16540 Whittier #7 · Whittier, CA 90603

$149,800

1 bd · 1.0 ba · 546 sqft · Manufactured public records · 258 Days on market

Built 2022 ↓ 3% 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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come see this stylish 1-bedroom, 1-bath Cavco home built in 2022, packed with upgrades—stainless appliances, farmhouse sink, vinyl plank flooring, solid surface counters, high ceilings, and dual-pane windows. Located in a well-kept family community with low space rent and a BBQ area, this move-in-ready home sits near shopping, dining, and more on the Whittier/La Habra border. A must-see modern home at a desirable location!

Key facts

• Dual-pane windows
• Stainless appliances
• Farmhouse sink

Tags

• STAINLESS APPLIANCES
• FARMHOUSE SINK
• VINYL PLANK FLOORING
• SOLID SURFACE COUNTERS
• HIGH CEILINGS
• DUAL-PANE WINDOWS

Property features AI

Finance

• Other: One pad in the park
• Financial info: Land lease: $1,399 monthly (seller provided); Rent includes gardener
• HOA & community: Located in Whittier East Mobile Home Park; Park requires manager approval; Pets allowed with breed restrictions; Community features include curbs and a park

Exterior

• Parking: Paved carport; Two parking spaces (including 2 carport spaces)
• Utilities: Public/district water; Public sewer (sewer connected); Electricity available (standard); Natural gas available
• Home design: Single-story mobile home; Entry level: 1; Model: 110SW14401; Mobile home size approximately 13 ft by 42 ft; Mobile home remains on site
• Construction: Wood construction; Shingle roof; Tie down foundation; Year built source: public records
• Exterior features: Two sheds on property; Patio present; No fencing; Skirt of cement board; Lot in a park setting with curbs and park access; Access via paved city streets and access road

Interior

• Kitchen: Microwave; Gas range; Corian counters
• Flooring: Laminate flooring
• Bathrooms: One full bathroom with walk-in shower
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: Double door entry; Insulated windows; All bedrooms on the main level; Side entry
• Laundry & utility: Washer hookup; Gas dryer hookup; Has laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $643 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 1.9% in Whittier — 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 52/100 on livability (#1,026 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+; Watch: crime F, amenities F, commute F.
• Fullerton Joint Union High (suburban): math 51% / reading 66% proficiency, ranked #82 of 517 in CA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: La Habra High (math 35% / reading 55%, grade D-, #425 of 1,170 statewide, top 37%, 2,054 students, 63% FRL).
• Zoned-school proficiency averages 45% at this address vs 58% district-wide (-14 pts) — the specific schools serving this property underperform the Fullerton Joint Union High average; the district grade overstates school quality for this exact location.
• Market conditions: 20 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $131,824 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.32% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.39%
• DSCR: 1.82
• GRM: 6.3

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: 10.0%
• Equity multiple: 1.40×
• Total profit: $16,618
• Equity at exit: $22,336

10-year hold

• IRR: 19.1%
• Equity multiple: 2.60×
• Total profit: $67,020
• Equity at exit: $12,952

Cash invested: $41,944 (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 90603

• Active inventory: 20
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,984 high
• Mortgage (P&I): −$786
• Tax from tax record: −$76 /mo · $916/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $643

Break-even live

Break-even rent $1,170

Max offer price $149,800

Occupancy floor 63%

Sensitivity live

Price	-10% $727	-5% $685	+0% $643	+5% $600	+10% $558
Rent	-10% $486	-5% $564	+0% $643	+5% $721	+10% $799
Rate	-1.0pp $718	-0.5pp $681	base $643	+0.5pp $604	+1.0pp $564

