1560 S Otterbein Ave #87 · Rowland Heights, CA 91748

$206,000

3 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 4 Days on market

Manufactured home Built 2000 Est $176k · 17% 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
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * Beautiful Manufactured Home, Built in 2002, 3 bedrooms, 2 bathrooms, 3 cars parking space, Inside laundry room includes washer and dryer ( No Warranty). The lovely kitchen is open to the dining area, upgraded granite countop with ranch, oven, and China exhaust fan, The refrigerator includes ( no warranty). . The move -in condition is excellent with newer wood flooring. Dual panel window throughout the house. Central air and heating. Bright, airy and open floor plan with high ceilling, Bathrooms were upgraded with granite counertops. * * * Community pool, clubhouse and guest parking. Low space rent included trash and sewer paid. This park is in a convenient location, walking distance to school, close to shoping , supermarkets, parks, and public transport. Easy access to freeways 60, 57, and 605.

Key facts

• Open floor plan
• Community clubhouse
• Swimming pool

Tags

• INDOOR LAUNDRY
• DOUBLE GLAZED WINDOWS
• CENTRAL AIR CONDITIONING
• OPEN FLOOR PLAN
• COMMUNITY CLUBHOUSE
• SWIMMING POOL

Property features AI

Finance

• Other: Manager approval required; Pets allowed — contact manager
• Financial info: Land lease: $1,098.90
• HOA & community: Park name: Hi-Lea Village; Community pool (association); Street lighting; Land lease (monthly amount applies); Rent includes association dues, trash, and pool

Exterior

• Parking: Attached carport with space for 3 vehicles
• Utilities: Public sewer; District/Public water
• Home design: Mobile home (20' x 52'); Mobile home remains; Entry level: 1
• Construction: Wood construction; Composition roof; Pier jacks foundation; Wood skirting
• Exterior features: Awning; Patio; Back yard; One shed

Interior

• Kitchen: Garbage disposal; Refrigerator
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating
• Interior features: Ceiling fan; Front door entry
• Laundry & utility: Dedicated laundry room; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $206k.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $206k).
• Cap rate 11.0% vs local median 2.6% in Rowland Heights — 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 50/100 on livability (#1,123 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A; Watch: crime C-, amenities F, commute F.
• Rowland Unified (suburban): math 40% / reading 62% proficiency, ranked #134 of 517 in CA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Jellick Elementary (382 students, 82% FRL); Alvarado Intermediate (648 students, 73% FRL); John A. Rowland High (math 49% / reading 68%, grade C, #223 of 1,170 statewide, top 19%, 2,025 students, 67% FRL) — zoned schools average 74% FRL vs 56% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.3%/yr); 102 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 37% of the median local income ($83k/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 $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 + 8.0% rent growth), your $58k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 16y 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 $179k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.24% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.91%
• DSCR: 1.75
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $175,760
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1560 S Otterbein Ave #6	0.00mi	3/2.0	1,152 (+11%)	18mo	$195,000	$169	67
1441 S Paseo Real #202	0.51mi	2/1.0 (-1)	1,056 (+2%)	12mo	$190,000	$180	55
1441 Paso Real Ave #198	0.56mi	2/2.0 (-1)	1,152 (+11%)	2mo	$85,000	$74	50

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.55×
• Total profit: $31,843
• Equity at exit: $30,715

10-year hold

• IRR: 25.3%
• Equity multiple: 3.70×
• Total profit: $155,634
• Equity at exit: $17,811

Cash invested: $57,680 (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 91748

• Rents YoY: 10.3%
• Active inventory: 102
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,561 high
• Mortgage (P&I): −$1,080
• Tax from tax record: −$44 /mo · $531/yr
• Insurance: −$86
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $813

Break-even live

Break-even rent $1,532

Max offer price $206,000

Occupancy floor 63%

Sensitivity live

Price	-10% $930	-5% $871	+0% $813	+5% $755	+10% $696
Rent	-10% $611	-5% $712	+0% $813	+5% $914	+10% $1,015
Rate	-1.0pp $917	-0.5pp $865	base $813	+0.5pp $760	+1.0pp $705

