Friendly Village West Covina MH Community: mobile home park in West Covina, California
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.
- Size
- 157 spaces · 87th largest of 566 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
- Flood zone
- N/A — outside the mapped floodplain
- Nearest
- Grocery 0.8 mi · pharmacy 0.7 mi · clinic 2.3 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, not this park’s own lots. 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). 118 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.
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 July 22, 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. 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
- Hi Lea Village Mobile Home Park · Rowland Heights · 188 spaces
- Rancho la Seda · South San Jose Hills · 104 spaces
- Rowland Heights Mobile Estates · Rowland Heights · 327 spaces
- Walnut Creek Mobile Estates · Diamond Bar · 147 spaces
- Rancho la Puente · South San Jose Hills · 97 spaces
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.
- 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 mobilehome parks registry (gis.hcd.ca.gov), as of July 22, 2026. Counts come from the state's registry and can lag real life. See something out of date? Tell us, or claim the page.