630 S Maple Ave #18 · Montebello, CA 90640

$99,900

2 bd · 1.0 ba · 612 sqft · Manufactured · 41 Days on market

Built 1963 Good condition $163/sqft · at area comps Est $105k · 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 +9.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 630 S. Maple Ave. Space #18 in the City of Montebello. This beautifully maintained 2 bedroom, 1 bathroom mobile home offers approximately 612 square feet of comfortable living space and has been tastefully remodeled within the last two years. The home features laminate flooring throughout, fresh interior and exterior paint, an upgraded kitchen with granite countertops, dark wood cabinetry, and washer and dryer hookups for added convenience. The spacious living and dining areas create a warm and inviting atmosphere, while the bonus room provides additional storage or flexible use space. Enjoy your mornings or evenings on the private covered porch area, perfect for relaxing or ente

Key facts

• Remodeled
• Laminate flooring
• Upgraded kitchen

Tags

• REMODELED
• LAMINATE FLOORING
• UPGRADED KITCHEN
• GRANITE COUNTERTOPS
• DARK WOOD CABINETRY
• WASHER AND DRYER HOOKUPS

Property features AI

Finance

• Other: Lot density: 11–15 units per acre; Storm drains in community
• Financial info: Monthly land lease approximately $1,100 (seller provided)
• HOA & community: Senior community; Park: Welcome Gardens Mobile Home Park; Manager approval required; Pets: contact manager

Exterior

• Parking: Carport (2 parking spaces)
• Security: Gated community
• Utilities: Public sewer; District/public water (see remarks)
• Home design: Single-story; Entry level: ground; Mobile home remains on site; Mobile dimensions approximately 10' x 50'
• Construction: Raised/combination foundation; Year built: see remarks
• Exterior features: Vinyl fencing; Patio (wood/slab; see remarks); Two sheds; No pool

Interior

• Kitchen: Gas oven; Electric stove; Granite counters
• Bedrooms: Main floor primary bedroom; Main floor bedroom; Bonus room
• Flooring: Laminate; See remarks
• Bathrooms: One full bathroom with shower-in-tub
• Heating & cooling: Central furnace; Wall/window cooling (see remarks)
• Interior features: Ceiling fan; Granite counters; Gated community
• Laundry & utility: Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $870 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 2.3% in Montebello — 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 58/100 on livability (#693 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment B; Watch: schools D, amenities D, crime F.
• Montebello Unified (suburban): math 17% / reading 32% proficiency, ranked #419 of 517 in CA (top 81%) — 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 rising fast (+4.9%/yr); 167 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 + 4.9% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($97k) 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1963 — 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 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?
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: 1.98% ✓
• Cap rate: 16.74%
• Cash-on-cash: 37.30%
• DSCR: 2.66
• GRM: 4.2

CMA / ARV

• ARV (median comp): $104,656
• List price: $99,900
• Delta: -4.54%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1428 Beach St	0.19mi	2/1.0	585 (-4%)	22mo	$99,000	$169	65

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 · 4.94% rent growth · sell at horizon

5-year hold

• IRR: 35.4%
• Equity multiple: 2.54×
• Total profit: $43,154
• Equity at exit: $14,895

10-year hold

• IRR: 43.2%
• Equity multiple: 5.50×
• Total profit: $125,789
• Equity at exit: $8,638

Cash invested: $27,972 (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 90640

• Rents YoY: 4.9%
• Active inventory: 167
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,975 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $870

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 51%

Sensitivity live

Price	-10% $939	-5% $904	+0% $870	+5% $835	+10% $801
Rent	-10% $714	-5% $792	+0% $870	+5% $948	+10% $1,026
Rate	-1.0pp $920	-0.5pp $895	base $870	+0.5pp $844	+1.0pp $817

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
537 S 6th St Unit B Montebello, CA	1.0	1.0	550	$1,950	$3.55	11d	1	0.46mi
1715 W Olympic Blvd Montebello, CA	1.0	1.0	702	$2,065	$2.94	0d	1	0.49mi
113 California Ave Unit 3 Montebello, CA	1.0	1.0	600	$1,695	$2.83	0d	1	0.59mi
112 N Spruce St Unit 12A Montebello, CA	1.0	1.0	580	$1,895	$3.27	0d	1	0.75mi
2051 W Whittier Blvd Montebello, CA	1.0	1.0	700	$1,050	$1.50	45d	1	0.75mi
1020 Carob Way Unit M Montebello, CA	1.0	1.0	728	$1,995	$2.74	0d	1	0.76mi
145 N 18th St Montebello, CA	1.0	1.0	750	$2,000	$2.67	21d	1	0.79mi
1204 S Spruce St Montebello, CA	1.0	1.0	360	$1,850	$5.14	0d	1	0.91mi
213 N 7th St Unit 213 Montebello, CA	1.0	1.0	690	$1,800	$2.61	45d	1	0.91mi
1235 S Spruce St Apt E Montebello, CA	1.0	1.0	600	$1,700	$2.83	0d	1	0.98mi
336 N Garfield Ave Unit M-500 Montebello, CA	1.0	1.0	675	$2,350	$3.48	11d	1	1.14mi
336 N Garfield Ave Unit M-509A Montebello, CA	1.0	1.0	675	$2,275	$3.37	0d	1	1.14mi
241 E Fremont Sq Unit 11 Montebello, CA	1.0	1.0	619	$1,850	$2.99	0d	1	1.30mi
2431 W Beverly Blvd Montebello, CA	1.0	1.0	600	$1,800	$3.00	0d	1	1.36mi
2433 W Beverly Blvd Unit 1/2 Montebello, CA	2.0	1.0	700	$2,190	$3.13	14d	1	1.36mi
2529 W Beverly Blvd Unit 6 Montebello, CA	1.0	1.0	388	$1,795	$4.63	0d	1	1.40mi

