1765 Puente #33 · Baldwin Park, CA 91706

$215,000

3 bd · 2.0 ba · 1,260 sqft · Manufactured public records · 6 Days on market

Built 2002 Est $156k · 38% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clean custom built 3 bedrooms and 2 full baths built in 2002. double wide unit. Central air and heat, front porch with open space living room, . Huge size kitchen and dining area. Has wood cabinets, laminate countertop . has it own laundry area. Bedroom with French doors with large oval tub . Has two car carport. The backyard has mature fruits trees. and added shed storage. Community amenities: Clubhouse, Pool, Billiard tables , community laundry, with pool area.

Key facts

• Long cement driveway
• Indoor laundry
• Community pool

Tags

• FOUNTAIN BLUE MOBILE HOME PARK
• OPEN AND SPACIOUS KITCHEN
• INDOOR LAUNDRY
• LONG CEMENT DRIVEWAY
• TRANSFERABLE WARRANTY
• SPARKLING SWIMMING POOL

Property features AI

Finance

• Other: Located within Fountain Blue Mobile Home Park; Directions: Exit Puente off the 10 freeway, head south and enter The Fountain Blue Mobile Home Park
• Financial info: Land lease: $1,400
• HOA & community: Part of an association with pool amenity; Community features: Urban

Exterior

• Parking: Located in the Fountain Blue mobile home park
• Utilities: Public sewer; Other water source
• Home design: Single-story mobile home; Model 7041; Mobile home remains on site
• Construction: Year built per assessor; Double body type (multi-section mobile)
• Exterior features: In-ground, fenced community pool (association); Located on a cul-de-sac; Level/flat lot

Interior

• Bathrooms: One full bathroom; One 3/4 bathroom
• Interior features: Entry on the main level
• Laundry & utility: Inside laundry in a dedicated room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k.

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 $215k).
• Cap rate 12.9% vs local median 2.8% in Baldwin Park — 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 66/100 on livability (#357 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment B+; Watch: crime C-, schools D-, cost of living F.
• Baldwin Park Unified (suburban): math 20% / reading 37% proficiency, ranked #359 of 517 in CA (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 53 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $3,378/mo this rent would consume 50% of the median local household income ($81k/yr) (locally 1946% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 + 3.0% rent growth), your $60k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $155k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood 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 $215,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.57% ✓
• Cap rate: 12.89%
• Cash-on-cash: 23.58%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $156,240
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1661 Puente Ave #88	0.12mi	3/3.0	1,368 (+9%)	21mo	$170,000	$124	59
1661 Puente Ave #88	0.15mi	3/3.0	1,368 (+9%)	21mo	$170,000	$124	57

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 1.60×
• Total profit: $36,352
• Equity at exit: $32,057

10-year hold

• IRR: 23.8%
• Equity multiple: 3.05×
• Total profit: $123,579
• Equity at exit: $18,589

Cash invested: $60,200 (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 91706

• Active inventory: 53
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $3,378 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $1,116

