10550 Dunlap Crossing Rd #162 · West Whittier-Los Nietos, CA 90606

$237,900

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 20 Days on market

Built 1972 Fair condition Est $239k · at est.

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.7/15.0
• 1% rule +5.8/10.0
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

"A Total Upgrade Inside" Located in the quiet senior community of Whittier Mobile Country Club is this spacious 1972 home for sale. There are window awnings to offer additional privacy and protect your windows. This home offers 2 bedrooms 2 bathrooms and a very spacious open floor plan. Home includes a nice laundry area complete with new washer and dryer. The kitchen is complete with a new refrigerator and new stove. There is a large island with lots of space to spread out those great party foods. Here are the upgrades that have been done over the last two years. : thought out he home new insulation, new copper piping, new electrical with new electrical panel in the guest bedroom,

Key facts

• Laundry area
• Large island
• New electrical

Tags

• LAUNDRY AREA
• LARGE ISLAND
• NEW INSULATION
• NEW COPPER PIPING
• NEW ELECTRICAL
• NEW ELECTRICAL PANEL

Property features AI

Finance

• Other: Paved road frontage with access via city streets; Lot is level with the street; Park directions available
• Financial info: Monthly land lease payment
• HOA & community: Senior community; Whittier Mobile Country Club park; Community features include golf course and street lighting; Manager approval required for park residency; Pets allowed with breed restrictions

Exterior

• Parking: Attached carport; 2 uncovered parking spaces (2 total spaces)
• Utilities: Standard electric; Natural gas connected; Public/district water; Public sewer; Electricity connected; Sewer connected
• Home design: Single-story; Mobile home (Balboa model, 24 x 48) — mobile home remains; Entry at level 1
• Construction: Year built per public records
• Exterior features: Community pool; Shed

Interior

• Kitchen: Remodeled kitchen; Gas oven; Garbage disposal; Water heater unit
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating; Central cooling
• Interior features: Front entry; Copper full plumbing; Carbon monoxide detector(s); Fire and smoke detection system; Remodeled interior bathroom(s) with shower
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $238k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $238k).
• Recommended offer: $234k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.8% in West Whittier-Los Nietos — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Whittier Union High (suburban): math 42% / reading 65% proficiency, ranked #111 of 517 in CA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 34 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 31% of the median local income ($100k/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 $2k of loan paydown is wiped out by about $7k 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 $67k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($234k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,331 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.08% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.09%
• DSCR: 1.49
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $239,040
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10550 Dunlap Crossing Rd #55	0.01mi	2/2.0	1,040 (+8%)	6mo	$259,000	$249	80
10550 Dunlap Crossing Rd #83	0.14mi	2/2.0	960 (0%)	16mo	$165,000	$172	80

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $565
• Equity at exit: $35,472

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $50,562
• Equity at exit: $20,569

Cash invested: $66,612 (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 90606

• Active inventory: 34
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,561 high
• Mortgage (P&I): −$1,248
• Tax from tax record: −$60 /mo · $724/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $616

Break-even live

Break-even rent $1,781

Max offer price $237,900

Occupancy floor 71%

Sensitivity live

Price	-10% $750	-5% $683	+0% $616	+5% $548	+10% $481
Rent	-10% $414	-5% $515	+0% $616	+5% $717	+10% $818
Rate	-1.0pp $736	-0.5pp $676	base $616	+0.5pp $554	+1.0pp $491

