901 6th Ave #417 · Hacienda Heights, CA 91745

$170,000

4 bd · 2.0 ba · 1,488 sqft · Manufactured public records · 42 Days on market

Built 1972 $114/sqft · 12% below area Est $186k · 9% 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 +11.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +2.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 4-bedroom, 2-bath home offering 1,440 sq ft of living space in desirable Hacienda Heights. This property presents a great opportunity for first-time buyers, investors, or anyone looking to add their personal touch. Spacious layout with strong potential to customize and enhance. Home needs TLC but offers excellent upside value and endless possibilities. Conveniently located near shopping, dining, schools, and freeway access.

Key facts

• 3 parking spots
• Community pool
• Built 1972

Property features AI

Finance

• Other: Parcel number on record: 8206034017
• Financial info: Park/land lease community — manager approval required
• HOA & community: Monthly land lease of $1,475 (park-managed)

Exterior

• Parking: 3 carport spaces (3 total parking spaces)
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile/manufactured home; Mobile home dimensions approximately 24' x 60'; Mobile home remains on site
• Construction: Year built: per builder; Total of 1 story
• Exterior features: Community pool; Dog park and neighborhood park access; Located in a park community (Wildwood)

Interior

• Bedrooms: Entry level: 1
• Bathrooms: 2 full bathrooms
• Interior features: One-level home; Ground-level entry
• Laundry & utility: Laundry in an individual room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.3% vs local median 2.2% in Hacienda 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 57/100 on livability (#732 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, commute A; Watch: crime C-, amenities F, cost of living F.
• Hacienda La Puente Unified (suburban): math 41% / reading 55% proficiency, ranked #443 of 1,400 in CA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.0%/yr); 124 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 41% of the median local income ($109k/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 $5k 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 + 1.0% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wildfire 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 $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 2.22% ✓
• Cap rate: 20.30%
• Cash-on-cash: 50.02%
• DSCR: 3.23
• GRM: 3.8

CMA / ARV

• ARV (median comp): $186,500
• List price: $170,000
• Delta: -8.85%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 South 6th #89	0.13mi	4/2.0	1,450 (-3%)	12mo	$164,000	$113	80
901 6th #235	0.00mi	3/2.0 (-1)	1,368 (-8%)	3mo	$285,000	$208	79
901 S 6th Ave #238	0.31mi	3/2.0 (-1)	1,440 (-3%)	5mo	$269,900	$187	71
901 S 6th Ave #265	0.00mi	3/2.0 (-1)	1,272 (-14%)	1mo	$185,000	$145	70
901 6th Ave #45	0.31mi	4/3.0	1,464 (-2%)	12mo	$221,000	$151	69
901 S 6th Ave, Space 262	0.00mi	3/2.0 (-1)	1,620 (+9%)	15mo	$238,000	$147	68
901 S 6th Ave Spc 206	0.00mi	3/2.0 (-1)	1,392 (-6%)	23mo	$233,000	$167	65
901 6th Ave #404	0.00mi	3/2.0 (-1)	1,300 (-13%)	21mo	$220,000	$169	56

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 · 1.02% rent growth · sell at horizon

5-year hold

• IRR: 45.6%
• Equity multiple: 2.92×
• Total profit: $91,388
• Equity at exit: $25,348

10-year hold

• IRR: 50.6%
• Equity multiple: 5.47×
• Total profit: $212,999
• Equity at exit: $14,698

Cash invested: $47,600 (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 91745

• Rents YoY: 1.0%
• Active inventory: 124
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $3,775 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$36 /mo · $427/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$793
• Net cashflow: $1,984

Break-even live

Break-even rent $1,263

Max offer price $170,000

Occupancy floor 42%

Sensitivity live

Price	-10% $2,080	-5% $2,032	+0% $1,984	+5% $1,936	+10% $1,888
Rent	-10% $1,686	-5% $1,835	+0% $1,984	+5% $2,133	+10% $2,282
Rate	-1.0pp $2,070	-0.5pp $2,027	base $1,984	+0.5pp $1,940	+1.0pp $1,895

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1024 Bunbury Dr Whittier, CA	4.0	2.0	1414	$1,500	$1.06	4d	1	0.92mi
1842 Whittier Woods Cir Whittier, CA	4.0	2.0	1587	$2,800	$1.76	23d	1	1.34mi

Listing history 19 events

1. 2026-06-21
   days on market $170,000 Active 42 DOM
2. 2026-06-18
   days on market $170,000 Active 39 DOM
3. 2026-06-17
   days on market $170,000 Active 38 DOM
4. 2026-06-16
   days on market $170,000 Active 37 DOM
5. 2026-06-15
   days on market $170,000 Active 36 DOM
6. 2026-06-13
   days on market $170,000 Active 34 DOM
7. 2026-06-09
   days on market $170,000 Active 30 DOM
8. 2026-06-08
   days on market $170,000 Active 29 DOM
9. 2026-06-07
   days on market $170,000 Active 28 DOM
10. 2026-06-04
    days on market $170,000 Active 25 DOM
11. 2026-06-03
    days on market $170,000 Active 24 DOM
12. 2026-06-02
    days on market $170,000 Active 23 DOM
13. 2026-06-01
    days on market $170,000 Active 22 DOM
14. 2026-05-31
    days on market $170,000 Active 21 DOM
15. 2026-05-09
    listed $170,000 Active 436-char remark
16. 2014-05-21
    historical
17. 2013-10-28
    listed $24,900 Active
18. 2013-10-28
    historical
19. 2013-09-05
    listed $25,000 Active

ⓘ 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: $427 · $36/mo
• Projected year-2 tax: $1,292 · $108/mo
• Expected delta: +$865/yr (+$72/mo · 202.7%)

ⓘ 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 (unshaded) · 26% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 21 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: $45,295
• − Mortgage interest: −$9,523
• − Property taxes: −$427
• − Insurance: −$850
• − Repairs & maintenance: −$3,624
• − Management: −$3,624
• − Depreciation: −$4,945
• Taxable income: $22,303
• Est. tax owed @ 24.0%: −$5,353
• After-tax cash flow: $18,455/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: Hacienda La Puente Unified
• NCES district ID: 0616325
• Math proficiency: 41% ▲ 2.00%
• Reading proficiency: 55% ▲ 3.00%
• Median HH income: $67,275
• Composite: 44.85/100
• National rank: #5921
• State rank: #443 of 1400 in CA

Livability — Hacienda Heights

• Score: 57/100
• State rank: #732
• US rank: #21583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hacienda Heights, CA
• County: Los Angeles County · 9,444,647 people
• City population: 54,351
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 54,351
• Household income: $109,183
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 907.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Hispanic / Latino 43% Asian 41% White 12% Two or more races 12%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 40% · China, Canada, Vietnam
• Languages at home: 37% English-only · Spanish 28% Chinese 25% Other Asian/Pacific 3%

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: ▼ -795.07%
• Current HPI: 415.3057
• Rent YoY: ▲ 1.02%
• 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

+580.0% since first listed

5 events — show timeline

• 2026-05-09 Listed $170,000 CRMLS
• 2014-05-21 Listing Removed — CRMLS
• 2013-10-28 Listed $24,900 CRMLS
• 2013-10-28 Listing Removed — CRMLS
• 2013-09-05 Listed $25,000 CRMLS

Property tax history

+7.5%/yr

Latest (2025): $427 · +7.5% YoY. Source: county tax records.