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: $37,450
• Closing costs: $4,494
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2530 W Whittier Blvd Unit 8 La Habra, CA	—	1.0	700	$1,500	$2.14	5d	1	0.14mi
2301 W La Habra Blvd La Habra, CA	1.0	1.0	750	$2,250	$3.00	0d	1	0.58mi
541 La Cadena Way Apt 7 La Habra, CA	1.0	1.0	650	$1,875	$2.88	0d	1	0.63mi
531 Ridgeway Ln La Habra, CA	1.0	1.0	653	$2,200	$3.37	19d	2	0.70mi
15981 Mikinda Ct Whittier, CA	1.0	1.0	600	$2,500	$4.17	0d	1	0.74mi
10404 Fortrose Ct Whittier, CA	2.0	1.0	717	$2,500	$3.49	2d	1	0.81mi
10404 Fortrose Ct Whittier, CA	2.0	1.0	717	$2,500	$3.49	0d	1	0.81mi
2121 W Lambert Rd Unit 6 La Habra, CA	1.0	1.0	590	$1,895	$3.21	21d	1	1.09mi
2121 W Lambert Rd Unit 7 La Habra, CA	1.0	1.0	590	$1,895	$3.21	0d	1	1.09mi
261 N Idaho St La Habra, CA	1.0	1.0	640	$2,125	$3.32	0d	1	1.12mi
150 S Idaho St Unit P La Habra, CA	1.0	1.0	625	$1,950	$3.12	0d	1	1.23mi
11555 Santa Gertrudes Ave Whittier, CA	1.0–2.0	1.0–1.5	847	$1,795	$2.12	16d	6	1.23mi
360 S Idaho St Unit 360-5 La Habra, CA	1.0	1.0	540	$2,140	$3.96	18d	1	1.31mi
360 S Idaho St Unit 360-12 La Habra, CA	1.0	1.0	540	$2,205	$4.08	18d	1	1.31mi
360 S Idaho St La Habra, CA	1.0–2.0	1.0	702	$2,080	$2.96	0d	5	1.31mi
360 S Idaho St Unit 320-19 La Habra, CA	1.0	1.0	540	$2,175	$4.03	18d	1	1.31mi
861 Glencliff St La Habra, CA	1.0–2.0	1.0–1.5	855	$2,250	$2.63	0d	1	1.35mi
841 W La Habra Blvd La Habra, CA	1.0	1.0	492	$1,985	$4.03	0d	6	1.36mi
1410 W Lambert Rd #200 La Habra, CA	1.0	1.0	660	$2,195	$3.33	0d	1	1.41mi
1200 W Lambert Rd #41 La Habra, CA	1.0	1.0	660	$2,000	$3.03	0d	1	1.45mi
920 Glencliff St Unit 203 La Habra, CA	1.0	1.0	670	$1,875	$2.80	18d	1	1.46mi
1350 W Lambert Rd #120 La Habra, CA	1.0	1.0	660	$1,900	$2.88	0d	1	1.47mi
920 Glencliff St La Habra, CA	1.0	1.0	700	$2,000	$2.86	2d	1	1.48mi
300 S Monte Vista St La Habra, CA	1.0	1.0	640	$2,195	$3.43	0d	1	1.48mi

Listing history 21 events

1. 2026-06-21
   days on market $149,800 Active 258 DOM
2. 2026-06-18
   days on market $149,800 Active 255 DOM
3. 2026-06-17
   days on market $149,800 Active 254 DOM
4. 2026-06-16
   days on market $149,800 Active 253 DOM
5. 2026-06-15
   days on market $149,800 Active 252 DOM
6. 2026-06-13
   days on market $149,800 Active 250 DOM
7. 2026-06-04
   days on market $149,800 Active 247 DOM
8. 2026-06-03
   days on market $149,800 Active 246 DOM
9. 2026-06-02
   days on market $149,800 Active 245 DOM
10. 2026-06-01
    days on market $149,800 Active 244 DOM
11. 2026-05-31
    days on market $149,800 Active 243 DOM
12. 2026-05-16
    status Active
13. 2026-03-27
    status Active
14. 2025-11-12
    status Active
15. 2025-11-11
    price $149,800
16. 2025-10-11
    status Active
17. 2025-10-03
    price $154,800
18. 2025-09-10
    listed $159,800 Active
19. 2023-06-01
    status Pending Sale
20. 2023-06-01
    historical
21. 2023-03-10
    listed $154,900 Active

ⓘ 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: $916 · $76/mo
• Projected year-2 tax: $1,138 · $95/mo
• Expected delta: +$222/yr (+$19/mo · 24.2%)

ⓘ 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 ≥95°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,802
• − Mortgage interest: −$8,391
• − Property taxes: −$916
• − Insurance: −$749
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − Depreciation: −$4,358
• Taxable income: $5,580
• Est. tax owed @ 24.0%: −$1,339
• After-tax cash flow: $6,373/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: Fullerton Joint Union High
• NCES district ID: 0614760
• Math proficiency: 51% ▲ 7.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $66,666
• Composite: 51.37/100
• National rank: #1735
• State rank: #82 of 517 in CA

Livability — Whittier

• Score: 52/100
• State rank: #1026
• US rank: #25003

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whittier, CA
• City population: 166,703
• Population (ZIP): 20,361

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 58% White 32% Two or more races 18% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 45% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Scotch-Irish 1% Italian 1%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 65% English-only · Spanish 29% Other Indo-European 2% Chinese 2%

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: ▼ -825.55%
• Current HPI: 361.2733
• Rent YoY: —
• Metro: —
• 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

-3.3% since first listed

10 events — show timeline

• 2026-05-16 Relisted — CRMLS
• 2026-03-27 Relisted — CRMLS
• 2025-11-12 Relisted — CRMLS
• 2025-11-11 Price Changed $149,800 CRMLS
• 2025-10-11 Relisted — CRMLS
• 2025-10-03 Price Changed $154,800 CRMLS
• 2025-09-10 Listed $159,800 CRMLS
• 2023-06-01 Pending — CRMLS
• 2023-06-01 Listing Removed — CRMLS
• 2023-03-10 Listed $154,900 CRMLS

Property tax history

+5.2%/yr

Latest (2025): $916 · +5.2% YoY. Source: county tax records.