1441 Paso Real Ave #326 · Rowland Heights, CA 91748

$238,000

4 bd · 3.0 ba · 1,440 sqft · Manufactured public records · 202 Days on market

Built 1974 3,500 sqft lot $165/sqft · 17% above area Est $203k · 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 +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Double wide Mobil Home, Built in 1974, 1440 sq. ft. (60x24) 4 Bedrooms 3 full Bathrooms,

Key facts

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

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $238k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $238k).
• Recommended offer: $209k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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.
• Market conditions: Rents rising fast (+10.3%/yr); 104 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $3,809/mo this rent would consume 55% 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 $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 + 8.0% rent growth), your $67k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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 $70k; list at $238k implies a 240% gain — meaningful room to come down on a strong offer.

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 $209,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.60% ✓
• Cap rate: 14.36%
• Cash-on-cash: 28.81%
• DSCR: 2.28
• GRM: 5.2

CMA / ARV

• ARV (median comp): $203,446
• List price: $238,000
• Delta: 16.98%
• 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	0.00mi	4/3.0	1,440 (0%)	0mo	$210,000	$146	100
1441 S Paso Real Ave #27	0.00mi	4/2.0	1,440 (0%)	6mo	$195,000	$135	91
1441 Paso Real Ave #327	0.00mi	3/2.0 (-1)	1,440 (0%)	1mo	$200,000	$139	90
1441 Paso Real Ave #203	0.00mi	4/2.0	1,493 (+4%)	4mo	$230,000	$154	87
1441 Paso Real Ave #255	0.00mi	3/2.0 (-1)	1,440 (0%)	8mo	$193,000	$134	85
1441 Paso Real Ave #119	0.00mi	3/2.0 (-1)	1,392 (-3%)	4mo	$220,000	$158	82
1441 Paso Real Ave #271	0.09mi	5/4.0 (+1)	1,440 (0%)	6mo	$238,000	$165	82
1441 Paso Real Ave #184	0.09mi	3/2.0 (-1)	1,493 (+4%)	9mo	$285,470	$191	73
1560 S Otterbein Ave #58	0.56mi	3/3.0 (-1)	1,440 (0%)	8mo	$345,000	$240	62
1560 Otterbein Ave #12	0.56mi	3/2.0 (-1)	1,414 (-2%)	4mo	$365,000	$258	58
1560 S Otterbein Ave #113	0.56mi	3/2.0 (-1)	1,568 (+9%)	4mo	$308,000	$196	47
1560 S Otterbein #138 Ave #138	0.56mi	3/2.0 (-1)	1,320 (-8%)	10mo	$300,000	$227	43

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: 28.3%
• Equity multiple: 2.25×
• Total profit: $83,391
• Equity at exit: $35,487

10-year hold

• IRR: 38.4%
• Equity multiple: 5.43×
• Total profit: $295,117
• Equity at exit: $20,578

Cash invested: $66,640 (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: 104
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $3,809 high
• Mortgage (P&I): −$1,248
• Tax from tax record: −$62 /mo · $744/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$800
• Net cashflow: $1,600

Break-even live

Break-even rent $1,784

Max offer price $238,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,735	-5% $1,667	+0% $1,600	+5% $1,533	+10% $1,465
Rent	-10% $1,299	-5% $1,450	+0% $1,600	+5% $1,751	+10% $1,901
Rate	-1.0pp $1,720	-0.5pp $1,661	base $1,600	+0.5pp $1,538	+1.0pp $1,476

