15325 Orange Ave Unit B-29 · Paramount, CA 90723

$139,000

3 bd · 1.0 ba · 720 sqft · Manufactured · 125 Days on market

Manufactured home Built 1964 Fair condition Garage $193/sqft · 20% below area Est $173k · 20% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +3.2/5.0
• Appreciation +2.5/10.0
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• Schools +1.8/10.0
• Manufactured-home adj. -6.1

Listing remarks

Great potential and comfortable living in an all ages community park. Built in 1964, this 2-bedroom, 1-bath home features approximately 720 sq. ft. of living space with a bright and open layout. The spacious kitchen flows seamlessly into the living and dining areas, creating an inviting atmosphere perfect for everyday living and entertaining. The property also offers ample parking space for multiple vehicles. Conveniently located near shopping, dining, and local amenities, this is a wonderful opportunity to make it your own. The home also includes an additional small bonus room that can be utilized as a small bedroom, office, or extra storage space to fit your needs.

Key facts

• Spacious kitchen
• 2 garage spots
• Built 1964

Tags

• SPACIOUS KITCHEN
• BRIGHT AND OPEN LAYOUT
• ADDITIONAL SMALL BONUS ROOM
• COMMUNITY PUBLIC LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $139k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 3.1% in Paramount — 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 64/100 on livability (#432 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: schools D, crime F, amenities F.
• Paramount Unified (suburban): math 15% / reading 34% proficiency, ranked #416 of 517 in CA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.0%/yr); 70 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 36d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 33% of the median local income ($75k/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 $961 of loan paydown is wiped out by about $4k 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 + 0.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.48% ✓
• Cap rate: 12.01%
• Cash-on-cash: 20.41%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $173,000
• List price: $139,000
• Delta: -19.65%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15325 Orange Ave Unit F16	0.01mi	2/2.0 (-1)	800 (+11%)	12mo	$170,000	$213	62
16002 S Atlantic Ave Unit C35	0.91mi	2/1.0 (-1)	660 (-8%)	13mo	$85,000	$129	35
16600 Orange Ave #124	0.74mi	2/1.0 (-1)	840 (+17%)	3mo	$173,000	$206	33
16002 S Atlantic Blvd Unit F2	0.87mi	3/1.0	650 (-10%)	24mo	$82,000	$126	29
16707 Garfield Ave #1414	0.91mi	2/1.0 (-1)	586 (-19%)	13mo	$83,000	$142	24

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.35×
• Total profit: $13,657
• Equity at exit: $20,725

10-year hold

• IRR: 15.8%
• Equity multiple: 2.11×
• Total profit: $43,054
• Equity at exit: $12,018

Cash invested: $38,920 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 1 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $169,950 ($200/sqft)
• Median days on market: 130 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +20.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 90723

• Rents YoY: -1.0%
• Active inventory: 70
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,054 high
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $662

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 63%

Sensitivity live

Price	-10% $758	-5% $710	+0% $662	+5% $614	+10% $566
Rent	-10% $500	-5% $581	+0% $662	+5% $743	+10% $824
Rate	-1.0pp $732	-0.5pp $697	base $662	+0.5pp $626	+1.0pp $589

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: $34,750
• Closing costs: $4,170
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14409 Gundry Ave Paramount, CA	2.0	1.0	475	$1,975	$4.16	84d	1	0.60mi
7029 Orange Ave Long Beach, CA	2.0	1.0	700	$2,519	$3.60	139d	1	0.79mi
7029 Orange Ave Unit 10 Long Beach, CA	2.0	1.0	700	$2,519	$3.60	36d	1	0.79mi
15514 S White Ave East Compton, CA	2.0	1.0	725	$2,800	$3.86	5d	1	0.99mi
15512 S White Ave Unit 15514 Compton, CA	2.0	1.0	725	$2,850	$3.93	26d	1	0.99mi
1214 S Atlantic Dr Compton, CA	2.0	1.0	741	$2,300	$3.10	26d	1	1.01mi
15327 S Butler Ave Unit 15327 Compton, CA	2.0	1.0	750	$2,700	$3.60	5d	1	1.12mi
15327 S Butler Ave Compton, CA	2.0	1.0	716	$2,850	$3.98	76d	1	1.12mi
6769 Cherry Ave Long Beach, CA	2.0	1.0	650	$1,695	$2.61	47d	1	1.23mi

