1441 S Paso Real Ave #245 · Rowland Heights, CA 91748

$199,990

4 bd · 3.0 ba · 1,440 sqft · Manufactured public records · 104 Days on market

Built 1972 $139/sqft · 6% above area Est $207k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.1/15.0
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * Nice and remodeled Manufactured Home * * * It has 4 Bedrooms, 3 Bathrooms. Original living size is (60' x 24' = 1,440 Sq. Ft. ) Additional bonus room and bathroom (20' x 7' = 140Sq. Ft. ) with permitted, buyers to verify all of the information. Central Air & Heating system. An indoor laundry room, and a covered parking space for 3 cars. Numerous upgrades have been made, including a newer roof, repainting, laminate flooring throughout, tiled bathroom floors, kitchen cabinetry. The home boasts a convenient location close to the entrance. The community features a beautiful swimming pool and clubhouse. near a family park, within walking distance of supermarkets, schools, bus stops, post offices, and shops. Convenient transportation with easy access to the 60; 10 & 57 freeways. Excellent location with quiet and spacious mobile home community in the heart of Rowland Heights is an unmissable opportunity!

Key facts

• Laminate flooring
• Newer roof
• Indoor laundry room

Tags

• REMODELED MANUFACTURED HOME
• INDOOR LAUNDRY ROOM
• COVERED PARKING SPACE
• NEWER ROOF
• LAMINATE FLOORING
• TILED BATHROOM FLOORS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $200k.

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: $182k (9.0% 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; 24 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 $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 $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 104 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $50k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $200k implies a 317% 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 $181,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.90% ✓
• Cap rate: 17.26%
• Cash-on-cash: 39.17%
• DSCR: 2.74
• GRM: 4.4

CMA / ARV

• ARV (median comp): $207,462
• List price: $199,990
• Delta: -3.60%
• Verdict: FAIR
• 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%)	5mo	$195,000	$135	92
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	59
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: 40.6%
• Equity multiple: 2.86×
• Total profit: $104,083
• Equity at exit: $29,819

10-year hold

• IRR: 49.1%
• Equity multiple: 6.93×
• Total profit: $331,908
• 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: 4.4×

Monthly cashflow live

• Estimated rent: $3,809 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$49 /mo · $592/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$800
• Net cashflow: $1,828

Break-even live

Break-even rent $1,495

Max offer price $199,990

Occupancy floor 47%

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 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	17d	1	0.33mi
1809 Paso Real Ave Rowland Heights, CA	4.0	2.0	1259	$3,500	$2.78	24d	1	0.33mi
1808 Santa Ysabela Dr Rowland Heights, CA	4.0	2.0	1175	$3,500	$2.98	20d	1	0.41mi
1316 Raleo Ave Rowland Heights, CA	4.0	2.0	1200	$5,000	$4.17	15d	1	0.52mi
18417 Santar St Rowland Heights, CA	4.0	2.0	1142	$3,300	$2.89	17d	1	0.52mi
19231 Tranbarger St Rowland Heights, CA	3.0	2.0	1170	$3,200	$2.74	43d	1	0.62mi
18573 Farjardo St Rowland Heights, CA	3.0	2.0	1300	$3,750	$2.88	43d	1	0.74mi
18658 Mescalero St Rowland Heights, CA	3.0	2.0	1352	$3,800	$2.81	22d	1	0.78mi
19319 Pilario St Rowland Heights, CA	4.0	2.0	1480	$3,750	$2.53	43d	1	0.80mi
2240 Electra Ave Rowland Heights, CA	3.0	2.0	1256	$3,200	$2.55	17d	1	0.99mi
2415 Los Padres Dr Rowland Heights, CA	3.0	2.0	1120	$3,300	$2.95	17d	1	1.00mi
2243 Otterbein Ave Rowland Heights, CA	3.0	2.0	1286	$3,600	$2.80	43d	1	1.01mi
18626 Barroso St Rowland Heights, CA	3.0	2.0	1446	$3,890	$2.69	3d	1	1.04mi
2817 E Valley Blvd West Covina, CA	3.0	2.0	1050	$3,100	$2.95	43d	1	1.08mi
19530 Springport Dr Rowland Heights, CA	5.0	2.0	1600	$3,499	$2.19	43d	1	1.12mi
4037 S Ellesford Ave West Covina, CA	4.0	2.0	1790	$4,195	$2.34	1d	1	1.13mi
1862 Hollandale Ave Rowland Heights, CA	4.0	2.0	1588	$4,250	$2.68	17d	1	1.13mi
18448 La Guardia St Rowland Heights, CA	4.0	2.0	1386	$6,900	$4.98	1d	1	1.15mi
19358 Alcona St Rowland Heights, CA	4.0	2.0	1613	$3,950	$2.45	43d	1	1.16mi
684 Panorama Ln La Puente, CA	3.0	3.5	1683	$3,600	$2.14	20d	1	1.17mi
684 Panorama Ln La Puente, CA	3.0	3.5	1683	$3,600	$2.14	17d	1	1.17mi
2143 Arcdale Ave Rowland Heights, CA	3.0	2.0	1386	$3,500	$2.53	24d	1	1.20mi
19307 Oakview Ln Rowland Heights, CA	4.0	2.0	1789	$3,850	$2.15	43d	1	1.26mi
2454 Hillman Ln Rowland Heights, CA	3.0	2.5	1506	$3,800	$2.52	43d	1	1.39mi

