12700 Elliott · El Monte, CA 91732

$159,900

3 bd · 2.0 ba · 96 sqft · Land public records · 35 Days on market

Built 1978

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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 +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 12700 Elliott Ave #205—your chance to own a newer, beautifully crafted manufactured home in the heart of El Monte. From the moment you step inside, you’ll appreciate the clean design, modern finishes, and thoughtful attention to detail throughout. The stylish kitchen is a true highlight, featuring eye-catching backsplash, sleek granite countertops, and plenty of space to cook and gather. The open-concept living area creates a warm, inviting space that’s perfect for both relaxing and entertaining. Enjoy spacious bedrooms, tastefully updated bathrooms, and a layout designed for comfortable everyday living. Step outside and take advantage of the community’s sparkling pool—perfect for soaking up the California sunshine. All of this in a prime location, just minutes from shopping, dining, and easy access to major freeways—making your daily commute a breeze. This is one you don’t want to miss!

Key facts

• Two clubhouses
• Two pools
• 3 garage spots

Tags

• TWO POOLS
• TWO CLUBHOUSES

Property features AI

Finance

• Other: Located in the Metropolitan Estate park; manager approval required; Lot classification about 0-1 unit per acre; Elevation units reported in feet
• Financial info: Land lease amount approximately $2,065
• HOA & community: Located in a community with shared amenities (community pool); Land lease in effect

Exterior

• Parking: Attached garage with 3 parking spaces
• Utilities: Public sewer; District/Public water
• Home design: Single-story home; Entry at ground level; Mobile home remains on site; Mobile dimensions approximately 52 by 24 feet
• Construction: Year built (builder source)
• Exterior features: Community pool; Preserve/Public Land nearby

Interior

• Kitchen: Built-in range
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Interior features: Storage space; Granite counters
• Laundry & utility: Separate laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $160k.

Deal economics

• At list price, monthly cash flow is $930 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 2.4% in El Monte — 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 61/100 on livability (#554 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: schools D+, crime D, amenities F.
• Mountain View Elementary (suburban): math 25% / reading 25% proficiency, ranked #417 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 84 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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 + 3.0% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 25 sale attempts since 22y 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1978 — 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 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?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.61% ✓
• Cap rate: 13.27%
• Cash-on-cash: 24.93%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 1.75×
• Total profit: $33,363
• Equity at exit: $23,842

10-year hold

• IRR: 26.8%
• Equity multiple: 3.36×
• Total profit: $105,484
• Equity at exit: $13,825

Cash invested: $44,772 (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 91732

• Active inventory: 84
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,576 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $930

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 59%

Sensitivity live

Price	-10% $1,041	-5% $985	+0% $930	+5% $875	+10% $820
Rent	-10% $727	-5% $828	+0% $930	+5% $1,032	+10% $1,134
Rate	-1.0pp $1,011	-0.5pp $971	base $930	+0.5pp $889	+1.0pp $846

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2642 Maxson Rd Unit 6 El Monte, CA	2.0	1.0	900	$2,195	$2.44	2d	1	0.64mi
1946 Bryce Rd South El Monte, CA	2.0	1.0	950	$2,300	$2.42	2d	1	0.76mi
1024 Bunbury Dr Whittier, CA	4.0	2.0	1414	$1,500	$1.06	3d	1	0.88mi
2938 Allgeyer Ave El Monte, CA	4.0	3.0	1676	$3,950	$2.36	2d	1	0.90mi
2709 Cogswell Rd Unit C El Monte, CA	4.0	4.5	2047	$4,995	$2.44	0d	1	0.95mi
2709 Cogswell Rd El Monte, CA	4.0	5.0	2047	$5,250	$2.56	44d	1	0.95mi
2826 Cogswell Rd Unit A El Monte, CA	2.0	1.5	1156	$2,650	$2.29	17d	1	0.96mi
11937 Elliott Ave El Monte, CA	2.0	1.0	782	$2,850	$3.64	2d	1	0.97mi
1842 Whittier Woods Cir Whittier, CA	4.0	2.0	1587	$2,800	$1.76	22d	1	1.06mi
11323 Schmidt Rd El Monte, CA	3.0	1.0	720	$2,450	$3.40	2d	1	1.11mi
2120 Mountain View Rd Apt E El Monte, CA	3.0	2.5	—	$3,000	—	2d	1	1.13mi
12118 Clora Pl El Monte, CA	2.0	1.0	688	$2,025	$2.94	13d	1	1.16mi
2805 Meeker Ave Unit 2805 El Monte, CA	2.0	1.0	—	$2,295	—	2d	1	1.20mi
3437 Belcroft Ave El Monte, CA	2.0	1.0	700	$2,195	$3.14	2d	1	1.30mi
2802 New Deal Ave Apt H El Monte, CA	3.0	1.0	850	$2,495	$2.94	2d	1	1.36mi
2802 New Deal Ave Unit M El Monte, CA	2.0	1.0	650	$1,995	$3.07	0d	1	1.36mi
3428 Whistler Ave El Monte, CA	4.0	3.0	1911	$3,800	$1.99	24d	1	1.45mi
3433 Whistler Ave Unit whs04 El Monte, CA	2.0	1.0	—	$1,695	—	20d	1	1.50mi

