1441 S Paso Real Ave #10 · Rowland Heights, CA 91748

$197,777

3 bd · 3.0 ba · 1,440 sqft · Manufactured public records · 16 Days on market

Built 1972 $137/sqft · at area comps Est $191k · 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 +5.8/15.0
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * Nice, Remodeled Manufactured Home with Excellence Move-in Condition * * * Huge size great room, lots of upgrades, newer copper plumbing, newer laminated flooring through out the house, newer tile flooring in kitchen and all of bathrooms, newer stove, etc. Large open kitchen with good quality cabinets, formal dining area, 3 bedrooms (the 3rd bedroom without permitted), 3 bathrooms (the 3rd bathroom without permitted). Large covered porch with new outside carpet, The exterior walls have been painted. Central Air & Heating, good size master-suite with mirrored closets and full bath. Inside laundry area. Located within very short walking distance to clubhouse, swimming pool & spa. Guest parking close-by. .. walk to supermarket, post office, driving range Golf course. .. Don't Miss This One !!!

Key facts

• Huge size great room
• Newer tile flooring
• Large open kitchen

Tags

• REMODELED MANUFACTURED HOME
• HUGE SIZE GREAT ROOM
• NEWER COPPER PLUMBING
• NEWER LAMINATED FLOORING
• NEWER TILE FLOORING
• LARGE OPEN KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $198k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $198k).
• Recommended offer: $195k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 2.7% in Rowland Heights — 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 50/100 on livability (#1,123 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A; Watch: crime C-, amenities F, commute F.
• Rowland Unified (suburban): math 40% / reading 62% proficiency, ranked #134 of 517 in CA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+10.3%/yr); 102 active listings in the ZIP; 29 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).
• At $3,488/mo this rent would consume 50% of the median local household income ($83k/yr) (locally 1440% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 8.0% rent growth), your $55k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($195k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $35k; list at $198k implies a 465% gain — meaningful room to come down on a strong offer.

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 $194,810 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.76% ✓
• Cap rate: 16.00%
• Cash-on-cash: 34.67%
• DSCR: 2.54
• GRM: 4.7

CMA / ARV

• ARV (median comp): $190,507
• List price: $197,777
• Delta: 4.98%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1441 Paso Real Ave #327	0.00mi	3/2.0	1,440 (0%)	1mo	$200,000	$139	95
1441 Paso Real Ave #246	0.00mi	4/3.0 (+1)	1,440 (0%)	0mo	$210,000	$146	95
1441 Paso Real Ave #255	0.00mi	3/2.0	1,440 (0%)	8mo	$193,000	$134	90
1441 Paso Real Ave #119	0.00mi	3/2.0	1,392 (-3%)	4mo	$220,000	$158	87
1441 S Paso Real Ave #27	0.00mi	4/2.0 (+1)	1,440 (0%)	5mo	$195,000	$135	86
1441 Paso Real Ave #203	0.00mi	4/2.0 (+1)	1,493 (+4%)	4mo	$230,000	$154	82
1441 Paso Real Ave #184	0.09mi	3/2.0	1,493 (+4%)	9mo	$285,470	$191	78
1440 Paso Real Ave #37	0.07mi	2/2.0 (-1)	1,344 (-7%)	2mo	$175,000	$130	74
1560 S Otterbein Ave #58	0.56mi	3/3.0	1,440 (0%)	8mo	$345,000	$240	67
1560 Otterbein Ave #12	0.56mi	3/2.0	1,414 (-2%)	4mo	$365,000	$258	64
1560 S Otterbein Ave #113	0.56mi	3/2.0	1,568 (+9%)	4mo	$308,000	$196	52
1560 S Otterbein #138 Ave #138	0.56mi	3/2.0	1,320 (-8%)	10mo	$300,000	$227	48

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 35.3%
• Equity multiple: 2.59×
• Total profit: $88,199
• Equity at exit: $29,489