Listing history 24 events

1. 2026-06-18
   days on market $199,990 Active 104 DOM
2. 2026-06-17
   days on market $199,990 Active 103 DOM
3. 2026-06-16
   days on market $199,990 Active 102 DOM
4. 2026-06-15
   days on market $199,990 Active 101 DOM
5. 2026-06-13
   days on market $199,990 Active 99 DOM
6. 2026-06-13
   days on market $199,990 Active 98 DOM
7. 2026-06-09
   days on market $199,990 Active 95 DOM
8. 2026-06-08
   days on market $199,990 Active 94 DOM
9. 2026-06-07
   days on market $199,990 Active 93 DOM
10. 2026-06-04
    days on market $199,990 Active 90 DOM
11. 2026-06-03
    days on market $199,990 Active 89 DOM
12. 2026-06-02
    days on market $199,990 Active 88 DOM
13. 2026-06-01
    days on market $199,990 Active 87 DOM
14. 2026-05-31
    days on market $199,990 Active 86 DOM
15. 2026-04-21
    price $238,800 935-char remark

    Show marketing remark (935 chars)

    * * * Nice and remodeled Manufactured Home * * * It has 4 Bedrooms, 3 Bathrooms. Original living size is (60' x 24' = 1,440 Sq. Ft. ) Additional bonus room and bathroom (20' x 7' = 140Sq. Ft. ) with permitted, buyers to verify all of the information. Central Air & Heating system. An indoor laundry room, and a covered parking space for 3 cars. Numerous upgrades have been made, including a newer roof, repainting, laminate flooring throughout, tiled bathroom floors, kitchen cabinetry. The home boasts a convenient location close to the entrance. The community features a beautiful swimming pool and clubhouse. near a family park, within walking distance of supermarkets, schools, bus stops, post offices, and shops. Convenient transportation with easy access to the 60; 10 & 57 freeways. Excellent location with quiet and spacious mobile home community in the heart of Rowland Heights is an unmissable opportunity!

16. 2026-03-06
    listed $250,000 Active 935-char remark

    Show marketing remark (935 chars)

    * * * Nice and remodeled Manufactured Home * * * It has 4 Bedrooms, 3 Bathrooms. Original living size is (60' x 24' = 1,440 Sq. Ft. ) Additional bonus room and bathroom (20' x 7' = 140Sq. Ft. ) with permitted, buyers to verify all of the information. Central Air & Heating system. An indoor laundry room, and a covered parking space for 3 cars. Numerous upgrades have been made, including a newer roof, repainting, laminate flooring throughout, tiled bathroom floors, kitchen cabinetry. The home boasts a convenient location close to the entrance. The community features a beautiful swimming pool and clubhouse. near a family park, within walking distance of supermarkets, schools, bus stops, post offices, and shops. Convenient transportation with easy access to the 60; 10 & 57 freeways. Excellent location with quiet and spacious mobile home community in the heart of Rowland Heights is an unmissable opportunity!