Listing history 50 events

1. 2026-06-18
   days on market $159,900 Active 35 DOM
2. 2026-06-17
   days on market $159,900 Active 34 DOM
3. 2026-06-16
   days on market $159,900 Active 33 DOM
4. 2026-06-15
   days on market $159,900 Active 32 DOM
5. 2026-06-13
   days on market $159,900 Active 30 DOM
6. 2026-06-13
   days on market $159,900 Active 29 DOM
7. 2026-06-09
   days on market $159,900 Active 26 DOM
8. 2026-06-08
   days on market $159,900 Active 25 DOM
9. 2026-06-07
   days on market $159,900 Active 24 DOM
10. 2026-06-04
    days on market $159,900 Active 21 DOM
11. 2026-06-03
    days on market $159,900 Active 20 DOM
12. 2026-06-02
    days on market $159,900 Active 19 DOM
13. 2026-06-01
    days on market $159,900 Active 18 DOM
14. 2026-05-31
    days on market $159,900 Active 17 DOM
15. 2026-05-19
    soldstatus $170,000 Closed Sale 953-char remark

    Show marketing remark (953 chars)

    Welcome to 12700 Elliott Ave #205—your chance to own a newer, beautifully crafted manufactured home in the heart of El Monte. From the moment you step inside, you’ll appreciate the clean design, modern finishes, and thoughtful attention to detail throughout. The stylish kitchen is a true highlight, featuring eye-catching backsplash, sleek granite countertops, and plenty of space to cook and gather. The open-concept living area creates a warm, inviting space that’s perfect for both relaxing and entertaining. Enjoy spacious bedrooms, tastefully updated bathrooms, and a layout designed for comfortable everyday living. Step outside and take advantage of the community’s sparkling pool—perfect for soaking up the California sunshine. All of this in a prime location, just minutes from shopping, dining, and easy access to major freeways—making your daily commute a breeze. This is one you don’t want to miss!

16. 2026-05-14
    listed $159,900 Active
17. 2026-04-30
    historical
18. 2026-04-14
    status Pending Sale 953-char remark

    Show marketing remark (953 chars)

    Welcome to 12700 Elliott Ave #205—your chance to own a newer, beautifully crafted manufactured home in the heart of El Monte. From the moment you step inside, you’ll appreciate the clean design, modern finishes, and thoughtful attention to detail throughout. The stylish kitchen is a true highlight, featuring eye-catching backsplash, sleek granite countertops, and plenty of space to cook and gather. The open-concept living area creates a warm, inviting space that’s perfect for both relaxing and entertaining. Enjoy spacious bedrooms, tastefully updated bathrooms, and a layout designed for comfortable everyday living. Step outside and take advantage of the community’s sparkling pool—perfect for soaking up the California sunshine. All of this in a prime location, just minutes from shopping, dining, and easy access to major freeways—making your daily commute a breeze. This is one you don’t want to miss!

19. 2026-04-03
    price $159,900
20. 2026-03-23
    listed $170,000 Active 953-char remark

    Show marketing remark (953 chars)

    Welcome to 12700 Elliott Ave #205—your chance to own a newer, beautifully crafted manufactured home in the heart of El Monte. From the moment you step inside, you’ll appreciate the clean design, modern finishes, and thoughtful attention to detail throughout. The stylish kitchen is a true highlight, featuring eye-catching backsplash, sleek granite countertops, and plenty of space to cook and gather. The open-concept living area creates a warm, inviting space that’s perfect for both relaxing and entertaining. Enjoy spacious bedrooms, tastefully updated bathrooms, and a layout designed for comfortable everyday living. Step outside and take advantage of the community’s sparkling pool—perfect for soaking up the California sunshine. All of this in a prime location, just minutes from shopping, dining, and easy access to major freeways—making your daily commute a breeze. This is one you don’t want to miss!

21. 2026-01-27
    soldstatus $114,000 Closed Sale
22. 2026-01-15
    status Pending Sale
23. 2026-01-10
    status Active
24. 2026-01-10
    price $169,900
25. 2026-01-09
    soldstatus $114,000 Closed Sale
26. 2025-12-30
    historical
27. 2025-12-16
    status Pending Sale
28. 2025-11-08
    listed $165,000 Active
29. 2025-09-18
    listed $115,000 Active
30. 2025-09-11
    historical $115,000
31. 2024-12-31
    historical
32. 2024-12-16
    soldstatus $125,000 Closed Sale
33. 2024-11-27
    price $159,900
34. 2024-11-13
    status Active
35. 2024-11-13
    historical
36. 2024-11-08
    status Active
37. 2024-11-06
    status Active
38. 2024-11-01
    status Active
39. 2024-10-30
    listed $169,900 Active
40. 2024-09-16
    price $139,990
41. 2024-09-05
    historical
42. 2024-08-29
    status Pending Sale
43. 2024-08-29
    listed $125,000 Active
44. 2024-08-24
    status Active
45. 2024-08-15
    listed $149,990 Active
46. 2024-07-30
    status Pending Sale
47. 2024-07-19
    price $165,000
48. 2024-06-04
    price $160,000
49. 2024-04-10
    listed $169,999 Active
50. 2024-03-20
    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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 20 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: $30,912
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$2,473
• − Management: −$2,473
• − Depreciation: −$4,652
• Taxable income: $9,160
• Est. tax owed @ 24.0%: −$2,198
• After-tax cash flow: $8,962/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: Mountain View Elementary
• NCES district ID: 0626190
• Math proficiency: 25% ▼ -3.00%
• Reading proficiency: 25% ▼ -15.00%
• Median HH income: $41,311
• Composite: 21.23/100
• National rank: #8404
• State rank: #417 of 517 in CA

