16600 Orange Ave #77 · Paramount, CA 90723

$179,900

3 bd · 2.0 ba · 880 sqft · Manufactured public records · 68 Days on market

Built 1974 Good condition $204/sqft · 8% below area Est $199k · 10% under ↓ 5% since listing

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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 +11.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.3/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated 3-bedroom, 2-bathroom mobile home located in the desirable city of Paramount. This home features a stunning upgraded kitchen with abundant cabinet space, elegant granite countertops, and a stylish tile backsplash—perfect for both everyday living and entertaining. Enjoy laminated wood flooring throughout, creating a warm and modern feel. Both bathrooms have been tastefully remodeled in recent years, offering comfort and convenience. Ideally situated near local schools, shopping, and with easy access to the 91 and 105 freeways, making commuting a breeze—just about 25 minutes from Downtown Los Angeles. Located in a family-oriented community with great amenities including a pool, park area, basketball court, and relaxing jacuzzi—perfect for all ages to enjoy. This home also has a spacious yard. Don’t miss this opportunity to own a move-in ready home in a prime location!

Key facts

• Updated kitchen
• Granite countertops
• Tile backsplash

Tags

• UPDATED KITCHEN
• ABUNDANT CABINET SPACE
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• LAMINATED WOOD FLOORING
• REMODELED BATHROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $896 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 3.3% in Paramount — 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 64/100 on livability (#432 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: schools D, crime F, amenities F.
• Paramount Unified (suburban): math 15% / reading 34% proficiency, ranked #416 of 517 in CA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.0%/yr); 50 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 43% of the median local income ($75k/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 + 0.0% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.51% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.34%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (median comp): $199,321
• List price: $179,900
• Delta: -9.74%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16601 Garfield Ave #110	0.35mi	2/2.0 (-1)	960 (+9%)	2mo	$115,000	$120	62
15325 ORANGE AVE SPC E1	0.74mi	2/2.0 (-1)	880 (0%)	2mo	$175,000	$199	59
16511 S Garfield Ave S Unit B17	0.35mi	2/2.0 (-1)	1,000 (+14%)	3mo	$125,000	$125	54
16601 S Garfield Ave #204	0.36mi	2/1.5 (-1)	800 (-9%)	21mo	$153,000	$191	43
15325 Orange Ave Unit F16	0.74mi	2/2.0 (-1)	800 (-9%)	9mo	$170,000	$213	38
15325 Orange Ave Unit F17	0.74mi	3/2.0	960 (+9%)	17mo	$199,000	$207	36

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.40×
• Total profit: $20,001
• Equity at exit: $26,824

10-year hold

• IRR: 16.9%
• Equity multiple: 2.20×
• Total profit: $60,375
• Equity at exit: $15,554

Cash invested: $50,372 (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 90723

• Rents YoY: -1.0%
• Active inventory: 50
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,708 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $896

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 62%

Sensitivity live

Price	-10% $1,020	-5% $958	+0% $896	+5% $834	+10% $771
Rent	-10% $682	-5% $789	+0% $896	+5% $1,003	+10% $1,110
Rate	-1.0pp $986	-0.5pp $941	base $896	+0.5pp $849	+1.0pp $802

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7029 Orange Ave Long Beach, CA	2.0	1.0	700	$2,519	$3.60	45d	1	0.19mi
1319 E 68th St Long Beach, CA	2.0	1.0	902	$2,600	$2.88	26d	1	0.39mi
6663 Gundry Ave Unit 1 Long Beach, CA	2.0	2.0	800	$2,195	$2.74	45d	1	0.57mi
15351 Orange Ave #26 Paramount, CA	2.0	2.0	837	$2,550	$3.05	45d	1	0.66mi
6576 Falcon Ave Long Beach, CA	2.0	1.0	810	$2,195	$2.71	45d	1	0.68mi
6501 Cherry Ave Long Beach, CA	2.0	1.0	915	$1,874	$2.05	16d	1	0.83mi
6890 Paramount Blvd Unit 12 Long Beach, CA	3.0	1.0	1100	$2,695	$2.45	45d	1	0.93mi
1310 S Atlantic Dr Unit A Compton, CA	3.0	1.0	869	$3,200	$3.68	0d	1	1.00mi
2921 E Artesia Blvd Long Beach, CA	2.0	1.0	700	$1,495	$2.14	45d	1	1.14mi
7303 Exeter St #212 Paramount, CA	2.0	1.0	839	$2,550	$3.04	0d	1	1.14mi
2890 E Artesia Blvd Long Beach, CA	2.0	1.0	858	$2,595	$3.02	45d	1	1.14mi
6673 Hammond Ave Long Beach, CA	2.0	2.0	825	$2,295	$2.78	45d	1	1.16mi
6667 Hammond Ave Long Beach, CA	2.0	1.0	800	$2,700	$3.38	45d	1	1.17mi
6202 Cherry Ave Unit 6202 Long Beach, CA	2.0	1.0	875	$2,175	$2.49	45d	1	1.20mi
15334 Orizaba Ave Paramount, CA	3.0	1.0	1116	$3,095	$2.77	45d	1	1.23mi
2352 E Poppy St Long Beach, CA	2.0	2.5	800	$3,395	$4.24	26d	1	1.26mi
2354 E Poppy St Long Beach, CA	2.0	2.5	800	$3,395	$4.24	26d	1	1.26mi
7227 Richfield St Paramount, CA	2.0	1.0–2.0	890	$2,450	$2.75	3d	1	1.27mi
7317 Richfield St Unit 7317 Paramount, CA	3.0	1.0	924	$3,200	$3.46	45d	1	1.29mi
15142 Georgia Ave Paramount, CA	3.0	2.0	864	$3,200	$3.70	8d	1	1.34mi
6045 Cherry Ave Unit 1 Long Beach, CA	3.0	1.0	1095	$2,850	$2.60	14d	1	1.35mi
3384 E 67th St Apt 2 Long Beach, CA	3.0	1.0	1000	$3,234	$3.23	45d	1	1.38mi
5948 John Ave Unit 5948 Long Beach, CA	2.0	1.0	870	$2,495	$2.87	5d	1	1.41mi
5948 John Ave Long Beach, CA	2.0	1.0	870	$2,495	$2.87	23d	1	1.41mi
15327 S Butler Ave Compton, CA	2.0	1.0	716	$2,875	$4.02	3d	1	1.45mi
5933 Gaviota Ave Long Beach, CA	2.0	1.0	800	$2,800	$3.50	6d	1	1.45mi
16825 Passage Ave Paramount, CA	2.0	2.5	860	$2,899	$3.37	3d	1	1.50mi
16825 Passage Ave Paramount, CA	2.0	2.5	860	$2,950	$3.43	45d	1	1.50mi

