2548 Peck Rd #39 · South Monrovia Island, CA 91016

$179,900

2 bd · 1.0 ba · 746 sqft · Manufactured · 127 Days on market

Built 2025 Good condition $241/sqft · 194% above area ↓ 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 +9.6/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.3/5.0
• Livability +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully constructed, newer manufactured home located in Walnut Grove Mobile Home Park. This thoughtfully designed 2-bedroom, 1-bath residence offers approximately 746 square feet of modern living space with an efficient and open layout. The interior features high ceilings, recessed lighting, and durable laminate flooring throughout the main living areas. The bright living room flows seamlessly into the kitchen, creating an open-concept feel that is ideal for everyday living. The kitchen is equipped with quartz-style countertops, shaker cabinetry in a contemporary Clover finish, a subway tile backsplash, and stainless steel appliances, including a gas range, dishwasher, and refrigerator, along with a deep farmhouse-style sink. Both bedrooms are comfortably sized and positioned toward the rear of the home for added privacy. The bathroom features a full tub/shower combination with modern fixtures, a spacious vanity, and ample storage space. Indoor laundry hookups are conveniently located within the home. Additional features include dual-pane windows, energy-efficient construction, central heating, and modern finishes throughout the property. Outside, the home offers a covered entry, private driveway parking, and low-maintenance landscaping. Walnut Grove Mobile Home Park is conveniently situated near shopping, dining, schools, and major commuter routes, providing accessibility while maintaining a neighborhood atmosphere. This home presents an excellent opportunity for affordable homeownership, along with the benefits of a newly built residence.

Key facts

• Shaker cabinetry
• Open-concept feel
• 2 parking spots

Tags

• WALNUT GROVE MOBILE HOME PARK
• OPEN-CONCEPT FEEL
• QUARTZ-STYLE COUNTERTOPS
• SHAKER CABINETRY
• SUBWAY TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $828 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#521 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A, commute A-; Watch: schools D+, crime D+, amenities F.
• Monrovia Unified (suburban): math 39% / reading 48% proficiency, ranked #182 of 517 in CA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 71 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 33% of the median local income ($97k/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 + 3.4% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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. 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: 1.46% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.73%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (median comp): $61,224
• List price: $179,900
• Delta: 193.84%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.36% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.49×
• Total profit: $24,594
• Equity at exit: $26,824

10-year hold

• IRR: 21.5%
• Equity multiple: 2.86×
• Total profit: $93,444
• Equity at exit: $15,554

Cash invested: $50,372 (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 91016

• Rents YoY: 3.4%
• Active inventory: 71
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,622 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $828

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 63%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2425 S Myrtle Ave Unit A Monrovia, CA	1.0	1.0	500	$1,980	$3.96	24d	1	0.22mi
226 E Atara St Monrovia, CA	1.0	1.0	650	$2,135	$3.28	2d	1	0.52mi
2955 Mayflower Ave Arcadia, CA	1.0–2.0	1.0	650	$2,100	$3.23	15d	2	0.62mi
1960 Peck Rd Unit 4 Monrovia, CA	1.0	1.0	500	$1,895	$3.79	44d	1	0.74mi
225 W Duarte Rd Monrovia, CA	2.0	1.0–3.0	1537	$8,185	$5.32	1d	109	1.00mi
425 Danimere Ave Arcadia, CA	2.0	2.0	750	$2,900	$3.87	44d	1	1.01mi
1611 S 4th Ave Arcadia, CA	1.0	1.0	450	$2,500	$5.56	7d	1	1.11mi
1625 S Magnolia Ave Monrovia, CA	1.0–3.0	1.0–2.0	1094	$3,996	$3.65	1d	48	1.12mi
911 Genoa St Unit A Monrovia, CA	1.0	1.0	735	$2,150	$2.93	24d	1	1.35mi
1214 S Primrose Ave Monrovia, CA	1.0	1.0	650	$2,300	$3.54	44d	1	1.43mi
1219 S Alta Vista Ave Monrovia, CA	1.0–2.0	1.0–1.5	850	$2,600	$3.06	1d	4	1.45mi

Listing history 16 events

1. 2026-06-18
   days on market $179,900 Active 127 DOM
2. 2026-06-17
   days on market $179,900 Active 126 DOM
3. 2026-06-16
   days on market $179,900 Active 125 DOM
4. 2026-06-15
   days on market $179,900 Active 124 DOM
5. 2026-06-13
   days on market $179,900 Active 122 DOM
6. 2026-06-13
   days on market $179,900 Active 121 DOM
7. 2026-06-09
   days on market $179,900 Active 118 DOM
8. 2026-06-08
   days on market $179,900 Active 117 DOM
9. 2026-06-07
   days on market $179,900 Active 116 DOM
10. 2026-06-04
    days on market $179,900 Active 113 DOM
11. 2026-06-03
    days on market $179,900 Active 112 DOM
12. 2026-06-02
    days on market $179,900 Active 111 DOM
13. 2026-06-01
    days on market $179,900 Active 110 DOM
14. 2026-05-31
    days on market $179,900 Active 109 DOM
15. 2026-05-07
    price $179,900 1586-char remark