Livability — El Monte

• Score: 61/100
• State rank: #554
• US rank: #18369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Monte, CA
• County: Los Angeles County · 9,444,647 people
• City population: 85,051
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 57,431
• Household income: $75,108
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 2538.0

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 (65%)
• Race & ethnicity: Hispanic / Latino 65% Asian 29% Two or more races 22% White 3% Native American 2%
• Hispanic origin (detail): Mexican 57%
• Foreign-born: 49% · Canada, China, Vietnam
• Languages at home: 20% English-only · Spanish 54% Chinese 16% Vietnamese 7%

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: ▼ -1009.25%
• Current HPI: 413.0584
• Rent YoY: —
• 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

+1040.9% since first listed

61 events — show timeline

• 2026-05-19 Sold (MLS) $170,000 CRMLS
• 2026-05-14 Listed $159,900 CRMLS
• 2026-04-30 Listing Removed — CRMLS
• 2026-04-14 Pending — CRMLS
• 2026-04-03 Price Changed $159,900 CRMLS
• 2026-03-23 Listed $170,000 CRMLS
• 2026-01-27 Sold (MLS) $114,000 CRMLS
• 2026-01-15 Pending — CRMLS
• 2026-01-10 Relisted — CRMLS
• 2026-01-10 Price Changed $169,900 CRMLS
• 2026-01-09 Sold (MLS) $114,000 CRMLS
• 2025-12-30 Listing Removed — CRMLS
• 2025-12-16 Pending — CRMLS
• 2025-11-08 Listed $165,000 CRMLS
• 2025-09-18 Listed $115,000 CRMLS
• 2025-09-11 Coming Soon $115,000 CRMLS
• 2024-12-31 Listing Removed — CRMLS
• 2024-12-16 Sold (MLS) $125,000 CRMLS
• 2024-11-27 Price Changed $159,900 CRMLS
• 2024-11-13 Relisted — CRMLS
• 2024-11-13 Listing Removed — CRMLS
• 2024-11-08 Relisted — CRMLS
• 2024-11-06 Relisted — CRMLS
• 2024-11-01 Relisted — CRMLS
• 2024-10-30 Listed $169,900 CRMLS
• 2024-09-16 Price Changed $139,990 CRMLS
• 2024-09-05 Listing Removed — CRMLS
• 2024-08-29 Pending — CRMLS
• 2024-08-29 Listed $125,000 CRMLS
• 2024-08-24 Relisted — CRMLS
• 2024-08-15 Listed $149,990 CRMLS
• 2024-07-30 Pending — CRMLS
• 2024-07-19 Price Changed $165,000 CRMLS
• 2024-06-04 Price Changed $160,000 CRMLS
• 2024-04-10 Listed $169,999 CRMLS
• 2024-03-20 Listing Removed — CRMLS
• 2024-03-05 Price Changed $175,000 CRMLS
• 2023-12-21 Sold (MLS) $172,000 CRMLS
• 2023-12-17 Pending — CRMLS
• 2023-12-01 Price Changed $185,000 CRMLS
• 2023-11-28 Listing Removed — CRMLS
• 2023-11-27 Relisted — CRMLS
• 2023-11-11 Relisted — CRMLS
• 2023-11-02 Relisted — CRMLS
• 2023-10-24 Listed $189,000 CRMLS
• 2023-09-14 Listed $179,000 CRMLS
• 2023-09-12 Sold (MLS) $109,000 CRMLS
• 2023-08-05 Listed $195,000 CRMLS
• 2023-08-01 Coming Soon — CRMLS
• 2023-07-19 Contingent — CRMLS
• 2023-06-29 Listed $109,000 CRMLS
• 2023-04-26 Listing Removed — CRMLS
• 2023-03-30 Listed $225,000 CRMLS
• 2023-03-23 Listing Removed — CRMLS
• 2022-11-26 Listed $225,500 CRMLS
• 2022-11-23 Coming Soon — CRMLS
• 2020-09-02 Listing Removed — CRMLS
• 2020-05-09 Price Changed $34,999 CRMLS
• 2020-04-06 Listed $40,000 CRMLS
• 2004-05-12 Listing Removed — CRMLS
• 2004-02-12 Listed $14,900 CRMLS