: 2.04
• GRM: 5.8

CMA / ARV

• ARV (median comp): $161,000
• List price: $199,000
• Delta: 23.60%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17350 E Temple Ave #426	0.00mi	2/2.0	1,440 (0%)	5mo	$135,000	$94	96
17350 Temple #288	0.00mi	3/2.0 (+1)	1,440 (0%)	3mo	$145,000	$101	92
17350 Temple Ave #62	0.00mi	2/2.0	1,440 (0%)	12mo	$40,000	$28	90
17350 Temple Ave #383	0.00mi	3/2.0 (+1)	1,431 (-1%)	8mo	$187,000	$131	87
17350 Temple 237	0.00mi	3/2.0 (+1)	1,320 (-8%)	2mo	$189,000	$143	79
17350 E Temple Ave #84	0.00mi	3/2.0 (+1)	1,344 (-7%)	6mo	$180,000	$134	78
17350 Temple #264	0.18mi	2/2.0	1,536 (+7%)	4mo	$161,000	$105	77
17350 E Temple Ave #270	0.04mi	2/2.0	1,584 (+10%)	8mo	$120,000	$76	75
17350 Temple Ave #484	0.00mi	3/2.0 (+1)	1,344 (-7%)	12mo	$276,000	$205	74
17350 Temple #411	0.00mi	3/2.0 (+1)	1,632 (+13%)	2mo	$295,000	$181	71
17350 Temple Ave #320	0.25mi	3/2.0 (+1)	1,500 (+4%)	7mo	$126,500	$84	71
17350 E Temple Ave #451	0.00mi	3/2.0 (+1)	1,566 (+9%)	12mo	$274,000	$175	71

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 1.94×
• Total profit: $52,181
• Equity at exit: $29,672

10-year hold

• IRR: 32.6%
• Equity multiple: 4.65×
• Total profit: $203,561
• Equity at exit: $17,206

Cash invested: $55,720 (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 91744

• Rents YoY: 13.2%
• Active inventory: 71
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,876 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$58 /mo · $694/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $1,088

Break-even live

Break-even rent $1,499

Max offer price $199,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,201	-5% $1,144	+0% $1,088	+5% $1,032	+10% $975
Rent	-10% $861	-5% $974	+0% $1,088	+5% $1,202	+10% $1,315
Rate	-1.0pp $1,188	-0.5pp $1,139	base $1,088	+0.5pp $1,037	+1.0pp $984

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2547 E Temple Ave West Covina, CA	2.0	1.0–2.0	756	$2,603	$3.44	0d	15	0.43mi
2600 S Azusa Ave West Covina, CA	1.0–3.0	1.0–2.0	934	$2,632	$2.82	6d	12	0.44mi
1901 E Amar Rd West Covina, CA	1.0–2.0	1.0–2.0	895	$2,695	$3.01	0d	12	0.54mi
1901 E Amar Rd West Covina, CA	1.0–2.0	1.0–2.0	860	$2,600	$3.02	45d	5	0.54mi
2442 S Nancy St Unit 1 West Covina, CA	3.0	1.5	1165	$3,345	$2.87	45d	1	0.58mi
2100 S Lark Ellen Ave West Covina, CA	1.0–3.0	1.0–2.0	967	$2,582	$2.67	6d	8	0.98mi
2316 Cravath Ct West Covina, CA	3.0	2.0	1335	$3,050	$2.28	19d	1	1.13mi
856 Francesca Dr Walnut, CA	3.0	3.0	1594	$3,900	$2.45	45d	1	1.31mi
1904 Edenview Ln West Covina, CA	2.0	2.0	1021	$2,900	$2.84	13d	1	1.34mi
1366 Oahu St West Covina, CA	3.0	3.0	1596	$3,475	$2.18	45d	1	1.35mi
1511 Wailea St West Covina, CA	3.0	2.5	1509	$3,400	$2.25	26d	1	1.36mi
684 Panorama Ln La Puente, CA	3.0	3.5	1683	$3,600	$2.14	19d	1	1.38mi
684 Panorama Ln La Puente, CA	3.0	3.5	1683	$3,600	$2.14	22d	1	1.38mi
1818 Bauer Dr West Covina, CA	3.0	2.0	1125	$3,000	$2.67	8d	1	1.46mi

