1441 Paso Real Ave #321 · Rowland Heights, CA 91748

$199,990

5 bd · 2.0 ba · 1,344 sqft · Manufactured · 367 Days on market

Built 1974 Fair condition 3,500 sqft lot $149/sqft · 17% above area Est $171k · 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Double Wide Mobil Home Built in 1974, 1344 square feet with 3 bedrooms. 2 bath, The long carport can park 3 cars. Ready to move in. Agent: Please view the Agent's remarks for more valuable info

Key facts

• 3,500 sq ft lot
• Community pool
• Built 1974

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath manufactured listed at $200k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 2.7% 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.
• Market conditions: Rents rising fast (+10.3%/yr); 102 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $4,070/mo this rent would consume 59% of the median local household income ($83k/yr) (locally 1440% 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 + 8.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 367 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $38k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $152k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $175,991 (12.0% below list)

Questions for the listing agent

1. It's been on market 367 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 1974 — 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. 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.
7. 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.
8. 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: 2.04% ✓
• Cap rate: 17.29%
• Cash-on-cash: 39.29%
• DSCR: 2.75
• GRM: 4.1

CMA / ARV

• ARV (median comp): $171,045
• List price: $199,990
• Delta: 16.92%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1441 Paso Real Ave #246	0.08mi	4/3.0 (-1)	1,440 (+7%)	0mo	$210,000	$146	75
1441 S Paso Real Ave #27	0.08mi	4/2.0 (-1)	1,440 (+7%)	6mo	$195,000	$135	75
1441 Paso Real Ave #259	0.08mi	4/2.0 (-1)	1,296 (-4%)	17mo	$190,000	$147	71
1441 Paso Real Ave #195	0.00mi	4/2.0 (-1)	1,224 (-9%)	12mo	$208,000	$170	70
1441 Paso Real Ave #203	0.08mi	4/2.0 (-1)	1,493 (+11%)	4mo	$230,000	$154	70
1441 Paso Real Ave #271	0.17mi	5/4.0	1,440 (+7%)	6mo	$238,000	$165	67
1441 Paso Real Ave #87	0.08mi	4/2.0 (-1)	1,440 (+7%)	17mo	$200,000	$139	65
1441 Paso Real Ave #268	0.08mi	5/4.0	1,440 (+7%)	14mo	$218,000	$151	65
1441 Paso Real Ave #186	0.18mi	4/3.0 (-1)	1,208 (-10%)	6mo	$220,000	$182	61
1441 Paso Real Ave #269	0.08mi	4/3.0 (-1)	1,200 (-11%)	19mo	$160,000	$133	54
1441 Paso Real Ave #3	0.08mi	4/4.0 (-1)	1,511 (+12%)	19mo	$215,000	$142	47
1560 Otterbein Ave #20	0.61mi	4/2.0 (-1)	1,456 (+8%)	16mo	$295,000	$203	40

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: 41.1%
• Equity multiple: 2.89×
• Total profit: $105,937
• Equity at exit: $29,819

10-year hold

• IRR: 49.7%
• Equity multiple: 7.09×
• Total profit: $340,763
• Equity at exit: $17,291

Cash invested: $55,997 (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: 4.1×

Monthly cashflow live

• Estimated rent: $4,070 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$855
• Net cashflow: $1,833

Break-even live

Break-even rent $1,749

Max offer price $199,990

Occupancy floor 50%

Sensitivity live

Price	-10% $1,972	-5% $1,903	+0% $1,833	+5% $1,764	+10% $1,695
Rent	-10% $1,512	-5% $1,673	+0% $1,833	+5% $1,994	+10% $2,155
Rate	-1.0pp $1,934	-0.5pp $1,884	base $1,833	+0.5pp $1,782	+1.0pp $1,729