Listing history 16 events

1. 2026-06-21
   days on market $99,900 Active 41 DOM
2. 2026-06-18
   days on market $99,900 Active 38 DOM
3. 2026-06-17
   days on market $99,900 Active 37 DOM
4. 2026-06-16
   days on market $99,900 Active 36 DOM
5. 2026-06-15
   days on market $99,900 Active 35 DOM
6. 2026-06-13
   days on market $99,900 Active 33 DOM
7. 2026-06-13
   days on market $99,900 Active 32 DOM
8. 2026-06-09
   days on market $99,900 Active 29 DOM
9. 2026-06-08
   days on market $99,900 Active 28 DOM
10. 2026-06-07
    days on market $99,900 Active 27 DOM
11. 2026-06-04
    days on market $99,900 Active 24 DOM
12. 2026-06-03
    days on market $99,900 Active 23 DOM
13. 2026-06-02
    days on market $99,900 Active 22 DOM
14. 2026-06-01
    days on market $99,900 Active 21 DOM
15. 2026-05-31
    days on market $99,900 Active 20 DOM
16. 2026-05-11
    listed $99,900 Active 961-char remark

ⓘ 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 (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥95°F today · 21 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: $23,696
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$2,906
• Taxable income: $9,404
• Est. tax owed @ 24.0%: −$2,257
• After-tax cash flow: $8,178/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 · 21 photos

Good 80/100 Cosmetic rehab

This beautifully maintained 2-bedroom mobile home has been tastefully remodeled within the last two years and offers a good condition with laminate flooring, fresh paint, and an upgraded kitchen. The home is move-in ready and has a good curb appeal with a private covered porch area. The property has a good condition score of 80 and a rehab level of cosmetic.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Resale Replace countertops with quartz or granite — Quartz or granite countertops are more durable and aesthetically pleasing, increasing resale value.
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency, enhancing both resale and rental value.
• Both Upgrade flooring to hardwood or tile — Hardwood or tile flooring is more durable and aesthetically pleasing, increasing both resale and rental value.
• Both Add a small outdoor patio or garden — An outdoor patio or garden can increase the home's appeal and value, especially for rental properties.
• Both Install a smart thermostat — A smart thermostat can improve energy efficiency and comfort, enhancing both resale and rental value.
• Both Add a small outdoor patio or garden — An outdoor patio or garden can increase the home's appeal and value, especially for rental properties.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Resale Replace countertops with quartz or granite — Quartz or granite countertops are more durable and aesthetically pleasing, increasing resale value. ↑
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency, enhancing both resale and rental value. ↑
• Both Upgrade flooring to hardwood or tile — Hardwood or tile flooring is more durable and aesthetically pleasing, increasing both resale and rental value. ↑
• Both Add a small outdoor patio or garden — An outdoor patio or garden can increase the home's appeal and value, especially for rental properties. ↑
• Both Install a smart thermostat — A smart thermostat can improve energy efficiency and comfort, enhancing both resale and rental value. ↑
• Both Add a small outdoor patio or garden — An outdoor patio or garden can increase the home's appeal and value, especially 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: Montebello Unified
• NCES district ID: 0625470
• Math proficiency: 17% ▼ -7.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $45,250
• Composite: 21.13/100
• National rank: #8433
• State rank: #419 of 517 in CA

Livability — Montebello

• Score: 58/100
• State rank: #693
• US rank: #21068

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montebello, CA
• County: Los Angeles County · 9,444,647 people
• City population: 61,382
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 61,382
• Household income: $79,625
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 3045.0

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 (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 19% Asian 13% White 6% Native American 3%
• Hispanic origin (detail): Mexican 68%
• Foreign-born: 36% · Canada, China, Vietnam
• Languages at home: 28% English-only · Spanish 58% Chinese 6% Other Indo-European 4%

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: ▼ -812.47%
• Current HPI: 366.3118
• Rent YoY: ▲ 4.94%
• 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

• 2026-05-11 Listed $99,900 CRMLS