Break-even live

Break-even rent $1,965

Max offer price $215,000

Occupancy floor 62%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3234 Vineland Ave Unit A Baldwin Park, CA	3.0	2.0	1200	$3,300	$2.75	24d	1	0.32mi
1435 S Ardilla Ave West Covina, CA	3.0	2.0	1507	$3,500	$2.32	24d	1	0.33mi
3245 Stichman Ave Baldwin Park, CA	3.0	2.0	1304	$3,250	$2.49	43d	1	0.38mi
2310 W Ituni St West Covina, CA	3.0	1.5	1201	$3,800	$3.16	18d	1	0.45mi
13725 Kenmore Ave Baldwin Park, CA	3.0	2.0	1200	$2,600	$2.17	43d	1	0.84mi
1043 Stichman Ave La Puente, CA	3.0	2.0	1410	$3,500	$2.48	5d	1	0.84mi
1024 N Orange Blossom Ave La Puente, CA	3.0	2.0	1170	$3,200	$2.74	19d	1	0.95mi
3831 1/4 Bresee Ave Baldwin Park, CA	4.0	2.5	1591	$3,300	$2.07	43d	1	0.96mi
14724 Clydewood St Baldwin Park, CA	3.0	2.0	1254	$3,375	$2.69	43d	1	1.01mi
1501 W Delhaven St West Covina, CA	3.0	2.0	1080	$3,000	$2.78	7d	1	1.11mi
13690 Ramona Pkwy Baldwin Park, CA	3.0	2.5	1504	$3,200	$2.13	43d	1	1.15mi
13268 Ramona Blvd Unit B Baldwin Park, CA	3.0	2.5	1546	$3,600	$2.33	43d	1	1.29mi
14536 Jeremie St Baldwin Park, CA	3.0	2.0	1129	$3,600	$3.19	1d	1	1.29mi
14536 Jeremie St Baldwin Park, CA	3.0	2.0	1129	$3,350	$2.97	24d	1	1.29mi
14536 Jeremie St Unit A Baldwin Park, CA	3.0	2.0	1129	$3,050	$2.70	24d	1	1.29mi
1225 W Glenmere St West Covina, CA	3.0	2.0	1706	$3,300	$1.93	1d	1	1.32mi
1231 W Francisquito Ave Unit 140 West Covina, CA	2.0	2.0	1003	$2,785	$2.78	24d	1	1.33mi
1231 W Francisquito Ave Unit 084 West Covina, CA	2.0	2.0	1003	$2,485	$2.48	24d	1	1.33mi
1812 San Diego St West Covina, CA	2.0	2.5	1195	$2,900	$2.43	43d	1	1.39mi
851 S Sunset Ave West Covina, CA	2.0	1.0	923	$2,686	$2.91	1d	6	1.40mi
1113 W Ituni St West Covina, CA	3.0	2.0	1497	$3,900	$2.61	21d	1	1.47mi

Listing history 6 events

1. 2026-06-18
   days on market $215,000 Active 6 DOM
2. 2026-06-17
   days on market $215,000 Active 5 DOM
3. 2026-06-16
   days on market $215,000 Active 4 DOM
4. 2026-06-15
   days on market $215,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $215,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,536
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,872
• − Repairs & maintenance: −$3,243
• − Management: −$3,243
• − Depreciation: −$6,255
• Taxable income: $10,655
• Est. tax owed @ 24.0%: −$2,557
• After-tax cash flow: $10,839/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: Baldwin Park Unified
• NCES district ID: 0603690
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $53,156
• Composite: 25.2/100
• National rank: #7510
• State rank: #359 of 517 in CA

Livability — Baldwin Park

• Score: 66/100
• State rank: #357
• US rank: #12192

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baldwin Park, CA
• County: Los Angeles County · 9,444,647 people
• City population: 71,082
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 71,082
• Household income: $81,122
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 1946.0

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 (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 24% Asian 22% Native American 3% White 3%
• Hispanic origin (detail): Mexican 63%
• Foreign-born: 44% · Canada, China, Vietnam
• Languages at home: 21% English-only · Spanish 60% Chinese 10% Vietnamese 4%

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: ▼ -1031.00%
• Current HPI: 458.8227
• Rent YoY: —
• 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

+139.2% since first listed

12 events — show timeline

• 2026-06-12 Listed $215,000 CRMLS
• 2025-09-25 Listing Removed — CRMLS
• 2025-04-28 Listed $160,000 CRMLS
• 2025-04-23 Coming Soon — CRMLS
• 2023-05-12 Sold (MLS) $155,000 CRMLS
• 2023-05-08 Pending — CRMLS
• 2023-05-01 Listed $160,000 CRMLS
• 2022-03-08 Pending — CRMLS
• 2022-03-08 Listing Removed — CRMLS
• 2022-03-02 Listed $125,000 CRMLS
• 2020-01-15 Listing Removed — CRMLS
• 2019-09-14 Listed $89,900 CRMLS

Property tax history

+4.5%/yr

Latest (2025): $33,787 · +4.9% YoY. Source: county tax records.