10525 Somerset #41 · Bellflower, CA 90706

$99,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 53 Days on market

Built 1973 Average condition $147/sqft · 29% below area Est $139k · 29% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent Location - Good Transportation, Shopping ETC. Good for The Owner User or Investor. All buyers must be approved by park management. Gated 55 plus Community.

Key facts

• 2 parking spots
• Community pool
• Built 1973

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $99k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.5% vs local median 2.5% in Bellflower — 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 62/100 on livability (#483 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: amenities C-, health & safety D+, crime F.
• Bellflower Unified (suburban): math 32% / reading 50% proficiency, ranked #667 of 1,400 in CA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.8%/yr); 70 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 34% of the median local income ($79k/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 $684 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 + 2.8% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1973 — 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. 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: 2.27% ✓
• Cap rate: 19.52%
• Cash-on-cash: 47.23%
• DSCR: 3.10
• GRM: 3.7

CMA / ARV

• ARV (median comp): $139,000
• List price: $99,000
• Delta: -28.78%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.79% rent growth · sell at horizon

5-year hold

• IRR: 44.4%
• Equity multiple: 2.91×
• Total profit: $53,008
• Equity at exit: $14,761

10-year hold

• IRR: 50.2%
• Equity multiple: 5.83×
• Total profit: $133,841
• Equity at exit: $8,560

Cash invested: $27,720 (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 90706

• Rents YoY: 2.8%
• Active inventory: 70
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,247 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $1,091

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,159	-5% $1,125	+0% $1,091	+5% $1,057	+10% $1,023
Rent	-10% $914	-5% $1,002	+0% $1,091	+5% $1,180	+10% $1,269
Rate	-1.0pp $1,141	-0.5pp $1,116	base $1,091	+0.5pp $1,065	+1.0pp $1,039

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10103 Washington St Bellflower, CA	1.0	1.0	458	$1,900	$4.15	25d	1	0.54mi
15508 Halcourt Ave Norwalk, CA	2.0	1.0	600	$2,500	$4.17	8d	1	0.70mi
11037 Ferina St Norwalk, CA	1.0–2.0	1.0	600	$1,995	$3.33	4d	1	0.70mi
10144 Alondra Blvd Bellflower, CA	1.0–2.0	1.0–2.0	813	$2,450	$3.01	44d	3	0.72mi
15561 Cornuta Ave Bellflower, CA	1.0	1.0	560	$2,000	$3.57	5d	1	0.72mi
10132 Alondra Blvd Bellflower, CA	1.0–2.0	1.0–2.0	559	$2,500	$4.47	8d	5	0.76mi
16133 Woodruff Ave Unit 09 Bellflower, CA	1.0	1.0	670	$1,795	$2.68	44d	1	0.78mi
16108 Cornuta Ave Unit 16108 Bellflower, CA	2.0	1.0	600	$2,200	$3.67	14d	1	0.82mi
13817 Studebaker Rd Unit 3 Norwalk, CA	2.0	1.0	500	$2,295	$4.59	3d	1	0.85mi
10020 Alondra Blvd Bellflower, CA	1.0	1.0	741	$1,925	$2.60	25d	1	0.86mi
11153 Ferina St Norwalk, CA	1.0–3.0	1.0	657	$2,225	$3.39	8d	5	0.86mi
16205 Cornuta Ave Unit 5 Bellflower, CA	1.0	1.0	600	$1,800	$3.00	44d	1	0.89mi
16310 Cornuta Ave Bellflower, CA	1.0	1.0	714	$1,985	$2.78	44d	1	0.93mi
16131 Eucalyptus Ave Bellflower, CA	1.0–4.0	1.0–1.5	850	$2,463	$2.90	44d	2	0.97mi
14829 Longworth Ave Norwalk, CA	1.0	1.0	404	$1,800	$4.46	44d	1	0.97mi
16227 Eucalyptus Ave Unit 312-15 Bellflower, CA	1.0	1.0	700	$2,055	$2.94	23d	1	1.00mi
16227 Eucalyptus Ave Bellflower, CA	1.0–3.0	1.0	850	$2,482	$2.92	12d	5	1.00mi
14812 Gridley Rd Norwalk, CA	1.0–2.0	1.0	450	$2,400	$5.33	8d	6	1.11mi
9649 Harvard St Bellflower, CA	2.0	1.0	720	$2,680	$3.72	11d	1	1.21mi
9735 Oak St Bellflower, CA	1.0–2.0	1.0–2.0	857	$3,775	$4.40	3d	3	1.25mi
10000 Imperial Hwy Downey, CA	1.0–2.0	1.0–2.0	850	$2,975	$3.50	2d	20	1.28mi
14003 Charlemagne Ave Bellflower, CA	1.0	1.0	499	$1,900	$3.81	8d	1	1.30mi
9719 Priscilla St Downey, CA	1.0	1.0	400	$1,500	$3.75	4d	1	1.33mi
13420 Harvest Ave Norwalk, CA	1.0	1.0	365	$1,800	$4.93	8d	1	1.35mi
9354 Greenwell St Unit 3 Bellflower, CA	1.0	1.0	480	$1,765	$3.68	21d	1	1.42mi
9437 Harvard St Unit 9437 Bellflower, CA	1.0	1.0	462	$2,250	$4.87	44d	1	1.43mi
14339 Flallon Ave Norwalk, CA	1.0	1.0	720	$2,000	$2.78	16d	1	1.43mi
9453 Los Angeles St Bellflower, CA	1.0	1.0	750	$2,250	$3.00	44d	1	1.43mi
14505 Alburtis Ave Norwalk, CA	2.0	1.0	750	$2,300	$3.07	13d	1	1.47mi
9999 Imperial Hwy Downey, CA	1.0–2.0	1.0–2.0	780	$2,888	$3.70	3d	3	1.48mi