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: $51,500
• Closing costs: $6,180
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19231 Tranbarger St Rowland Heights, CA	3.0	2.0	1170	$3,200	$2.74	46d	1	0.11mi
1316 Raleo Ave Rowland Heights, CA	4.0	2.0	1200	$5,000	$4.17	17d	1	0.25mi
19050 Colima Rd Rowland Heights, CA	1.0–2.0	1.0–2.0	833	$2,595	$3.12	24d	2	0.31mi
19319 Pilario St Rowland Heights, CA	4.0	2.0	1480	$3,750	$2.53	46d	1	0.35mi
Searls Dr Unit A Rowland Heights, CA	2.0	1.0	750	$2,600	$3.47	46d	1	0.52mi
1809 Paso Real Ave Rowland Heights, CA	4.0	2.0	1259	$3,500	$2.78	26d	1	0.62mi
1620 Greenport Ave Rowland Heights, CA	4.0	2.0	1313	$3,550	$2.70	0d	1	0.65mi
18600 Colima Rd Rowland Heights, CA	1.0–2.0	1.0	657	$2,335	$3.55	3d	17	0.80mi
2143 Arcdale Ave Rowland Heights, CA	3.0	2.0	1386	$3,500	$2.53	26d	1	0.83mi
2240 Electra Ave Rowland Heights, CA	3.0	2.0	1256	$3,200	$2.55	20d	1	0.83mi
18567 Colima Rd Rowland Heights, CA	1.0–2.0	1.0–2.0	845	$2,400	$2.84	5d	26	0.86mi
2847 Valley Blvd West Covina, CA	1.0–2.0	1.0	879	$3,040	$3.46	0d	7	0.87mi
18617 Trot Ave Rowland Heights, CA	3.0	2.0	1251	$3,350	$2.68	20d	1	0.89mi
2243 Otterbein Ave Rowland Heights, CA	3.0	2.0	1286	$3,600	$2.80	46d	1	0.89mi
2817 E Valley Blvd West Covina, CA	3.0	2.0	1050	$3,100	$2.95	46d	1	0.90mi
1808 Santa Ysabela Dr Rowland Heights, CA	4.0	2.0	1175	$3,500	$2.98	23d	1	0.93mi
1439 S Jellick Ave Unit B Rowland Heights, CA	2.0	1.5	1049	$2,300	$2.19	7d	1	0.99mi
2601 E Valley Blvd West Covina, CA	1.0–2.0	1.0–2.0	925	$2,650	$2.86	9d	3	1.03mi
18417 Santar St Rowland Heights, CA	4.0	2.0	1142	$3,300	$2.89	19d	1	1.08mi
18658 Mescalero St Rowland Heights, CA	3.0	2.0	1352	$3,800	$2.81	24d	1	1.08mi
18573 Farjardo St Rowland Heights, CA	3.0	2.0	1300	$3,750	$2.88	46d	1	1.14mi
2415 Los Padres Dr Rowland Heights, CA	3.0	2.0	1120	$3,300	$2.95	19d	1	1.30mi
18626 Barroso St Rowland Heights, CA	3.0	2.0	1446	$3,890	$2.69	5d	1	1.30mi
18247 Via Calma #3 Rowland Heights, CA	2.0	1.0	836	$1,995	$2.39	9d	1	1.35mi
1940 Fullerton Rd Rowland Heights, CA	1.0–2.0	1.0	775	$2,265	$2.92	46d	1	1.35mi

Listing history 5 events

1. 2026-06-22
   days on market $206,000 Active 4 DOM
2. 2026-06-22
   remarks 699-char remark
3. 2026-06-21
   days on market $206,000 Active 3 DOM
4. 2026-06-18
   remarks 583-char remark
5. 2026-06-18
   listed $206,000 Active 1 DOM

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $531 · $44/mo
• Projected year-2 tax: $1,566 · $130/mo
• Expected delta: +$1,034/yr (+$86/mo · 194.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,735
• − Mortgage interest: −$11,539
• − Property taxes: −$531
• − Insurance: −$1,030
• − Repairs & maintenance: −$2,459
• − Management: −$2,459
• − Depreciation: −$5,993
• Taxable income: $6,724
• Est. tax owed @ 24.0%: −$1,614
• After-tax cash flow: $8,142/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: Rowland Unified
• NCES district ID: 0633750
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 62% ▲ 11.00%
• Median HH income: $63,667
• Composite: 44.83/100
• National rank: #2733
• State rank: #134 of 517 in CA

Livability — Rowland Heights

• Score: 50/100
• State rank: #1123
• US rank: #25637

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rowland Heights, CA
• County: Los Angeles County · 9,444,647 people
• City population: 42,463
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 42,463
• Household income: $83,428
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1440.0

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: Majority Asian (59%)
• Race & ethnicity: Asian 59% Hispanic / Latino 31% Two or more races 6% White 6% Black 1%
• Hispanic origin (detail): Mexican 25%
• Foreign-born: 55% · China, Canada, South Korea
• Languages at home: 25% English-only · Chinese 37% Spanish 22% Tagalog/Filipino 5%

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: ▼ -754.24%
• Current HPI: 364.5923
• Rent YoY: ▲ 10.27%
• 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

+161.4% since first listed

20 events — show timeline

• 2026-06-18 Listed $206,000 CRMLS
• 2025-07-02 Listing Removed — CRMLS
• 2025-05-23 Relisted — CRMLS
• 2025-05-21 Listed $238,800 CRMLS
• 2023-06-28 Sold (MLS) $179,000 CRMLS
• 2023-06-09 Pending — CRMLS
• 2023-06-09 Relisted — CRMLS
• 2023-05-26 Listed $189,000 CRMLS
• 2011-03-18 Listing Removed — CRMLS
• 2011-03-18 Price Changed $56,800 CRMLS
• 2011-03-01 Price Changed $49,900 CRMLS
• 2011-01-25 Relisted — CRMLS
• 2011-01-04 Pending — CRMLS
• 2010-12-12 Relisted — CRMLS
• 2010-12-07 Pending — CRMLS
• 2010-12-05 Listed $58,000 CRMLS
• 2010-12-01 Listing Removed — CRMLS
• 2010-10-08 Price Changed $68,900 CRMLS
• 2010-07-12 Price Changed $76,800 CRMLS
• 2010-06-03 Listed $78,800 CRMLS

Property tax history

+5.6%/yr

Latest (2025): $531 · +5.6% YoY. Source: county tax records.