Listing history 25 events

1. 2026-06-21
   days on market $199,000 Active 66 DOM
2. 2026-06-18
   days on market $199,000 Active 63 DOM
3. 2026-06-17
   days on market $199,000 Active 62 DOM
4. 2026-06-16
   days on market $199,000 Active 61 DOM
5. 2026-06-15
   days on market $199,000 Active 60 DOM
6. 2026-06-13
   days on market $199,000 Active 58 DOM
7. 2026-06-13
   pricedays on market $199,000 Active 57 DOM
8. 2026-06-09
   days on market $210,000 Active 54 DOM
9. 2026-06-08
   days on market $210,000 Active 53 DOM
10. 2026-06-07
    days on market $210,000 Active 52 DOM
11. 2026-06-04
    days on market $210,000 Active 49 DOM
12. 2026-06-03
    days on market $210,000 Active 48 DOM
13. 2026-06-02
    days on market $210,000 Active 47 DOM
14. 2026-06-01
    days on market $210,000 Active 46 DOM
15. 2026-05-31
    days on market $210,000 Active 45 DOM
16. 2026-04-12
    listed $210,000 Active 679-char remark

    Show marketing remark (679 chars)

    Pleased to introduce this well maintained and updated manufactured home in the highly desirable Covina Hills Mobile Home Community. This corner unit is situated on a rare big front yard with fruit trees and flowers. Two spacious bedrooms and two full bathrooms. The second bedroom is quite spacious to suit your need, personal gym or office. The kitchen is wide open with the island granite counter top. The exterior features a covered porch, a storage, and a covered carport that will fit up to 3 vehicles. And the guest parking is right in front of this unit. 24 hour security guarded entry, access to two clubhouses, billiards room, two pools, exercise room, basketball court.

17. 2022-06-13
    soldstatus $140,000 Closed Sale 1737-char remark

    Show marketing remark (1737 chars)

    Welcome to Covina Hills Mobile Home Community! This charming and spacious 2 bed, 2 bath manufactured home offers more than 1,400 sqft of living space and a 5,000+ sqft lot with large storage shed, covered carport, central air, and one of the largest yards in this community with rose bushes, fruit trees, citrus trees and more. Upon arriving at the property you will notice the exterior of the home was recently painted and is ready to welcome its new owner. Guest parking is conveniently located near the home for your family and friends. As you enter the home, you will be greeted with a wonderful oversized covered patio with an extra-wide ramp. The home has a large open living room with upgraded windows, allowing in that beautiful Southern California sunshine. Perfect for accommodating family gatherings. Newer laminate wood flooring flows through the home. The two bedrooms are on each end of the home. The Master bedroom includes a spacious walk-in closet and a large private bathroom. The 2nd bedroom and full bath are located on the opposite end of the home. The 2nd bedroom is very spacious and has two closets. This bedroom is full of potential and ready for your personal touches! The kitchen, living, and formal dining areas are in the center of the home. The dining room is next to the kitchen with a built-in china hutch offering ample storage with cabinets, drawers, and shelves. The laundry room is conveniently located inside the home. This community offers many amenities: 2 swimming pools, jacuzzi, sauna, gym, computer room, volleyball court, billiard room, library, full basketball court, soccer field, RV parking, and 24/7 security. Easy to access to the 60 and 10 freeways. Land lease amount is $1,623/mo.

18. 2022-05-23
    status Pending Sale 1737-char remark

    Show marketing remark (1737 chars)

    Welcome to Covina Hills Mobile Home Community! This charming and spacious 2 bed, 2 bath manufactured home offers more than 1,400 sqft of living space and a 5,000+ sqft lot with large storage shed, covered carport, central air, and one of the largest yards in this community with rose bushes, fruit trees, citrus trees and more. Upon arriving at the property you will notice the exterior of the home was recently painted and is ready to welcome its new owner. Guest parking is conveniently located near the home for your family and friends. As you enter the home, you will be greeted with a wonderful oversized covered patio with an extra-wide ramp. The home has a large open living room with upgraded windows, allowing in that beautiful Southern California sunshine. Perfect for accommodating family gatherings. Newer laminate wood flooring flows through the home. The two bedrooms are on each end of the home. The Master bedroom includes a spacious walk-in closet and a large private bathroom. The 2nd bedroom and full bath are located on the opposite end of the home. The 2nd bedroom is very spacious and has two closets. This bedroom is full of potential and ready for your personal touches! The kitchen, living, and formal dining areas are in the center of the home. The dining room is next to the kitchen with a built-in china hutch offering ample storage with cabinets, drawers, and shelves. The laundry room is conveniently located inside the home. This community offers many amenities: 2 swimming pools, jacuzzi, sauna, gym, computer room, volleyball court, billiard room, library, full basketball court, soccer field, RV parking, and 24/7 security. Easy to access to the 60 and 10 freeways. Land lease amount is $1,623/mo.