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: $59,475
• Closing costs: $7,137
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7411 Norwalk Blvd Whittier, CA	2.0	2.0	995	$2,500	$2.51	25d	1	0.24mi
7901 Duchess Dr Whittier, CA	1.0	1.0	650	$1,895	$2.92	0d	1	0.66mi
8028 Boer Ave Unit 03 Whittier, CA	1.0	1.0	725	$1,850	$2.55	0d	1	0.78mi
8121 Broadway Ave Whittier, CA	1.0–3.0	1.0–2.0	779	$2,504	$3.21	0d	9	0.85mi
9050 Carron Dr Pico Rivera, CA	1.0	1.0	623	$2,439	$3.91	5d	7	1.14mi
7032 Bonnie Vale Pl Pico Rivera, CA	2.0	1.0	550	$2,400	$4.36	23d	1	1.16mi
10509 El Rancho Dr Whittier, CA	3.0	1.0	960	$900	$0.94	25d	1	1.21mi
7806 Wellsford Ave Whittier, CA	2.0	1.0	912	$3,299	$3.62	12d	1	1.25mi
4928 Durfee Ave Pico Rivera, CA	2.0	2.0	1000	$2,695	$2.69	0d	2	1.30mi
11918 Greyford St Unit 4 Whittier, CA	2.0	1.0	800	$2,050	$2.56	21d	1	1.32mi
10726 Orange Grv Unit 21 Whittier, CA	2.0	1.0	1000	$2,100	$2.10	23d	1	1.33mi
10733 Orange Grv Unit 33-03 Whittier, CA	3.0	1.5	1100	$2,795	$2.54	21d	1	1.36mi
5593 Pioneer Blvd #18 Whittier, CA	2.0	1.5	880	$2,650	$3.01	8d	1	1.38mi
7820 Farmland Ave Pico Rivera, CA	3.0	1.0	800	$3,295	$4.12	6d	1	1.44mi
10717 Shire Pl Apt 6 Whittier, CA	2.0	2.0	980	$2,750	$2.81	25d	1	1.46mi
7320 Rosemead Blvd Pico Rivera, CA	2.0	2.0	883	$2,650	$3.00	20d	3	1.47mi

Listing history 14 events

1. 2026-06-21
   days on market $237,900 Active 20 DOM
2. 2026-06-18
   days on market $237,900 Active 17 DOM
3. 2026-06-17
   days on market $237,900 Active 16 DOM
4. 2026-06-16
   days on market $237,900 Active 15 DOM
5. 2026-06-15
   days on market $237,900 Active 14 DOM
6. 2026-06-13
   days on market $237,900 Active 12 DOM
7. 2026-06-13
   days on market $237,900 Active 11 DOM
8. 2026-06-09
   days on market $237,900 Active 8 DOM
9. 2026-06-08
   days on market $237,900 Active 7 DOM
10. 2026-06-07
    days on market $237,900 Active 6 DOM
11. 2026-06-04
    days on market $237,900 Active 3 DOM
12. 2026-06-03
    days on market $237,900 Active 2 DOM
13. 2026-06-02
    remarks 689-char remark
14. 2026-06-02
    listed $237,900 Active 1 DOM

ⓘ 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: $724 · $60/mo
• Projected year-2 tax: $1,808 · $151/mo
• Expected delta: +$1,084/yr (+$90/mo · 149.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 6 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,727
• − Mortgage interest: −$13,326
• − Property taxes: −$724
• − Insurance: −$1,190
• − Repairs & maintenance: −$2,458
• − Management: −$2,458
• − Depreciation: −$6,921
• Taxable income: $3,650
• Est. tax owed @ 24.0%: −$876
• After-tax cash flow: $6,514/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 · 3 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include the exterior siding, flooring, and interior walls. Upgrades such as painting and landscaping can significantly enhance its appeal and marketability.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major flooring — Worn carpet
• Major interior walls/paint — Painted walls need touch-up

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Rental Replace carpet — Improves comfort and reduces maintenance
• Both Landscaping — Enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
interior walls/paint · Painted walls need touch-up	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Rental Replace carpet — Improves comfort and reduces maintenance ↑
• 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: Whittier Union High
• NCES district ID: 0642480
• Math proficiency: 42% ▲ 9.00%
• Reading proficiency: 65% ▲ 7.00%
• Median HH income: $66,675
• Composite: 47.19/100
• National rank: #2321
• State rank: #111 of 517 in CA

Livability — West Whittier-Los Nietos

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: West Whittier-Los Nietos, CA
• County: Los Angeles County · 9,444,647 people
• City population: 31,881
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 32,057
• Household income: $100,428
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 556.0

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 17% White 8% Asian 5% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 24% · Canada, South Korea, Vietnam
• Languages at home: 41% English-only · Spanish 55% Tagalog/Filipino 2% Korean 1%

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: ▼ -973.24%
• Current HPI: 428.5874
• 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

1 event — show timeline

• 2026-06-01 Listed $237,900 CRMLS