17. 2013-03-15
    soldstatus $48,000 Closed 876-char remark

    Show marketing remark (876 chars)

    * * * Motivated Sellers * * * Nice, Remodeled Manufactured Home with Move-in Condition * * * It has 4 Bedrooms, 3 Bathrooms. Original Living Size is (60' x 24' = 1,440 Sq. Ft. ) Additional Bonus Room and Bathroom (20' x 7' = 140Sq. Ft. ) With Permitted, Buyers To Verify All of The Information. Central Air & Heating system. Inside Laundry Room. 3 Cars Covered Parking Space. A lot of upgrade included: Newer Roof, Paintings, Wood Flooring Throughout The House, Title Flooring In Bathrooms, Kitchen Cabinets and Granite Counter Tops, etc. Located Close To The Front Entry. Nice Community Pool and Clubhouse. Very Convenient Location Family Park, Walking Distance to Markets, Schools, Bus Lines, Post Office & Shops. Easy to Access to Freeways. Quiet and Great Spacious Mobile Home Park Located in The Heart of Rowland Heights. Don't Miss This Great Buy!

18. 2013-02-15
    status Pending 876-char remark

    Show marketing remark (876 chars)

    * * * Motivated Sellers * * * Nice, Remodeled Manufactured Home with Move-in Condition * * * It has 4 Bedrooms, 3 Bathrooms. Original Living Size is (60' x 24' = 1,440 Sq. Ft. ) Additional Bonus Room and Bathroom (20' x 7' = 140Sq. Ft. ) With Permitted, Buyers To Verify All of The Information. Central Air & Heating system. Inside Laundry Room. 3 Cars Covered Parking Space. A lot of upgrade included: Newer Roof, Paintings, Wood Flooring Throughout The House, Title Flooring In Bathrooms, Kitchen Cabinets and Granite Counter Tops, etc. Located Close To The Front Entry. Nice Community Pool and Clubhouse. Very Convenient Location Family Park, Walking Distance to Markets, Schools, Bus Lines, Post Office & Shops. Easy to Access to Freeways. Quiet and Great Spacious Mobile Home Park Located in The Heart of Rowland Heights. Don't Miss This Great Buy!

19. 2013-02-04
    listed $52,000 Active 876-char remark

    Show marketing remark (876 chars)

    * * * Motivated Sellers * * * Nice, Remodeled Manufactured Home with Move-in Condition * * * It has 4 Bedrooms, 3 Bathrooms. Original Living Size is (60' x 24' = 1,440 Sq. Ft. ) Additional Bonus Room and Bathroom (20' x 7' = 140Sq. Ft. ) With Permitted, Buyers To Verify All of The Information. Central Air & Heating system. Inside Laundry Room. 3 Cars Covered Parking Space. A lot of upgrade included: Newer Roof, Paintings, Wood Flooring Throughout The House, Title Flooring In Bathrooms, Kitchen Cabinets and Granite Counter Tops, etc. Located Close To The Front Entry. Nice Community Pool and Clubhouse. Very Convenient Location Family Park, Walking Distance to Markets, Schools, Bus Lines, Post Office & Shops. Easy to Access to Freeways. Quiet and Great Spacious Mobile Home Park Located in The Heart of Rowland Heights. Don't Miss This Great Buy!

20. 2012-09-12
    soldstatus $46,000 Closed
21. 2012-07-30
    status Pending
22. 2012-06-09
    listed $49,900 Active
23. 2009-05-18
    historical
24. 2009-01-28
    listed $78,000

ⓘ 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: $592 · $49/mo
• Projected year-2 tax: $1,520 · $127/mo
• Expected delta: +$928/yr (+$77/mo · 156.9%)

ⓘ 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: −$11,203
• − Property taxes: −$592
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,657
• − Management: −$3,657
• − Depreciation: −$5,818
• Taxable income: $19,786
• Est. tax owed @ 24.0%: −$4,749
• After-tax cash flow: $17,187/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

+206.2% since first listed

10 events — show timeline

• 2026-04-21 Price Changed $238,800 CRMLS
• 2026-03-06 Listed $250,000 CRMLS
• 2013-03-15 Sold (MLS) $48,000 CRMLS
• 2013-02-15 Pending — CRMLS
• 2013-02-04 Listed $52,000 CRMLS
• 2012-09-12 Sold (MLS) $46,000 CRMLS
• 2012-07-30 Pending — CRMLS
• 2012-06-09 Listed $49,900 CRMLS
• 2009-05-18 Listing Removed — CRMLS
• 2009-01-28 Listed $78,000 CRMLS

Property tax history

+4.8%/yr

Latest (2025): $592 · +4.8% YoY. Source: county tax records.