19. 2022-04-06
    historical Active Under Contract 1737-char remark

    Show marketing remark (1737 chars)

    Welcome to Covina Hills Mobile Home Community! This charming and spacious 2 bed, 2 bath manufactured home offers more than 1,400 sqft of living space and a 5,000+ sqft lot with large storage shed, covered carport, central air, and one of the largest yards in this community with rose bushes, fruit trees, citrus trees and more. Upon arriving at the property you will notice the exterior of the home was recently painted and is ready to welcome its new owner. Guest parking is conveniently located near the home for your family and friends. As you enter the home, you will be greeted with a wonderful oversized covered patio with an extra-wide ramp. The home has a large open living room with upgraded windows, allowing in that beautiful Southern California sunshine. Perfect for accommodating family gatherings. Newer laminate wood flooring flows through the home. The two bedrooms are on each end of the home. The Master bedroom includes a spacious walk-in closet and a large private bathroom. The 2nd bedroom and full bath are located on the opposite end of the home. The 2nd bedroom is very spacious and has two closets. This bedroom is full of potential and ready for your personal touches! The kitchen, living, and formal dining areas are in the center of the home. The dining room is next to the kitchen with a built-in china hutch offering ample storage with cabinets, drawers, and shelves. The laundry room is conveniently located inside the home. This community offers many amenities: 2 swimming pools, jacuzzi, sauna, gym, computer room, volleyball court, billiard room, library, full basketball court, soccer field, RV parking, and 24/7 security. Easy to access to the 60 and 10 freeways. Land lease amount is $1,623/mo.

20. 2022-03-08
    status Active 1737-char remark

    Show marketing remark (1737 chars)

    Welcome to Covina Hills Mobile Home Community! This charming and spacious 2 bed, 2 bath manufactured home offers more than 1,400 sqft of living space and a 5,000+ sqft lot with large storage shed, covered carport, central air, and one of the largest yards in this community with rose bushes, fruit trees, citrus trees and more. Upon arriving at the property you will notice the exterior of the home was recently painted and is ready to welcome its new owner. Guest parking is conveniently located near the home for your family and friends. As you enter the home, you will be greeted with a wonderful oversized covered patio with an extra-wide ramp. The home has a large open living room with upgraded windows, allowing in that beautiful Southern California sunshine. Perfect for accommodating family gatherings. Newer laminate wood flooring flows through the home. The two bedrooms are on each end of the home. The Master bedroom includes a spacious walk-in closet and a large private bathroom. The 2nd bedroom and full bath are located on the opposite end of the home. The 2nd bedroom is very spacious and has two closets. This bedroom is full of potential and ready for your personal touches! The kitchen, living, and formal dining areas are in the center of the home. The dining room is next to the kitchen with a built-in china hutch offering ample storage with cabinets, drawers, and shelves. The laundry room is conveniently located inside the home. This community offers many amenities: 2 swimming pools, jacuzzi, sauna, gym, computer room, volleyball court, billiard room, library, full basketball court, soccer field, RV parking, and 24/7 security. Easy to access to the 60 and 10 freeways. Land lease amount is $1,623/mo.

21. 2022-03-08
    price $134,999 1737-char remark

    Show marketing remark (1737 chars)

    Welcome to Covina Hills Mobile Home Community! This charming and spacious 2 bed, 2 bath manufactured home offers more than 1,400 sqft of living space and a 5,000+ sqft lot with large storage shed, covered carport, central air, and one of the largest yards in this community with rose bushes, fruit trees, citrus trees and more. Upon arriving at the property you will notice the exterior of the home was recently painted and is ready to welcome its new owner. Guest parking is conveniently located near the home for your family and friends. As you enter the home, you will be greeted with a wonderful oversized covered patio with an extra-wide ramp. The home has a large open living room with upgraded windows, allowing in that beautiful Southern California sunshine. Perfect for accommodating family gatherings. Newer laminate wood flooring flows through the home. The two bedrooms are on each end of the home. The Master bedroom includes a spacious walk-in closet and a large private bathroom. The 2nd bedroom and full bath are located on the opposite end of the home. The 2nd bedroom is very spacious and has two closets. This bedroom is full of potential and ready for your personal touches! The kitchen, living, and formal dining areas are in the center of the home. The dining room is next to the kitchen with a built-in china hutch offering ample storage with cabinets, drawers, and shelves. The laundry room is conveniently located inside the home. This community offers many amenities: 2 swimming pools, jacuzzi, sauna, gym, computer room, volleyball court, billiard room, library, full basketball court, soccer field, RV parking, and 24/7 security. Easy to access to the 60 and 10 freeways. Land lease amount is $1,623/mo.

