3107 San Gabriel Blvd #6 · Rosemead, CA 91770

$98,500

2 bd · 2.0 ba · 800 sqft · Manufactured · 363 Days on market

Built 1966 1.32 ac lot

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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
• Schools +5.0/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bed 2 bath mobile home on San Gabriel Blvd. Very convenience, walking distance to grocery store, restaurant, bus stop, freeways. Fully remodeled about 4 years ago. Has window AC and water cooling system. Must see to appreciate. Owner occupied required. Sale is subject to buyer qualifying for lease of space.

Key facts

• Upgrades
• Curb appeal
• Side yard

Tags

• CURB APPEAL
• UPGRADES
• SIDE YARD
• PET FRIENDLY

Property features AI

Finance

• Other: Lot characterized as 2–5 units per acre on appraiser-sourced lot data
• Financial info: Land lease applies; $1,991 monthly (current)
• HOA & community: Located in Trade Winds Home Park; manager approval required

Exterior

• Parking: Carport attached; Two parking spaces, including two garage/carport spaces
• Utilities: Public sewer; District/public water; No well
• Home design: Double-wide mobile home (15' x 45'); Mobile home remains on site; Located in a suburban neighborhood with street lighting; Off San Gabriel Blvd (Trade Winds Home Park)
• Construction: Year built reported by builder
• Exterior features: No fencing; No pool

Interior

• Bedrooms: Includes a main-floor bedroom
• Bathrooms: Two full bathrooms with bathtubs, granite counters, and upgraded finishes
• Interior features: Front entry; Single-level living; One-story home; Has a view
• Laundry & utility: No laundry hookups on site

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $98k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.6% vs local median 2.2% in Rosemead — 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 (#498 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment B; Watch: crime D, amenities D, cost of living F.
• Market conditions: Rents soft (-1.2%/yr); 62 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 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 $681 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 + 0.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 363 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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.
• Current owner paid $46k; list at $98k implies a 116% gain — meaningful room to come down on a strong offer.

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 $86,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 363 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.59% ✓
• Cap rate: 22.60%
• Cash-on-cash: 58.24%
• DSCR: 3.59
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 53.4%
• Equity multiple: 3.24×
• Total profit: $61,835
• Equity at exit: $14,687

10-year hold

• IRR: 57.4%
• Equity multiple: 5.89×
• Total profit: $134,825
• Equity at exit: $8,516

Cash invested: $27,580 (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 91770

• Rents YoY: -1.2%
• Active inventory: 62
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,556 high
• Mortgage (P&I): −$517
• Tax est. 1.5%: −$123 /mo · $1,478/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $1,338

Break-even live

Break-even rent $862

Max offer price $98,500

Occupancy floor 43%

Sensitivity live

Price	-10% $1,407	-5% $1,373	+0% $1,338	+5% $1,304	+10% $1,270
Rent	-10% $1,137	-5% $1,238	+0% $1,338	+5% $1,439	+10% $1,540
Rate	-1.0pp $1,388	-0.5pp $1,364	base $1,338	+0.5pp $1,313	+1.0pp $1,287

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2727 Kelburn Ave Unit 2729 Rosemead, CA	3.0	1.0	925	$3,150	$3.41	3d	1	0.30mi
2730 Denton Ave Rosemead, CA	3.0	1.0	1000	$2,600	$2.60	13d	1	0.30mi
3109 Walnut Grove Ave Unit 3111 Rosemead, CA	2.0	1.0	936	$2,600	$2.78	17d	1	0.56mi
7757 Hellman Ave Rosemead, CA	2.0	1.0	900	$2,250	$2.50	25d	1	0.61mi
2456 Delta Ave Rosemead, CA	2.0	1.0	906	$2,500	$2.76	25d	1	0.66mi
2611 Muscatel Ave Rosemead, CA	2.0	1.0	1000	$2,300	$2.30	25d	1	0.88mi
215 N New Ave Unit 215A Monterey Park, CA	2.0	1.0	900	$2,000	$2.22	25d	1	0.95mi
215 N New Ave Unit 215F Monterey Park, CA	1.0	1.0	600	$1,750	$2.92	25d	1	0.95mi
303 N New Ave Unit C Monterey Park, CA	2.0	1.0	850	$2,500	$2.94	4d	1	0.95mi
1622 Alegro Sq Unit J San Gabriel, CA	2.0	2.0	900	$2,280	$2.53	19d	1	0.98mi
8348 Rush St Rosemead, CA	2.0	2.0	986	$2,650	$2.69	17d	1	1.02mi
8348 Rush St Unit 8348 Rosemead, CA	2.0	2.0	986	$2,650	$2.69	16d	1	1.02mi
818 E Valley Blvd San Gabriel, CA	2.0	1.0	990	$2,400	$2.42	2d	1	1.04mi
2456 New Ave Unit 2458 C Rosemead, CA	2.0	1.0	850	$2,245	$2.64	25d	1	1.05mi
2456 New Ave Rosemead, CA	2.0	1.5	1000	$2,395	$2.40	3d	1	1.05mi
2458 New Ave Rosemead, CA	2.0	1.5	1100	$2,395	$2.18	8d	1	1.05mi
430 W Marshall St Unit B San Gabriel, CA	2.0	2.0	800	$3,000	$3.75	25d	1	1.06mi
109 E Valley Blvd San Gabriel, CA	2.0	1.0–2.0	896	$4,125	$4.60	0d	12	1.11mi
339 S Pomelo Ave Unit B Monterey Park, CA	1.0	1.0	750	$1,950	$2.60	25d	1	1.15mi
8166 Blewett St Rosemead, CA	2.0	1.0	700	$2,500	$3.57	2d	1	1.15mi
1527 S Palm Ave Apt P San Gabriel, CA	2.0	2.0	950	$2,300	$2.42	18d	1	1.16mi
1527 Palm Ave San Gabriel, CA	2.0	2.0	950	$2,300	$2.42	20d	1	1.16mi
427 W Bencamp St San Gabriel, CA	3.0	1.0–3.0	1204	$5,132	$4.26	0d	41	1.25mi
411 S Orange Ave Monterey Park, CA	1.0–3.0	1.0–2.5	1075	$2,600	$2.42	7d	4	1.29mi
1415 San Gabriel Blvd Rosemead, CA	2.0–3.0	1.0–1.5	975	$2,500	$2.56	2d	4	1.34mi
1525 Prospect Ave Unit 1525G San Gabriel, CA	2.0	2.0	910	$2,300	$2.53	16d	1	1.36mi
1525 Prospect Ave Unit 1529B San Gabriel, CA	2.0	2.0	1100	$2,350	$2.14	44d	1	1.36mi
1519 Prospect Ave #5 San Gabriel, CA	1.0	1.0	700	$1,600	$2.29	44d	1	1.37mi
339 S Sefton Ave Unit H Monterey Park, CA	2.0	1.0	800	$2,375	$2.97	25d	1	1.39mi
120 N Alhambra Ave Unit A Monterey Park, CA	2.0	1.0	750	$2,295	$3.06	4d	1	1.41mi
3919 Rosemead Blvd Rosemead, CA	1.0	1.0	700	$1,850	$2.64	2d	2	1.44mi
213 N Alhambra Ave Monterey Park, CA	2.0	1.0	1000	$2,780	$2.78	2d	1	1.44mi
1315 Prospect Ave San Gabriel, CA	2.0	2.0	945	$2,475	$2.62	44d	2	1.48mi
1330 Stevens Ave Unit F San Gabriel, CA	2.0	1.0	700	$2,200	$3.14	44d	1	1.49mi

