16511 Garfield Unit 9C · Paramount, CA 90723

$185,000

2 bd · 2.0 ba · 1,000 sqft · Manufactured public records · 17 Days on market

Built 1983 Good condition Est $225k · 18% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

Opportunity at your hand! Welcome to this beautifully updated 1983 manufactured home, offering the perfect blend of modern style, affordability, and a prime Paramount location. Featuring 2 spacious bedrooms and 2 full bathrooms, this turnkey residence is completely ready for you to move right in and start enjoying the Southern California lifestyle! Step inside to discover a bright, open-concept floor plan boasting contemporary upgrades throughout. The freshly remodeled interior features stylish flooring, updated fixtures, and a gorgeous kitchen that flows seamlessly into the living area—perfect for both daily living and entertaining. The primary bedroom serves as a peaceful retreat

Key facts

• Gorgeous kitchen
• 2 parking spots
• Community pool

Tags

• UPDATED MANUFACTURED HOME
• OPEN-CONCEPT FLOOR PLAN
• GORGEOUS KITCHEN
• DEDICATED IN-SUITE BATH
• EXCELLENT SCHOOL DISTRICT
• MINUTES FROM SHOPPING CENTERS

Property features AI

Finance

• Other: Located on a private, paved road; Directions: On Cherry Ave; north of 91 Fwy turns into Garfield, between Meridian Dr. and Jackson Street
• Financial info: Land lease in place ($920 per month, seller-reported)
• HOA & community: Part of an association; Senior community; Park name: Paramount Mobile Village; Community features include street lighting and sidewalks; Manager approval required

Exterior

• Parking: Driveway parking; Two carport/parking spaces
• Utilities: Standard electric service; Natural gas connected; Sewer connected (private sewer); Water connected (private water)
• Home design: Single-family manufactured home; One story; Mobile home model PSC 703 (10' x 50')
• Construction: Year built per builder; Mobile construction
• Exterior features: Front porch; Patio; Community pool; Paved roads and driveway

Interior

• Kitchen: No appliances included
• Bedrooms: All bedrooms located on the first floor
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms with shower and shower-in-tub options
• Interior features: Turnkey condition; All bedrooms on main level; Ground-floor entry via Garfield
• Laundry & utility: Inside laundry in a dedicated room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $949 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 3.2% 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); 51 active listings in the ZIP; 34 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 41% 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 $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 + 0.0% rent growth), your $52k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood 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 $182,225 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.40% ✓
• Cap rate: 12.45%
• Cash-on-cash: 21.99%
• DSCR: 1.98
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $225,000
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16511 S Garfield Ave S Unit B17	0.12mi	2/2.0	1,000 (0%)	3mo	$125,000	$125	92
16601 Garfield Ave #110	0.13mi	2/2.0	960 (-4%)	2mo	$115,000	$120	86
16707 Garfield Ave #1512	0.11mi	2/2.0	1,040 (+4%)	8mo	$234,000	$225	82
16600 Orange Ave #130	0.23mi	3/2.0 (+1)	1,040 (+4%)	1mo	$244,000	$235	77
16600 Orange Ave #22	0.23mi	2/2.0	1,056 (+6%)	14mo	$242,000	$229	68
16707 Garfield Ave #1609	0.11mi	3/2.0 (+1)	1,080 (+8%)	11mo	$227,000	$210	68
16600 Orange Ave #63	0.27mi	2/2.0	1,120 (+12%)	11mo	$140,000	$125	59
16600 Orange Ave #23	0.23mi	3/2.0 (+1)	1,118 (+12%)	9mo	$252,000	$225	57

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: 11.5%
• Equity multiple: 1.44×
• Total profit: $22,822
• Equity at exit: $27,584

10-year hold

• IRR: 18.2%
• Equity multiple: 2.32×
• Total profit: $68,149
• Equity at exit: $15,995

Cash invested: $51,800 (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: 51
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,582 high
• Mortgage (P&I): −$970
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $949

Break-even live

Break-even rent $1,381

Max offer price $185,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,054	-5% $1,001	+0% $949	+5% $897	+10% $844
Rent	-10% $745	-5% $847	+0% $949	+5% $1,051	+10% $1,153
Rate	-1.0pp $1,042	-0.5pp $996	base $949	+0.5pp $901	+1.0pp $852