Listing history 1 events

1. 2026-04-03
   listed $99,000 Active 165-char remark

   Show marketing remark (165 chars)

   Excellent Location - Good Transportation, Shopping ETC. Good for The Owner User or Investor. All buyers must be approved by park management. Gated 55 plus Community.

ⓘ 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 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥90°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,966
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − Depreciation: −$2,880
• Taxable income: $12,246
• Est. tax owed @ 24.0%: −$2,939
• After-tax cash flow: $10,154/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 · 8 photos

Average 55/100 Moderate rehab

This manufactured home requires moderate renovations to improve its condition and appeal to buyers and renters.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — dated and worn
• Minor landscaping — some overgrown plants

Value-add opportunities

• Both update kitchen cabinets and countertops — enhances both resale and rental value
• Both replace bathroom fixtures — enhances both resale and rental value
• Both landscaping improvements — enhances curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and worn	Moderate	$3,000–15,000
landscaping · some overgrown plants	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — enhances both resale and rental value ↑
• Both replace bathroom fixtures — enhances both resale and rental value ↑
• Both landscaping improvements — enhances curb appeal and rental value ↑

ⓘ 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: Bellflower Unified
• NCES district ID: 0604440
• Math proficiency: 32% ▲ 1.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $56,090
• Composite: 38.25/100
• National rank: #8559
• State rank: #667 of 1400 in CA

Livability — Bellflower

• Score: 62/100
• State rank: #483
• US rank: #16431

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellflower, CA
• County: Los Angeles County · 9,444,647 people
• City population: 76,819
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 76,819
• Household income: $78,722
• Rent vs Own: 60.7% rent · 39.3% own
• Severe rent burden: 4049.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 61% Two or more races 18% White 13% Asian 12% Black 11% Native American 1%
• Hispanic origin (detail): Mexican 50%
• Common ancestry: Iranian 1%
• Foreign-born: 31% · Canada, South Korea, Vietnam
• Languages at home: 42% English-only · Spanish 46% Tagalog/Filipino 5% Other Asian/Pacific 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: ▼ -796.81%
• Current HPI: 407.4327
• Rent YoY: ▲ 2.79%
• 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

• 2026-04-03 Listed $99,000 CRMLS

Property tax history

+7.2%/yr

Latest (2025): $170 · +7.2% YoY. Source: county tax records.