10-year hold

• IRR: 44.5%
• Equity multiple: 6.27×
• Total profit: $291,580
• Equity at exit: $17,100

Cash invested: $55,378 (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 91748

• Rents YoY: 10.3%
• Active inventory: 102
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $3,488 high
• Mortgage (P&I): −$1,037
• Tax from tax record: −$36 /mo · $430/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$732
• Net cashflow: $1,600

Break-even live

Break-even rent $1,463

Max offer price $197,777

Occupancy floor 49%

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: $49,444
• Closing costs: $5,933
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18567 Colima Rd Rowland Heights, CA	1.0–2.0	1.0–2.0	845	$2,400	$2.84	3d	26	0.29mi
18617 Trot Ave Rowland Heights, CA	3.0	2.0	1251	$3,350	$2.68	17d	1	0.33mi
1809 Paso Real Ave Rowland Heights, CA	4.0	2.0	1259	$3,500	$2.78	24d	1	0.33mi
1808 Santa Ysabela Dr Rowland Heights, CA	4.0	2.0	1175	$3,500	$2.98	20d	1	0.41mi
1439 S Jellick Ave Unit B Rowland Heights, CA	2.0	1.5	1049	$2,300	$2.19	4d	1	0.42mi
19050 Colima Rd Rowland Heights, CA	1.0–2.0	1.0–2.0	833	$2,595	$3.12	22d	2	0.45mi
1316 Raleo Ave Rowland Heights, CA	4.0	2.0	1200	$5,000	$4.17	15d	1	0.52mi
18417 Santar St Rowland Heights, CA	4.0	2.0	1142	$3,300	$2.89	16d	1	0.52mi
19231 Tranbarger St Rowland Heights, CA	3.0	2.0	1170	$3,200	$2.74	43d	1	0.62mi
18573 Farjardo St Rowland Heights, CA	3.0	2.0	1300	$3,750	$2.88	43d	1	0.74mi
18658 Mescalero St Rowland Heights, CA	3.0	2.0	1352	$3,800	$2.81	22d	1	0.78mi
19319 Pilario St Rowland Heights, CA	4.0	2.0	1480	$3,750	$2.53	43d	1	0.80mi
2240 Electra Ave Rowland Heights, CA	3.0	2.0	1256	$3,200	$2.55	17d	1	0.99mi
2415 Los Padres Dr Rowland Heights, CA	3.0	2.0	1120	$3,300	$2.95	16d	1	1.00mi
2601 E Valley Blvd West Covina, CA	1.0–2.0	1.0–2.0	925	$2,650	$2.86	7d	3	1.00mi
2243 Otterbein Ave Rowland Heights, CA	3.0	2.0	1286	$3,600	$2.80	43d	1	1.01mi
18626 Barroso St Rowland Heights, CA	3.0	2.0	1446	$3,890	$2.69	2d	1	1.04mi
2817 E Valley Blvd West Covina, CA	3.0	2.0	1050	$3,100	$2.95	43d	1	1.08mi
2847 Valley Blvd West Covina, CA	1.0–2.0	1.0	879	$3,040	$3.46	1d	7	1.09mi
4037 S Ellesford Ave West Covina, CA	4.0	2.0	1790	$4,195	$2.34	1d	1	1.13mi
1862 Hollandale Ave Rowland Heights, CA	4.0	2.0	1588	$4,250	$2.68	16d	1	1.13mi
18448 La Guardia St Rowland Heights, CA	4.0	2.0	1386	$6,900	$4.98	1d	1	1.15mi
19358 Alcona St Rowland Heights, CA	4.0	2.0	1613	$3,950	$2.45	43d	1	1.16mi
684 Panorama Ln La Puente, CA	3.0	3.5	1683	$3,600	$2.14	20d	1	1.17mi
684 Panorama Ln La Puente, CA	3.0	3.5	1683	$3,600	$2.14	17d	1	1.17mi
2143 Arcdale Ave Rowland Heights, CA	3.0	2.0	1386	$3,500	$2.53	24d	1	1.20mi
19307 Oakview Ln Rowland Heights, CA	4.0	2.0	1789	$3,850	$2.15	43d	1	1.26mi
17800 Colima Rd Rowland Heights, CA	1.0–2.0	1.0–2.0	775	$2,880	$3.72	5d	8	1.34mi
2454 Hillman Ln Rowland Heights, CA	3.0	2.5	1506	$3,800	$2.52	43d	1	1.39mi