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 34 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	44d	1	0.40mi
1319 E 68th St Long Beach, CA	2.0	1.0	902	$2,600	$2.88	25d	1	0.48mi
6663 Gundry Ave Unit 1 Long Beach, CA	2.0	2.0	800	$2,195	$2.74	44d	1	0.64mi
6765 Lemon Ave Long Beach, CA	3.0	2.0	1197	$3,800	$3.17	3d	1	0.66mi
6576 Falcon Ave Long Beach, CA	2.0	1.0	810	$2,195	$2.71	44d	1	0.70mi
6890 Paramount Blvd Unit 12 Long Beach, CA	3.0	1.0	1100	$2,695	$2.45	44d	1	0.72mi
15351 Orange Ave #26 Paramount, CA	2.0	2.0	837	$2,550	$3.05	44d	1	0.76mi
6501 Cherry Ave Long Beach, CA	2.0	1.0	915	$1,874	$2.05	16d	1	0.76mi
7115 Somerset Blvd Unit A Paramount, CA	1.0	1.0	700	$2,250	$3.21	44d	1	0.89mi
7115 Somerset Blvd Unit B Paramount, CA	1.0	1.0	800	$2,250	$2.81	44d	1	0.89mi
2921 E Artesia Blvd Long Beach, CA	2.0	1.0	700	$1,495	$2.14	44d	1	0.95mi
2890 E Artesia Blvd Long Beach, CA	2.0	1.0	858	$2,595	$3.02	44d	1	0.96mi
6673 Hammond Ave Long Beach, CA	2.0	2.0	825	$2,295	$2.78	44d	1	0.97mi
6667 Hammond Ave Long Beach, CA	2.0	1.0	800	$2,700	$3.38	44d	1	0.98mi
6315 Cherry Ave Long Beach, CA	1.0	1.0	750	$1,691	$2.25	17d	1	1.00mi
15334 Orizaba Ave Paramount, CA	3.0	1.0	1116	$3,095	$2.77	44d	1	1.05mi
6202 Cherry Ave Unit 6202 Long Beach, CA	2.0	1.0	875	$2,175	$2.49	44d	1	1.14mi
15142 Georgia Ave Paramount, CA	3.0	2.0	864	$3,200	$3.70	8d	1	1.16mi
2352 E Poppy St Long Beach, CA	2.0	2.5	800	$3,395	$4.24	25d	1	1.16mi
2354 E Poppy St Long Beach, CA	2.0	2.5	800	$3,395	$4.24	25d	1	1.17mi
3384 E 67th St Apt 2 Long Beach, CA	3.0	1.0	1000	$3,234	$3.23	44d	1	1.17mi
7227 Richfield St Paramount, CA	2.0	1.0–2.0	890	$2,450	$2.75	3d	1	1.26mi
7317 Richfield St Unit 7317 Paramount, CA	3.0	1.0	924	$3,200	$3.46	44d	1	1.26mi
16825 Passage Ave Paramount, CA	2.0	2.5	860	$2,899	$3.37	2d	1	1.27mi
16825 Passage Ave Paramount, CA	2.0	2.5	860	$2,950	$3.43	44d	1	1.27mi
6045 Cherry Ave Unit 1 Long Beach, CA	3.0	1.0	1095	$2,850	$2.60	13d	1	1.31mi
17045 Passage Ave Bellflower, CA	1.0	1.0	740	$2,175	$2.94	25d	1	1.33mi
17050 Passage Ave Bellflower, CA	1.0–2.0	1.0–2.0	828	$2,495	$3.01	21d	2	1.35mi
15005 Indiana Ave Paramount, CA	2.0	2.0	1134	$3,300	$2.91	25d	1	1.35mi
17114 Passage Ave Bellflower, CA	1.0–2.0	1.0	800	$2,275	$2.84	44d	1	1.40mi
5948 John Ave Long Beach, CA	2.0	1.0	870	$2,495	$2.87	22d	1	1.41mi
5948 John Ave Unit 5948 Long Beach, CA	2.0	1.0	870	$2,495	$2.87	4d	1	1.41mi
5933 Gaviota Ave Long Beach, CA	2.0	1.0	800	$2,800	$3.50	5d	1	1.44mi
8523 Cedar St Bellflower, CA	2.0	2.0	1175	$3,000	$2.55	7d	1	1.47mi

Listing history 13 events

1. 2026-06-18
   days on market $185,000 Active 17 DOM
2. 2026-06-17
   days on market $185,000 Active 16 DOM
3. 2026-06-16
   days on market $185,000 Active 15 DOM
4. 2026-06-15
   days on market $185,000 Active 14 DOM
5. 2026-06-13
   days on market $185,000 Active 12 DOM
6. 2026-06-13
   days on market $185,000 Active 11 DOM
7. 2026-06-09
   days on market $185,000 Active 8 DOM
8. 2026-06-08
   days on market $185,000 Active 7 DOM
9. 2026-06-07
   days on market $185,000 Active 6 DOM
10. 2026-06-04
    days on market $185,000 Active 3 DOM
11. 2026-06-03
    days on market $185,000 Active 2 DOM
12. 2026-06-02
    remarks 693-char remark
13. 2026-06-02
    listed $185,000 Active 1 DOM

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$880/yr (+$73/mo · 167.5%)

ⓘ 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 · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥90°F today · 21 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: $30,988
• − Mortgage interest: −$10,363
• − Property taxes: −$526
• − Insurance: −$925
• − Repairs & maintenance: −$2,479
• − Management: −$2,479
• − Depreciation: −$5,382
• Taxable income: $8,835
• Est. tax owed @ 24.0%: −$2,120
• After-tax cash flow: $9,268/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

Good 80/100 Cosmetic rehab

This beautifully updated 1983 manufactured home is move-in ready with modern updates and a prime Paramount location. The interior and exterior are in good condition, and minor improvements can further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Enhanced landscaping can increase both resale and rental value.
• Both Adding a front door mat and entryway table — These small touches can improve the home's curb appeal and functionality.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers/renters.
• Both Adding a small outdoor seating area — An outdoor seating area can increase the home's appeal and functionality, especially in a Southern California setting.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding a front door mat and entryway table — These small touches can improve the home's curb appeal and functionality. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers/renters. ↑
• Both Adding a small outdoor seating area — An outdoor seating area can increase the home's appeal and functionality, especially in a Southern California setting. ↑

ⓘ 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

1 event — show timeline

• 2026-06-01 Listed $185,000 CRMLS

Property tax history

+5.4%/yr

Latest (2025): $526 · +5.4% YoY. Source: county tax records.