    Show marketing remark (1586 chars)

    Welcome to this beautifully constructed, newer manufactured home located in Walnut Grove Mobile Home Park. This thoughtfully designed 2-bedroom, 1-bath residence offers approximately 746 square feet of modern living space with an efficient and open layout. The interior features high ceilings, recessed lighting, and durable laminate flooring throughout the main living areas. The bright living room flows seamlessly into the kitchen, creating an open-concept feel that is ideal for everyday living. The kitchen is equipped with quartz-style countertops, shaker cabinetry in a contemporary Clover finish, a subway tile backsplash, and stainless steel appliances, including a gas range, dishwasher, and refrigerator, along with a deep farmhouse-style sink. Both bedrooms are comfortably sized and positioned toward the rear of the home for added privacy. The bathroom features a full tub/shower combination with modern fixtures, a spacious vanity, and ample storage space. Indoor laundry hookups are conveniently located within the home. Additional features include dual-pane windows, energy-efficient construction, central heating, and modern finishes throughout the property. Outside, the home offers a covered entry, private driveway parking, and low-maintenance landscaping. Walnut Grove Mobile Home Park is conveniently situated near shopping, dining, schools, and major commuter routes, providing accessibility while maintaining a neighborhood atmosphere. This home presents an excellent opportunity for affordable homeownership, along with the benefits of a newly built residence.

16. 2026-02-11
    listed $184,900 Active 1586-char remark

    Show marketing remark (1586 chars)

    Welcome to this beautifully constructed, newer manufactured home located in Walnut Grove Mobile Home Park. This thoughtfully designed 2-bedroom, 1-bath residence offers approximately 746 square feet of modern living space with an efficient and open layout. The interior features high ceilings, recessed lighting, and durable laminate flooring throughout the main living areas. The bright living room flows seamlessly into the kitchen, creating an open-concept feel that is ideal for everyday living. The kitchen is equipped with quartz-style countertops, shaker cabinetry in a contemporary Clover finish, a subway tile backsplash, and stainless steel appliances, including a gas range, dishwasher, and refrigerator, along with a deep farmhouse-style sink. Both bedrooms are comfortably sized and positioned toward the rear of the home for added privacy. The bathroom features a full tub/shower combination with modern fixtures, a spacious vanity, and ample storage space. Indoor laundry hookups are conveniently located within the home. Additional features include dual-pane windows, energy-efficient construction, central heating, and modern finishes throughout the property. Outside, the home offers a covered entry, private driveway parking, and low-maintenance landscaping. Walnut Grove Mobile Home Park is conveniently situated near shopping, dining, schools, and major commuter routes, providing accessibility while maintaining a neighborhood atmosphere. This home presents an excellent opportunity for affordable homeownership, along with the benefits of a newly built residence.

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,466
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$2,517
• − Management: −$2,517
• − Depreciation: −$5,233
• Taxable income: $7,523
• Est. tax owed @ 24.0%: −$1,805
• After-tax cash flow: $8,134/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 newer manufactured home in Walnut Grove Mobile Home Park is in good condition with a good condition score of 80. It has a good kitchen, good bathroom, and good exterior. The home is move-in ready with minimal repairs and maintenance needed.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace blinds with energy-efficient windows — Improves energy efficiency and aesthetic
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace blinds with energy-efficient windows — Improves energy efficiency and aesthetic ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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: Monrovia Unified
• NCES district ID: 0625320
• Math proficiency: 39% ▼ -4.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $69,032
• Composite: 39.18/100
• National rank: #4022
• State rank: #182 of 517 in CA

Livability — South Monrovia Island

• Score: 61/100
• State rank: #521
• US rank: #17543

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Monrovia Island, CA
• County: Los Angeles County · 9,444,647 people
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 41,140
• Household income: $96,540
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 2134.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 43% White 30% Two or more races 21% Asian 16% Black 6%
• Hispanic origin (detail): Mexican 33% Puerto Rican 1%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 24% · Canada, China, Vietnam
• Languages at home: 58% English-only · Spanish 27% Chinese 7% Tagalog/Filipino 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: ▼ -1140.27%
• Current HPI: 390.9169
• Rent YoY: ▲ 3.36%
• 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

-2.7% since first listed

2 events — show timeline

• 2026-05-07 Price Changed $179,900 CRMLS
• 2026-02-11 Listed $184,900 CRMLS