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: $49,998
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1809 Paso Real Ave Rowland Heights, CA	4.0	2.0	1259	$3,500	$2.78	25d	1	0.28mi
1808 Santa Ysabela Dr Rowland Heights, CA	4.0	2.0	1175	$3,500	$2.98	21d	1	0.33mi
18417 Santar St Rowland Heights, CA	4.0	2.0	1142	$3,300	$2.89	17d	1	0.50mi
1316 Raleo Ave Rowland Heights, CA	4.0	2.0	1200	$5,000	$4.17	16d	1	0.60mi
19319 Pilario St Rowland Heights, CA	4.0	2.0	1480	$3,750	$2.53	44d	1	0.83mi
18448 La Guardia St Rowland Heights, CA	4.0	2.0	1386	$6,900	$4.98	2d	1	1.06mi
19358 Alcona St Rowland Heights, CA	4.0	2.0	1613	$3,950	$2.45	44d	1	1.15mi
19530 Springport Dr Rowland Heights, CA	5.0	2.0	1600	$3,499	$2.19	44d	1	1.15mi
1862 Hollandale Ave Rowland Heights, CA	4.0	2.0	1588	$4,250	$2.68	17d	1	1.16mi
4037 S Ellesford Ave West Covina, CA	4.0	2.0	1790	$4,195	$2.34	2d	1	1.21mi
19307 Oakview Ln Rowland Heights, CA	4.0	2.0	1789	$3,850	$2.15	44d	1	1.24mi

Listing history 23 events

1. 2026-06-18
   days on market $199,990 Active 367 DOM
2. 2026-06-17
   remarks 258-char remark
3. 2026-06-17
   days on market $199,990 Active 366 DOM
4. 2026-06-16
   days on market $199,990 Active 365 DOM
5. 2026-06-15
   days on market $199,990 Active 364 DOM
6. 2026-06-13
   days on market $199,990 Active 362 DOM
7. 2026-06-13
   remarks 244-char remark
8. 2026-06-13
   days on market $199,990 Active 361 DOM
9. 2026-06-09
   days on market $199,990 Active 358 DOM
10. 2026-06-08
    days on market $199,990 Active 357 DOM
11. 2026-06-07
    days on market $199,990 Active 356 DOM
12. 2026-06-04
    days on market $199,990 Active 353 DOM
13. 2026-06-03
    days on market $199,990 Active 352 DOM
14. 2026-06-02
    days on market $199,990 Active 351 DOM
15. 2026-06-01
    days on market $199,990 Active 350 DOM
16. 2026-05-31
    days on market $199,990 Active 349 DOM
17. 2026-05-08
    price $199,990 193-char remark

    Show marketing remark (193 chars)

    Double Wide Mobil Home Built in 1974, 1344 square feet with 3 bedrooms. 2 bath, The long carport can park 3 cars. Ready to move in. Agent: Please view the Agent's remarks for more valuable info

18. 2026-04-25
    price $208,000 193-char remark

    Show marketing remark (193 chars)

    Double Wide Mobil Home Built in 1974, 1344 square feet with 3 bedrooms. 2 bath, The long carport can park 3 cars. Ready to move in. Agent: Please view the Agent's remarks for more valuable info

19. 2025-06-25
    price $220,000 193-char remark

    Show marketing remark (193 chars)

    Double Wide Mobil Home Built in 1974, 1344 square feet with 3 bedrooms. 2 bath, The long carport can park 3 cars. Ready to move in. Agent: Please view the Agent's remarks for more valuable info

20. 2025-06-16
    listed $238,000 Active 193-char remark

    Show marketing remark (193 chars)

    Double Wide Mobil Home Built in 1974, 1344 square feet with 3 bedrooms. 2 bath, The long carport can park 3 cars. Ready to move in. Agent: Please view the Agent's remarks for more valuable info

21. 2022-11-29
    soldstatus $152,000 Closed Sale 756-char remark

    Show marketing remark (756 chars)

    * * * Beautiful, well maintained home with move in condition * * * Very bright, clean, airy, open and spacious floor plan with lots of windows and natural light passing through. Quality custom curtains throughout the house. Individual laundry. Good sized great room, formal dining area with built in cabinets. Cozy master bedroom with mirrored wardrobe. Lovely kitchen with breakfast bar, lots of cabinets built in, entertaining is a very lovely place to sit in the kitchen area. Huge porch. Easy maintenance private side yard. Perfect location in front of community pool and guest parking. Nice Park has a clubhouse with free WiFi. Walking distance to markets, schools, bus lines, post office and shops etc. Easy access to Highways 60, 57 and 605.