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: $59,500
• Closing costs: $7,140
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18617 Trot Ave Rowland Heights, CA	3.0	2.0	1251	$3,350	$2.68	19d	1	0.33mi
1809 Paso Real Ave Rowland Heights, CA	4.0	2.0	1259	$3,500	$2.78	26d	1	0.33mi
1808 Santa Ysabela Dr Rowland Heights, CA	4.0	2.0	1175	$3,500	$2.98	22d	1	0.41mi
1316 Raleo Ave Rowland Heights, CA	4.0	2.0	1200	$5,000	$4.17	16d	1	0.52mi
18417 Santar St Rowland Heights, CA	4.0	2.0	1142	$3,300	$2.89	18d	1	0.52mi
19231 Tranbarger St Rowland Heights, CA	3.0	2.0	1170	$3,200	$2.74	45d	1	0.62mi
18573 Farjardo St Rowland Heights, CA	3.0	2.0	1300	$3,750	$2.88	45d	1	0.74mi
18658 Mescalero St Rowland Heights, CA	3.0	2.0	1352	$3,800	$2.81	23d	1	0.78mi
19319 Pilario St Rowland Heights, CA	4.0	2.0	1480	$3,750	$2.53	45d	1	0.80mi
2240 Electra Ave Rowland Heights, CA	3.0	2.0	1256	$3,200	$2.55	19d	1	0.99mi
2415 Los Padres Dr Rowland Heights, CA	3.0	2.0	1120	$3,300	$2.95	18d	1	1.00mi
2243 Otterbein Ave Rowland Heights, CA	3.0	2.0	1286	$3,600	$2.80	45d	1	1.01mi
18626 Barroso St Rowland Heights, CA	3.0	2.0	1446	$3,890	$2.69	4d	1	1.04mi
2817 E Valley Blvd West Covina, CA	3.0	2.0	1050	$3,100	$2.95	45d	1	1.08mi
19530 Springport Dr Rowland Heights, CA	5.0	2.0	1600	$3,499	$2.19	45d	1	1.12mi
4037 S Ellesford Ave West Covina, CA	4.0	2.0	1790	$4,195	$2.34	0d	1	1.13mi
1862 Hollandale Ave Rowland Heights, CA	4.0	2.0	1588	$4,250	$2.68	18d	1	1.13mi
18448 La Guardia St Rowland Heights, CA	4.0	2.0	1386	$6,900	$4.98	0d	1	1.15mi
19358 Alcona St Rowland Heights, CA	4.0	2.0	1613	$3,950	$2.45	45d	1	1.16mi
684 Panorama Ln La Puente, CA	3.0	3.5	1683	$3,600	$2.14	19d	1	1.17mi
684 Panorama Ln La Puente, CA	3.0	3.5	1683	$3,600	$2.14	22d	1	1.17mi
2143 Arcdale Ave Rowland Heights, CA	3.0	2.0	1386	$3,500	$2.53	26d	1	1.20mi
19307 Oakview Ln Rowland Heights, CA	4.0	2.0	1789	$3,850	$2.15	45d	1	1.26mi
2454 Hillman Ln Rowland Heights, CA	3.0	2.5	1506	$3,800	$2.52	45d	1	1.39mi

Listing history 37 events

1. 2026-06-21
   days on market $238,000 Active 202 DOM
2. 2026-06-18
   days on market $238,000 Active 199 DOM
3. 2026-06-17
   days on market $238,000 Active 198 DOM
4. 2026-06-16
   days on market $238,000 Active 197 DOM
5. 2026-06-15
   days on market $238,000 Active 196 DOM
6. 2026-06-13
   days on market $238,000 Active 194 DOM
7. 2026-06-13
   days on market $238,000 Active 193 DOM
8. 2026-06-09
   days on market $238,000 Active 190 DOM
9. 2026-06-08
   days on market $238,000 Active 189 DOM
10. 2026-06-07
    days on market $238,000 Active 188 DOM
11. 2026-06-04
    days on market $238,000 Active 185 DOM
12. 2026-06-03
    days on market $238,000 Active 184 DOM
13. 2026-06-02
    days on market $238,000 Active 183 DOM
14. 2026-06-01
    days on market $238,000 Active 182 DOM
15. 2026-05-31
    days on market $238,000 Active 181 DOM
16. 2025-12-01
    listed $238,000 Active 89-char remark

    Show marketing remark (89 chars)

    Double wide Mobil Home, Built in 1974, 1440 sq. ft. (60x24) 4 Bedrooms 3 full Bathrooms,

17. 2019-05-03
    soldstatus $70,000 Closed Sale 686-char remark

    Show marketing remark (686 chars)

    * * * Excellent Located In The Front Of Entrance * * * Better Than Renting * * * , Original floor plan has 2 Bedrooms (3rd Bedroom Without Permitted), 2 Baths (3rd Bathroom Without Permitted). Wooden Laminated Flooring, Original Kitchen included: Built In Stove, Dishwasher. Individual Laundry Room, Central Air & Heating system, 3 Car Covered Parking Space. Buyers Shall Verity The Conditions for Themselves. Community Pool And Clubhouse, Walking Distance To Markets, Schools, Bus Lines, Post Office & Shops. Easy To Access To Freeway. Quiet And Great Spacious Mobile Home Park located In the heart of Rowland Heights, Nice Condition. * * * Must See * * *