Listing history 22 events

1. 2026-06-18
   days on market $98,500 Active 363 DOM
2. 2026-06-17
   days on market $98,500 Active 362 DOM
3. 2026-06-16
   days on market $98,500 Active 361 DOM
4. 2026-06-15
   days on market $98,500 Active 360 DOM
5. 2026-06-13
   days on market $98,500 Active 358 DOM
6. 2026-06-09
   days on market $98,500 Active 354 DOM
7. 2026-06-08
   days on market $98,500 Active 353 DOM
8. 2026-06-07
   days on market $98,500 Active 352 DOM
9. 2026-06-04
   days on market $98,500 Active 349 DOM
10. 2026-06-03
    days on market $98,500 Active 348 DOM
11. 2026-05-31
    days on market $98,500 Active 347 DOM
12. 2025-12-03
    price $98,500
13. 2025-06-18
    listed $100,000 Active
14. 2025-05-31
    historical
15. 2024-11-18
    listed $100,000 Active
16. 2020-03-02
    soldstatus $45,700 Closed Sale 310-char remark

    Show marketing remark (310 chars)

    2 bed 2 bath mobile home on San Gabriel Blvd. Very convenience, walking distance to grocery store, restaurant, bus stop, freeways. Fully remodeled about 4 years ago. Has window AC and water cooling system. Must see to appreciate. Owner occupied required. Sale is subject to buyer qualifying for lease of space.

17. 2019-10-28
    listed $59,000 Active 310-char remark

    Show marketing remark (310 chars)

    2 bed 2 bath mobile home on San Gabriel Blvd. Very convenience, walking distance to grocery store, restaurant, bus stop, freeways. Fully remodeled about 4 years ago. Has window AC and water cooling system. Must see to appreciate. Owner occupied required. Sale is subject to buyer qualifying for lease of space.

18. 2014-08-25
    soldstatus $22,000 Closed
19. 2014-08-13
    status Pending
20. 2014-07-30
    status Backup Offers Accepted
21. 2014-06-11
    price $25,000
22. 2014-05-13
    listed $30,000 Active

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,671
• − Mortgage interest: −$5,518
• − Property taxes: −$1,478
• − Insurance: −$492
• − Repairs & maintenance: −$2,454
• − Management: −$2,454
• − Depreciation: −$2,865
• Taxable income: $15,411
• Est. tax owed @ 24.0%: −$3,699
• After-tax cash flow: $12,363/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)

No district data.

Livability — Rosemead

• Score: 62/100
• State rank: #498
• US rank: #16795

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosemead, CA
• County: Los Angeles County · 9,444,647 people
• City population: 58,382
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 58,382
• Household income: $75,000
• Rent vs Own: 51.0% rent · 49.0% own
• Severe rent burden: 2383.0

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 Asian (65%)
• Race & ethnicity: Asian 65% Hispanic / Latino 29% Two or more races 5% White 4% Native American 1%
• Hispanic origin (detail): Mexican 25%
• Foreign-born: 57% · Vietnam, China, Canada
• Languages at home: 20% English-only · Chinese 36% Spanish 22% Vietnamese 15%

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: ▼ -1316.03%
• Current HPI: 437.2197
• Rent YoY: ▼ -1.18%
• 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

+228.3% since first listed

11 events — show timeline

• 2025-12-03 Price Changed $98,500 CRMLS
• 2025-06-18 Listed $100,000 CRMLS
• 2025-05-31 Listing Removed — CRMLS
• 2024-11-18 Listed $100,000 CRMLS
• 2020-03-02 Sold (MLS) $45,700 CRMLS
• 2019-10-28 Listed $59,000 CRMLS
• 2014-08-25 Sold (MLS) $22,000 CRMLS
• 2014-08-13 Pending — CRMLS
• 2014-07-30 Pending — CRMLS
• 2014-06-11 Price Changed $25,000 CRMLS
• 2014-05-13 Listed $30,000 CRMLS