Listing history 11 events

1. 2026-06-02
   days on market $179,900 Active 68 DOM
2. 2026-06-01
   days on market $179,900 Active 67 DOM
3. 2026-05-31
   days on market $179,900 Active 66 DOM
4. 2026-03-25
   listed $179,900 Active 922-char remark

   Show marketing remark (922 chars)

   Beautifully updated 3-bedroom, 2-bathroom mobile home located in the desirable city of Paramount. This home features a stunning upgraded kitchen with abundant cabinet space, elegant granite countertops, and a stylish tile backsplash—perfect for both everyday living and entertaining. Enjoy laminated wood flooring throughout, creating a warm and modern feel. Both bathrooms have been tastefully remodeled in recent years, offering comfort and convenience. Ideally situated near local schools, shopping, and with easy access to the 91 and 105 freeways, making commuting a breeze—just about 25 minutes from Downtown Los Angeles. Located in a family-oriented community with great amenities including a pool, park area, basketball court, and relaxing jacuzzi—perfect for all ages to enjoy. This home also has a spacious yard. Don’t miss this opportunity to own a move-in ready home in a prime location!

5. 2025-10-31
   historical
6. 2025-08-01
   listed $179,900 Active
7. 2025-05-17
   historical
8. 2025-04-14
   price $179,000
9. 2025-03-12
   status Active
10. 2025-02-01
    listed $189,900 Active
11. 2025-01-30
    historical

ⓘ 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 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥90°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,490
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$2,599
• − Management: −$2,599
• − Depreciation: −$5,233
• Taxable income: $8,383
• Est. tax owed @ 24.0%: −$2,012
• After-tax cash flow: $8,736/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 · 7 photos

Good 80/100 Cosmetic rehab

This beautifully updated mobile home in Paramount offers a good condition with a fresh, modern interior and a well-maintained exterior. It's located in a family-oriented community with easy access to freeways and local amenities.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value.
• Rental Replace or clean gutters — Clean gutters improve drainage and prevent water damage, which is important for rental properties.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value. ↑
• Rental Replace or clean gutters — Clean gutters improve drainage and prevent water damage, which is important for rental properties. ↑

ⓘ 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: Paramount Unified
• NCES district ID: 0629850
• Math proficiency: 15% ▼ -14.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $46,631
• Composite: 21.25/100
• National rank: #8398
• State rank: #416 of 517 in CA

Livability — Paramount

• Score: 64/100
• State rank: #432
• US rank: #14664

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paramount, CA
• County: Los Angeles County · 9,444,647 people
• City population: 52,050
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 52,050
• Household income: $75,250
• Rent vs Own: 57.0% rent · 43.0% own
• Severe rent burden: 2420.0

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 (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 26% Black 9% White 4% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 71%
• Foreign-born: 36% · Canada
• Languages at home: 29% English-only · Spanish 67% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -459.80%
• Current HPI: 478.1981
• Rent YoY: ▼ -0.99%
• 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

-5.3% since first listed

8 events — show timeline

• 2026-03-25 Listed $179,900 CRMLS
• 2025-10-31 Listing Removed — CRMLS
• 2025-08-01 Listed $179,900 CRMLS
• 2025-05-17 Listing Removed — CRMLS
• 2025-04-14 Price Changed $179,000 CRMLS
• 2025-03-12 Relisted — CRMLS
• 2025-02-01 Listed $189,900 CRMLS
• 2025-01-30 Coming Soon — CRMLS

Property tax history

+7.1%/yr

Latest (2025): $317 · +7.1% YoY. Source: county tax records.