Listing history 27 events

1. 2026-06-18
   days on market $197,777 Active 16 DOM
2. 2026-06-17
   days on market $197,777 Active 15 DOM
3. 2026-06-16
   days on market $197,777 Active 14 DOM
4. 2026-06-15
   days on market $197,777 Active 13 DOM
5. 2026-06-13
   days on market $197,777 Active 11 DOM
6. 2026-06-13
   days on market $197,777 Active 10 DOM
7. 2026-06-09
   days on market $197,777 Active 7 DOM
8. 2026-06-08
   days on market $197,777 Active 6 DOM
9. 2026-06-07
   days on market $197,777 Active 5 DOM
10. 2026-06-04
    days on market $197,777 Active 2 DOM
11. 2026-06-02
    pricedays on marketlisting id $197,777 Active 1 DOM
12. 2026-05-31
    days on market $199,990 Active 170 DOM
13. 2026-03-24
    price $199,990 826-char remark

    Show marketing remark (826 chars)

    * * * Nice, Remodeled Manufactured Home with Excellence Move-in Condition * * * Huge size great room, lots of upgrades, newer copper plumbing, newer laminated flooring through out the house, newer tile flooring in kitchen and all of bathrooms, newer stove, etc. Large open kitchen with good quality cabinets, formal dining area, 3 bedrooms (the 3rd bedroom without permitted), 3 bathrooms (the 3rd bathroom without permitted). Large covered porch with new outside carpet, The exterior walls have been painted. Central Air & Heating, good size master-suite with mirrored closets and full bath. Inside laundry area. Located within very short walking distance to clubhouse, swimming pool & spa. Guest parking close-by. .. walk to supermarket, post office, driving range Golf course. .. Don't Miss This One !!!

14. 2026-03-06
    price $209,990 826-char remark

    Show marketing remark (826 chars)

    * * * Nice, Remodeled Manufactured Home with Excellence Move-in Condition * * * Huge size great room, lots of upgrades, newer copper plumbing, newer laminated flooring through out the house, newer tile flooring in kitchen and all of bathrooms, newer stove, etc. Large open kitchen with good quality cabinets, formal dining area, 3 bedrooms (the 3rd bedroom without permitted), 3 bathrooms (the 3rd bathroom without permitted). Large covered porch with new outside carpet, The exterior walls have been painted. Central Air & Heating, good size master-suite with mirrored closets and full bath. Inside laundry area. Located within very short walking distance to clubhouse, swimming pool & spa. Guest parking close-by. .. walk to supermarket, post office, driving range Golf course. .. Don't Miss This One !!!

15. 2025-12-13
    price $215,000 826-char remark

    Show marketing remark (826 chars)

    * * * Nice, Remodeled Manufactured Home with Excellence Move-in Condition * * * Huge size great room, lots of upgrades, newer copper plumbing, newer laminated flooring through out the house, newer tile flooring in kitchen and all of bathrooms, newer stove, etc. Large open kitchen with good quality cabinets, formal dining area, 3 bedrooms (the 3rd bedroom without permitted), 3 bathrooms (the 3rd bathroom without permitted). Large covered porch with new outside carpet, The exterior walls have been painted. Central Air & Heating, good size master-suite with mirrored closets and full bath. Inside laundry area. Located within very short walking distance to clubhouse, swimming pool & spa. Guest parking close-by. .. walk to supermarket, post office, driving range Golf course. .. Don't Miss This One !!!