Property features AI

Finance

• Other: Living area sourced from public recordsLot characterized as over 40 units per acre
• HOA & community: Land lease community (Orange Ave Mobilhome Park)Monthly land lease of $1,300 (seller provided amount)Rent includes trash and water

Exterior

• Parking: Assigned parkingTwo covered garage spacesTwo additional uncovered spaces (four total parking spaces)
• Security: Manager approval required
• Utilities: Public sewerDistrict/public water
• Home design: Single-level mobile homeMobile home model ABI9978Mobile home remains on siteMobile dimensions approximately 12 ft wide by 60 ft longOne story
• Construction: Year built information sourced from public records
• Exterior features: No poolStreet lighting in the community

Interior

• Kitchen: Formica counters
• Bathrooms: One full bathroomShowerLow-flow shower and toilet
• Interior features: Open floor planStorage spaceBlinds on windowsEntry on the first levelOne-level living
• Laundry & utility: Inside laundry areaLaundry room

Listing history 50 events

1. 2026-09-23
   days on market $139,000 Active 125 DOM
2. 2026-09-22
   days on market $139,000 Active 124 DOM
3. 2026-09-21
   days on market $139,000 Active 123 DOM
4. 2026-09-20
   days on market $139,000 Active 122 DOM
5. 2026-09-19
   days on market $139,000 Active 121 DOM
6. 2026-09-18
   days on market $139,000 Active 120 DOM
7. 2026-09-17
   days on market $139,000 Active 119 DOM
8. 2026-09-16
   days on market $139,000 Active 118 DOM
9. 2026-09-15
   days on market $139,000 Active 117 DOM
10. 2026-09-14
    days on market $139,000 Active 116 DOM
11. 2026-09-13
    days on market $139,000 Active 115 DOM
12. 2026-09-12
    days on market $139,000 Active 114 DOM
13. 2026-09-11
    days on market $139,000 Active 113 DOM
14. 2026-09-05
    days on market $139,000 Active 107 DOM
15. 2026-09-04
    days on market $139,000 Active 106 DOM
16. 2026-09-02
    days on market $139,000 Active 104 DOM
17. 2026-08-31
    days on market $139,000 Active 102 DOM
18. 2026-08-29
    days on market $139,000 Active 100 DOM
19. 2026-08-28
    days on market $139,000 Active 99 DOM
20. 2026-08-27
    days on market $139,000 Active 98 DOM
21. 2026-08-26
    days on market $139,000 Active 97 DOM
22. 2026-08-25
    days on market $139,000 Active 96 DOM
23. 2026-08-24
    days on market $139,000 Active 95 DOM
24. 2026-08-23
    days on market $139,000 Active 94 DOM
25. 2026-08-22
    days on market $139,000 Active 93 DOM
26. 2026-08-21
    days on market $139,000 Active 92 DOM
27. 2026-08-20
    days on market $139,000 Active 91 DOM
28. 2026-08-19
    days on market $139,000 Active 90 DOM
29. 2026-08-18
    days on market $139,000 Active 89 DOM
30. 2026-08-17
    days on market $139,000 Active 88 DOM
31. 2026-08-16
    days on market $139,000 Active 87 DOM
32. 2026-08-15
    days on market $139,000 Active 86 DOM
33. 2026-08-14
    days on market $139,000 Active 85 DOM
34. 2026-08-13
    days on market $139,000 Active 84 DOM
35. 2026-08-12
    days on market $139,000 Active 83 DOM
36. 2026-08-11
    days on market $139,000 Active 82 DOM
37. 2026-08-10
    days on market $139,000 Active 81 DOM
38. 2026-08-09
    days on market $139,000 Active 80 DOM
39. 2026-08-08
    days on market $139,000 Active 79 DOM
40. 2026-08-06
    days on market $139,000 Active 77 DOM
41. 2026-08-05
    days on market $139,000 Active 76 DOM
42. 2026-08-04
    days on market $139,000 Active 75 DOM
43. 2026-08-03
    days on market $139,000 Active 74 DOM
44. 2026-07-31
    days on market $139,000 Active 71 DOM
45. 2026-07-30
    days on market $139,000 Active 70 DOM
46. 2026-07-30
    days on market $139,000 Active 69 DOM
47. 2026-07-28
    days on market $139,000 Active 68 DOM
48. 2026-07-26
    days on market $139,000 Active 66 DOM
49. 2026-07-24
    days on market $139,000 Active 64 DOM
50. 2026-07-23
    days on market $139,000 Active 63 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 5/10 Major FEMA zone X · 14% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥90°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,648
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − Depreciation: −$4,044
• Taxable income: $6,095
• Est. tax owed @ 24.0%: −$1,463
• After-tax cash flow: $6,482/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 · 1 photo