22. 2022-10-14
    status Pending Sale 756-char remark

    Show marketing remark (756 chars)

    * * * Beautiful, well maintained home with move in condition * * * Very bright, clean, airy, open and spacious floor plan with lots of windows and natural light passing through. Quality custom curtains throughout the house. Individual laundry. Good sized great room, formal dining area with built in cabinets. Cozy master bedroom with mirrored wardrobe. Lovely kitchen with breakfast bar, lots of cabinets built in, entertaining is a very lovely place to sit in the kitchen area. Huge porch. Easy maintenance private side yard. Perfect location in front of community pool and guest parking. Nice Park has a clubhouse with free WiFi. Walking distance to markets, schools, bus lines, post office and shops etc. Easy access to Highways 60, 57 and 605.

23. 2022-09-29
    listed $159,900 Active 756-char remark

    Show marketing remark (756 chars)

    * * * Beautiful, well maintained home with move in condition * * * Very bright, clean, airy, open and spacious floor plan with lots of windows and natural light passing through. Quality custom curtains throughout the house. Individual laundry. Good sized great room, formal dining area with built in cabinets. Cozy master bedroom with mirrored wardrobe. Lovely kitchen with breakfast bar, lots of cabinets built in, entertaining is a very lovely place to sit in the kitchen area. Huge porch. Easy maintenance private side yard. Perfect location in front of community pool and guest parking. Nice Park has a clubhouse with free WiFi. Walking distance to markets, schools, bus lines, post office and shops etc. Easy access to Highways 60, 57 and 605.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 21 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: $48,843
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,907
• − Management: −$3,907
• − Depreciation: −$5,818
• Taxable income: $20,008
• Est. tax owed @ 24.0%: −$4,802
• After-tax cash flow: $17,199/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 · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations to update the kitchen and bathrooms, paint interior walls, replace worn flooring, repair/replace windows, and service the HVAC system. These updates will significantly increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — dated and worn
• Major bathroom fixtures — dated and worn
• Major bathroom flooring — dated and worn
• Major kitchen appliances — dated and worn

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing kitchen will appeal to buyers and renters
• Both update bathrooms with new fixtures and flooring — modernizing bathrooms will appeal to buyers and renters
• Both paint interior walls — fresh paint will improve curb appeal and interior aesthetics
• Both replace worn flooring — new flooring will improve interior aesthetics and functionality
• Both repair/replace windows — new windows will improve energy efficiency and curb appeal
• Both service HVAC system — a functioning HVAC system will improve comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
bathroom flooring · dated and worn	Major	$15,000–50,000
kitchen appliances · dated and worn	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing kitchen will appeal to buyers and renters ↑
• Both update bathrooms with new fixtures and flooring — modernizing bathrooms will appeal to buyers and renters ↑
• Both paint interior walls — fresh paint will improve curb appeal and interior aesthetics ↑
• Both replace worn flooring — new flooring will improve interior aesthetics and functionality ↑
• Both repair/replace windows — new windows will improve energy efficiency and curb appeal ↑
• Both service HVAC system — a functioning HVAC system will improve comfort and energy efficiency ↑

ⓘ 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: 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

+25.1% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $199,990 CRMLS
• 2026-04-25 Price Changed $208,000 CRMLS
• 2025-06-25 Price Changed $220,000 CRMLS
• 2025-06-16 Listed $238,000 CRMLS
• 2022-11-29 Sold (MLS) $152,000 CRMLS
• 2022-10-14 Pending — CRMLS
• 2022-09-29 Listed $159,900 CRMLS