16. 2025-12-12
    listed $199,900 Active 826-char remark

    Show marketing remark (826 chars)

    * * * Nice, Remodeled Manufactured Home with Excellence Move-in Condition * * * Huge size great room, lots of upgrades, newer copper plumbing, newer laminated flooring through out the house, newer tile flooring in kitchen and all of bathrooms, newer stove, etc. Large open kitchen with good quality cabinets, formal dining area, 3 bedrooms (the 3rd bedroom without permitted), 3 bathrooms (the 3rd bathroom without permitted). Large covered porch with new outside carpet, The exterior walls have been painted. Central Air & Heating, good size master-suite with mirrored closets and full bath. Inside laundry area. Located within very short walking distance to clubhouse, swimming pool & spa. Guest parking close-by. .. walk to supermarket, post office, driving range Golf course. .. Don't Miss This One !!!

17. 2019-04-30
    historical
18. 2018-11-05
    price $118,800
19. 2018-11-04
    listed $108,000 Active
20. 2018-10-29
    historical
21. 2018-09-27
    price $138,000
22. 2018-07-31
    price $149,800
23. 2018-07-18
    listed $159,800 Active
24. 2012-06-07
    soldstatus $35,000 Closed
25. 2012-05-17
    status Pending
26. 2012-03-17
    price $39,990
27. 2011-11-06
    listed $46,800 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: $430 · $36/mo
• Projected year-2 tax: $1,503 · $125/mo
• Expected delta: +$1,073/yr (+$89/mo · 249.6%)

ⓘ 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 ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,851
• − Mortgage interest: −$11,079
• − Property taxes: −$430
• − Insurance: −$989
• − Repairs & maintenance: −$3,348
• − Management: −$3,348
• − Depreciation: −$5,754
• Taxable income: $16,904
• Est. tax owed @ 24.0%: −$4,057
• After-tax cash flow: $15,141/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: Rowland Unified
• NCES district ID: 0633750
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 62% ▲ 11.00%
• Median HH income: $63,667
• Composite: 44.83/100
• National rank: #2733
• State rank: #134 of 517 in CA

Livability — Rowland Heights

• Score: 50/100
• State rank: #1123
• US rank: #25637

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rowland Heights, CA
• County: Los Angeles County · 9,444,647 people
• City population: 42,463
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 42,463
• Household income: $83,428
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1440.0

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: Majority Asian (59%)
• Race & ethnicity: Asian 59% Hispanic / Latino 31% Two or more races 6% White 6% Black 1%
• Hispanic origin (detail): Mexican 25%
• Foreign-born: 55% · China, Canada, South Korea
• Languages at home: 25% English-only · Chinese 37% Spanish 22% Tagalog/Filipino 5%

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: ▼ -754.24%
• Current HPI: 364.5923
• Rent YoY: ▲ 10.27%
• 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

+327.3% since first listed

15 events — show timeline

• 2026-03-24 Price Changed $199,990 CRMLS
• 2026-03-06 Price Changed $209,990 CRMLS
• 2025-12-13 Price Changed $215,000 CRMLS
• 2025-12-12 Listed $199,900 CRMLS
• 2019-04-30 Listing Removed — CRMLS
• 2018-11-05 Price Changed $118,800 CRMLS
• 2018-11-04 Listed $108,000 CRMLS
• 2018-10-29 Listing Removed — CRMLS
• 2018-09-27 Price Changed $138,000 CRMLS
• 2018-07-31 Price Changed $149,800 CRMLS
• 2018-07-18 Listed $159,800 CRMLS
• 2012-06-07 Sold (MLS) $35,000 CRMLS
• 2012-05-17 Pending — CRMLS
• 2012-03-17 Price Changed $39,990 CRMLS
• 2011-11-06 Listed $46,800 CRMLS

Property tax history

+6.5%/yr

Latest (2025): $430 · +6.5% YoY. Source: county tax records.