22. 2021-11-30
    status Active 1737-char remark

    Show marketing remark (1737 chars)

    Welcome to Covina Hills Mobile Home Community! This charming and spacious 2 bed, 2 bath manufactured home offers more than 1,400 sqft of living space and a 5,000+ sqft lot with large storage shed, covered carport, central air, and one of the largest yards in this community with rose bushes, fruit trees, citrus trees and more. Upon arriving at the property you will notice the exterior of the home was recently painted and is ready to welcome its new owner. Guest parking is conveniently located near the home for your family and friends. As you enter the home, you will be greeted with a wonderful oversized covered patio with an extra-wide ramp. The home has a large open living room with upgraded windows, allowing in that beautiful Southern California sunshine. Perfect for accommodating family gatherings. Newer laminate wood flooring flows through the home. The two bedrooms are on each end of the home. The Master bedroom includes a spacious walk-in closet and a large private bathroom. The 2nd bedroom and full bath are located on the opposite end of the home. The 2nd bedroom is very spacious and has two closets. This bedroom is full of potential and ready for your personal touches! The kitchen, living, and formal dining areas are in the center of the home. The dining room is next to the kitchen with a built-in china hutch offering ample storage with cabinets, drawers, and shelves. The laundry room is conveniently located inside the home. This community offers many amenities: 2 swimming pools, jacuzzi, sauna, gym, computer room, volleyball court, billiard room, library, full basketball court, soccer field, RV parking, and 24/7 security. Easy to access to the 60 and 10 freeways. Land lease amount is $1,623/mo.

23. 2021-11-22
    historical Active Under Contract 1737-char remark

    Show marketing remark (1737 chars)

    Welcome to Covina Hills Mobile Home Community! This charming and spacious 2 bed, 2 bath manufactured home offers more than 1,400 sqft of living space and a 5,000+ sqft lot with large storage shed, covered carport, central air, and one of the largest yards in this community with rose bushes, fruit trees, citrus trees and more. Upon arriving at the property you will notice the exterior of the home was recently painted and is ready to welcome its new owner. Guest parking is conveniently located near the home for your family and friends. As you enter the home, you will be greeted with a wonderful oversized covered patio with an extra-wide ramp. The home has a large open living room with upgraded windows, allowing in that beautiful Southern California sunshine. Perfect for accommodating family gatherings. Newer laminate wood flooring flows through the home. The two bedrooms are on each end of the home. The Master bedroom includes a spacious walk-in closet and a large private bathroom. The 2nd bedroom and full bath are located on the opposite end of the home. The 2nd bedroom is very spacious and has two closets. This bedroom is full of potential and ready for your personal touches! The kitchen, living, and formal dining areas are in the center of the home. The dining room is next to the kitchen with a built-in china hutch offering ample storage with cabinets, drawers, and shelves. The laundry room is conveniently located inside the home. This community offers many amenities: 2 swimming pools, jacuzzi, sauna, gym, computer room, volleyball court, billiard room, library, full basketball court, soccer field, RV parking, and 24/7 security. Easy to access to the 60 and 10 freeways. Land lease amount is $1,623/mo.

24. 2021-10-25
    listed $150,000 Active 1737-char remark

    Show marketing remark (1737 chars)

    Welcome to Covina Hills Mobile Home Community! This charming and spacious 2 bed, 2 bath manufactured home offers more than 1,400 sqft of living space and a 5,000+ sqft lot with large storage shed, covered carport, central air, and one of the largest yards in this community with rose bushes, fruit trees, citrus trees and more. Upon arriving at the property you will notice the exterior of the home was recently painted and is ready to welcome its new owner. Guest parking is conveniently located near the home for your family and friends. As you enter the home, you will be greeted with a wonderful oversized covered patio with an extra-wide ramp. The home has a large open living room with upgraded windows, allowing in that beautiful Southern California sunshine. Perfect for accommodating family gatherings. Newer laminate wood flooring flows through the home. The two bedrooms are on each end of the home. The Master bedroom includes a spacious walk-in closet and a large private bathroom. The 2nd bedroom and full bath are located on the opposite end of the home. The 2nd bedroom is very spacious and has two closets. This bedroom is full of potential and ready for your personal touches! The kitchen, living, and formal dining areas are in the center of the home. The dining room is next to the kitchen with a built-in china hutch offering ample storage with cabinets, drawers, and shelves. The laundry room is conveniently located inside the home. This community offers many amenities: 2 swimming pools, jacuzzi, sauna, gym, computer room, volleyball court, billiard room, library, full basketball court, soccer field, RV parking, and 24/7 security. Easy to access to the 60 and 10 freeways. Land lease amount is $1,623/mo.

