Friendly Village West Covina MH Community: mobile home park in West Covina, California
Unofficial page — independent directory built from the California state registry, updated August 2026.
Run this park? Correct anything on this page free — no card, no account.
A 157-space mobile home park in West Covina, CA. West Covina caps space-rent increases, currently "100% CPI, 5-9% Cap". Everyday shopping is within a couple of miles.
100% of homes in the area report broadband at 100/20 Mbps or faster — one less worry for remote work. Flood risk looks favorable here: the park sits in zone X, clear of FEMA's special hazard designation. 157 spaces — big enough that billing by spreadsheet starts to show its cracks.
- Size
- 157 spaces · 86th largest of 556 in Los Angeles County (median 50)
- Size vs the state
- Larger than about 83% of California's registered parks
- Rent increases
- 100% CPI, 5-9% Cap (West Covina ordinance) · read it
- Rent nearby
- 2-bedroom fair market rent $2,601/mo (HUD FY 2026)
- Flood zone
- N/A — outside the mapped floodplain
- Wildfire risk
- Among the highest-risk counties in the U.S. (USFS, county-wide)
- Tornadoes
- 50 recorded in Los Angeles County since 1950, strongest F2 (NOAA)
- Nearest
- Grocery 0.8 mi · pharmacy 0.7 mi · clinic 2.3 mi
- School & ER
- Hollingworth Elementary 0.4 mi · Emanate Health Inter-Community Hospital (ER) 6 mi
- Internet
- 100% of homes at 100/20 Mbps · fiber 58% · gigabit 59%
- Neighborhood
- Median rent $2,199/mo · median income $96,000 · 2% mobile homes
Distances are straight-line, so the drive is longer. Internet and neighborhood figures describe the surrounding town — and the rent benchmark, wildfire rank, and tornado count the wider county — not this park’s own lots. The fair market rent is apartment-style rent (HUD’s area benchmark), not this park’s lot rent. Rent limits are not legal advice.
Looking for the office number? Their Google Maps listing may have it →
Worth knowing
West Covina sits about 8 miles southwest of Pomona (about 150,000 people). 117 other registered parks lie within about 10 miles.
For residents
- Water billing: if your park submeters water, California bills it at the utility's rate with combined service and admin fees capped (AB 604) — no markup on the water itself. Check the math free with the water submeter calculator, or read the California water-billing guide.
- Paying rent: ask the park office how they take payment. Parks that run on Lot Sidekick hand residents clear, itemized rent and water bills.
- Thinking about moving here? What to ask a park before you rent a lot, and what lot rent covers and how it goes up.
Common questions
How many spaces does Friendly Village West Covina MH Community have?
Friendly Village West Covina MH Community has 157 total spaces per the California park registry (as of August 24, 2026).
Is this Friendly Village West Covina MH Community's official website or phone number?
No. This is Friendly Village West Covina MH Community's page in the Lot Sidekick park directory, built from the state registry. We're independent of the park and can't take messages for it. The park office hasn't added a public contact here yet; if you own the park, claiming the page (free) lets you add one.
Where is Friendly Village West Covina MH Community?
3033 E Valley Blvd, West Covina, California 91792, in Los Angeles County.
How much is lot rent at Friendly Village West Covina MH Community?
Friendly Village West Covina MH Community doesn't publish its lot rent anywhere we could find, and we won't guess at a figure. Call the park office to ask. For scale: HUD's FY 2026 fair market rent for a 2-bedroom rental around Los Angeles County is $2,601/mo — that's apartment-style rent for the area, and lot rent (the ground under a home you own) usually runs well below it. If you run this park, you can add your real lot rent to this page for free.
How much can lot rent go up at Friendly Village West Covina MH Community?
California has no statewide cap on space-rent increases, but the Mobilehome Residency Law requires 90 days' written notice (Civil Code §798.30), and many California cities add local rent-stabilization ordinances — check your city before assuming there's no cap. On top of that, West Covina has its own mobilehome space-rent stabilization ordinance, whose stated limit is "100% CPI, 5-9% Cap". The city's ordinance text is the authority — confirm the current figure with them.
Nearby parks in Los Angeles County
| Park | Distance | Spaces |
|---|---|---|
| Hi Lea Village Mobile Home Park | ~0.9 mi | 188 |
| Rowland Heights Mobile Estates | ~1.1 mi | 327 |
| Rancho la Seda | ~1.1 mi | 104 |
| Walnut Creek Mobile Estates | ~1.6 mi | 147 |
| Rancho la Puente | ~1.6 mi | 97 |
Free tools
- Park value & profitability estimator: what a 157-space park earns and what it's worth, at the cap rate you pick.
- Rent increase calculator: the 2026 California cap applied to a 157-space park.
- RUBS calculator: split one master-meter water bill across 157 lots so the pennies add up exactly.
- Water submeter calculator: two meter reads in, an at-cost tenant bill out.
- Notice generator: a clean, printable rent-increase notice with the dates filled in.
- Rent receipt generator: a printable receipt for a cash, check, or money-order payment — two copies to a sheet.
- Prorated rent calculator: the exact first-month charge when someone moves in mid-cycle.
Registry record
| State registry ID | 4397 |
|---|---|
| Registered with | The California Department of Housing and Community Development |
| Listed as | FRIENDLY VILLAGE WEST COVINA MH COMMUNITY |
Data from official state registry that may be out of date.
Source: California Department of Housing and Community Development, Permit to Operate registry (gis.hcd.ca.gov), as of August 24, 2026. Counts come from the state's registry and can lag real life. See something out of date? Tell us, or claim the page.
https://lotsidekick.com/parks/california/los-angeles/friendly-village-west-covina-mh-community