Fair 45/100 Moderate rehab Est. rehab $18,000–$32,400 screening

This manufactured home requires significant repairs and maintenance to improve its condition and value. Potential buyers should be aware of the extensive work needed to bring it up to current standards.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — Age suggests potential leaks
• Major flooring — Age suggests wear and tear
• Major interior walls/paint — Age suggests wear and tear
• Major windows — Age suggests potential issues
• Major foundation/structure — Age suggests potential issues
• Major HVAC/mechanicals — Age suggests potential issues
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Both paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both repair and replace siding — New siding improves curb appeal and structural integrity ↑
• Both repair and replace roof — New roof prevents leaks and extends home life ↑
• Both repair and replace flooring — New flooring improves comfort and aesthetics ↑
• Both repair and replace windows — New windows improve energy efficiency and curb appeal ↑
• Both repair and replace HVAC/mechanicals — New HVAC improves comfort and energy efficiency ↑
• Both landscaping and curb appeal — Trimmed landscaping enhances curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 18/100

Zoned Schools

Elementary Mark Keppel F CA #1,322/1,571 Nat'l #34,815/41,679

Schools (NCES district)

• District: Paramount Unified
• NCES district ID: 0629850
• Math proficiency: 15% ▼ -14.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $46,631
• Composite: 21.25/100
• National rank: #8398
• State rank: #416 of 517 in CA

C Composite livability gradescore 64/100

Livability — Paramount

• Score: 64/100
• State rank: #432
• US rank: #14664

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paramount, CA
• County: Los Angeles County · 10,940,515 people
• City population: 52,050
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 52,050
• Household income: $75,250
• Rent vs Own: 57.0% rent · 43.0% own
• Severe rent burden: 18% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 26% Black 9% White 4% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 71%
• Foreign-born: 36% · Canada
• Languages at home: 29% English-only · Spanish 67% Tagalog/Filipino 1% Other Asian/Pacific 1%

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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: ▼ -459.80%
• Current HPI: 478.1981
• Rent YoY: ▼ -0.99%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

Property features AI

Finance

• Other: Living area sourced from public recordsLot characterized as over 40 units per acre
• HOA & community: Land lease community (Orange Ave Mobilhome Park)Monthly land lease of $1,300 (seller provided amount)Rent includes trash and water

Exterior

• Parking: Assigned parkingTwo covered garage spacesTwo additional uncovered spaces (four total parking spaces)
• Security: Manager approval required
• Utilities: Public sewerDistrict/public water
• Home design: Single-level mobile homeMobile home model ABI9978Mobile home remains on siteMobile dimensions approximately 12 ft wide by 60 ft longOne story
• Construction: Year built information sourced from public records
• Exterior features: No poolStreet lighting in the community

Interior

• Kitchen: Formica counters
• Bathrooms: One full bathroomShowerLow-flow shower and toilet
• Interior features: Open floor planStorage spaceBlinds on windowsEntry on the first levelOne-level living
• Laundry & utility: Inside laundry areaLaundry room

Price history

1 event — show timeline

• 2026-05-21 Listed $139,000 CRMLS