25. 2021-10-25
    historical $150,000 1737-char remark

    Show marketing remark (1737 chars)

    Welcome to Covina Hills Mobile Home Community! This charming and spacious 2 bed, 2 bath manufactured home offers more than 1,400 sqft of living space and a 5,000+ sqft lot with large storage shed, covered carport, central air, and one of the largest yards in this community with rose bushes, fruit trees, citrus trees and more. Upon arriving at the property you will notice the exterior of the home was recently painted and is ready to welcome its new owner. Guest parking is conveniently located near the home for your family and friends. As you enter the home, you will be greeted with a wonderful oversized covered patio with an extra-wide ramp. The home has a large open living room with upgraded windows, allowing in that beautiful Southern California sunshine. Perfect for accommodating family gatherings. Newer laminate wood flooring flows through the home. The two bedrooms are on each end of the home. The Master bedroom includes a spacious walk-in closet and a large private bathroom. The 2nd bedroom and full bath are located on the opposite end of the home. The 2nd bedroom is very spacious and has two closets. This bedroom is full of potential and ready for your personal touches! The kitchen, living, and formal dining areas are in the center of the home. The dining room is next to the kitchen with a built-in china hutch offering ample storage with cabinets, drawers, and shelves. The laundry room is conveniently located inside the home. This community offers many amenities: 2 swimming pools, jacuzzi, sauna, gym, computer room, volleyball court, billiard room, library, full basketball court, soccer field, RV parking, and 24/7 security. Easy to access to the 60 and 10 freeways. Land lease amount is $1,623/mo.

ⓘ 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: $694 · $58/mo
• Projected year-2 tax: $1,512 · $126/mo
• Expected delta: +$819/yr (+$68/mo · 118.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,517
• − Mortgage interest: −$11,147
• − Property taxes: −$694
• − Insurance: −$995
• − Repairs & maintenance: −$2,761
• − Management: −$2,761
• − Depreciation: −$5,789
• Taxable income: $10,370
• Est. tax owed @ 24.0%: −$2,489
• After-tax cash flow: $10,568/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 None rehab

This well-maintained and updated manufactured home in Covina Hills Mobile Home Community is move-in ready with a spacious layout and modern amenities.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — refreshes exterior and interior
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — refreshes exterior and interior ↑
• Both landscaping — 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: Rowland Unified
• NCES district ID: 0633750
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 62% ▲ 11.00%
• Median HH income: $63,667
• Composite: 44.83/100
• National rank: #2733
• State rank: #134 of 517 in CA

Livability — South San Jose Hills

• Score: 63/100
• State rank: #449
• US rank: #15206

Category grades

Amenities F Commute A+ Cost of living F Crime F Employment A- Housing A Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South San Jose Hills, CA
• County: Los Angeles County · 9,444,647 people
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 76,942
• Household income: $93,557
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1299.0

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: Predominantly Hispanic (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 18% Asian 14% White 4% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 69%
• Foreign-born: 39% · Canada, China, Vietnam
• Languages at home: 26% English-only · Spanish 62% Chinese 6% Tagalog/Filipino 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: ▼ -953.57%
• Current HPI: 447.0241
• Rent YoY: ▲ 13.19%
• 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

+40.0% since first listed

10 events — show timeline

• 2026-04-12 Listed $210,000 TheMLS
• 2022-06-13 Sold (MLS) $140,000 CRMLS
• 2022-05-23 Pending — CRMLS
• 2022-04-06 Contingent — CRMLS
• 2022-03-08 Relisted — CRMLS
• 2022-03-08 Price Changed $134,999 CRMLS
• 2021-11-30 Relisted — CRMLS
• 2021-11-22 Contingent — CRMLS
• 2021-10-25 Listed $150,000 CRMLS
• 2021-10-25 Coming Soon $150,000 CRMLS

Property tax history

+124.9%/yr

Latest (2025): $694 · +124.9% YoY. Source: county tax records.