18. 2019-03-20
    status Pending Sale 686-char remark

    Show marketing remark (686 chars)

    * * * Excellent Located In The Front Of Entrance * * * Better Than Renting * * * , Original floor plan has 2 Bedrooms (3rd Bedroom Without Permitted), 2 Baths (3rd Bathroom Without Permitted). Wooden Laminated Flooring, Original Kitchen included: Built In Stove, Dishwasher. Individual Laundry Room, Central Air & Heating system, 3 Car Covered Parking Space. Buyers Shall Verity The Conditions for Themselves. Community Pool And Clubhouse, Walking Distance To Markets, Schools, Bus Lines, Post Office & Shops. Easy To Access To Freeway. Quiet And Great Spacious Mobile Home Park located In the heart of Rowland Heights, Nice Condition. * * * Must See * * *

19. 2019-03-18
    listed $79,900 Active 686-char remark

    Show marketing remark (686 chars)

    * * * Excellent Located In The Front Of Entrance * * * Better Than Renting * * * , Original floor plan has 2 Bedrooms (3rd Bedroom Without Permitted), 2 Baths (3rd Bathroom Without Permitted). Wooden Laminated Flooring, Original Kitchen included: Built In Stove, Dishwasher. Individual Laundry Room, Central Air & Heating system, 3 Car Covered Parking Space. Buyers Shall Verity The Conditions for Themselves. Community Pool And Clubhouse, Walking Distance To Markets, Schools, Bus Lines, Post Office & Shops. Easy To Access To Freeway. Quiet And Great Spacious Mobile Home Park located In the heart of Rowland Heights, Nice Condition. * * * Must See * * *

20. 2019-03-08
    historical
21. 2019-02-24
    price $79,990
22. 2019-01-14
    price $84,800
23. 2018-11-08
    price $89,900
24. 2018-10-15
    price $99,800
25. 2018-10-12
    price $99,900
26. 2018-10-11
    price $103,000
27. 2018-10-09
    price $108,000
28. 2018-09-10
    listed $118,000 Active
29. 2015-06-04
    historical
30. 2015-06-04
    soldstatus $68,000 Closed Sale
31. 2015-05-07
    status Pending Sale
32. 2015-05-05
    listed $70,000 Active
33. 2010-06-27
    historical Hold
34. 2010-05-14
    listed $49,900 Active
35. 2009-06-04
    historical
36. 2009-04-09
    price $52,500
37. 2009-03-03
    listed $59,500

ⓘ 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: $744 · $62/mo
• Projected year-2 tax: $1,809 · $151/mo
• Expected delta: +$1,065/yr (+$89/mo · 143.2%)

ⓘ 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 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: $45,712
• − Mortgage interest: −$13,332
• − Property taxes: −$744
• − Insurance: −$1,190
• − Repairs & maintenance: −$3,657
• − Management: −$3,657
• − Depreciation: −$6,924
• Taxable income: $16,209
• Est. tax owed @ 24.0%: −$3,890
• After-tax cash flow: $15,311/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

+300.0% since first listed

22 events — show timeline

• 2025-12-01 Listed $238,000 CRMLS
• 2019-05-03 Sold (MLS) $70,000 CRMLS
• 2019-03-20 Pending — CRMLS
• 2019-03-18 Listed $79,900 CRMLS
• 2019-03-08 Listing Removed — CRMLS
• 2019-02-24 Price Changed $79,990 CRMLS
• 2019-01-14 Price Changed $84,800 CRMLS
• 2018-11-08 Price Changed $89,900 CRMLS
• 2018-10-15 Price Changed $99,800 CRMLS
• 2018-10-12 Price Changed $99,900 CRMLS
• 2018-10-11 Price Changed $103,000 CRMLS
• 2018-10-09 Price Changed $108,000 CRMLS
• 2018-09-10 Listed $118,000 CRMLS
• 2015-06-04 Listing Removed — CRMLS
• 2015-06-04 Sold (MLS) $68,000 CRMLS
• 2015-05-07 Pending — CRMLS
• 2015-05-05 Listed $70,000 CRMLS
• 2010-06-27 Delisted — CRMLS
• 2010-05-14 Listed $49,900 CRMLS
• 2009-06-04 Listing Removed — CRMLS
• 2009-04-09 Price Changed $52,500 CRMLS
• 2009-03-03 Listed $59,500 CRMLS

Property tax history

+5.8%/yr

Latest (2025): $744 · +5.8% YoY. Source: county tax records.