1517 Merced #43 · South El Monte, CA 91733

$63,000

2 bd · 1.0 ba · 810 sqft · Manufactured · 27 Days on market

Built 1968 Fair condition ↓ 54% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this cozy and inviting home featuring 2 spacious bedrooms and 1 bathroom, offering plenty of room for comfort and relaxation. Tucked away at the end of a quiet cul-de-sac, this home is located in a desirable area close to freeways, restaurants, schools, and shopping centers for added convenience. The community also offers a sparkling swimming pool perfect for enjoying warm summer days, and pets are welcome! This charming home combines comfort, location, and lifestyle all in one.

Key facts

• 2 parking spots
• Community pool
• Built 1968

Property features AI

Finance

• Other: Manager approval required by park
• Financial info: Land lease payment: $1,700
• HOA & community: Part of an association; Land lease applicable

Exterior

• Parking: Assigned parking; Two uncovered parking spaces; Has parking
• Utilities: Public sewer; Public/district water; Natural gas connected; Electricity connected
• Home design: Mobile home (10' x 40'); Double body type; Single-story; Entry at ground level
• Construction: Mobile home remains on site; Year built per assessor
• Exterior features: Fiberglass roof; Community/association pool; Association amenities include street lighting; Located on a cul-de-sac; Park setting (El Monte Mobile Air)

Interior

• Kitchen: Kitchen included
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: One full bathroom with shower-in-tub and bathtub
• Heating & cooling: Whole house fan; Wall/window cooling
• Interior features: One-level home; Turnkey condition; Kitchen and living room
• Laundry & utility: Laundry area in kitchen; Gas and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $63k. Condition is rated fair.

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 ($2k rent vs $63k).
• Recommended offer: $62k (1.5% below list) — sets the bar for market timing.
• Cap rate 31.6% vs local median 2.6% in South El Monte — 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 (#488 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: health & safety D, schools D-, crime F.
• El Monte Union High (suburban): math 34% / reading 59% proficiency, ranked #543 of 1,400 in CA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 55 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).
• This rent runs 39% of the median local income ($68k/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 $436 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y 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.

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 $62,055 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1968 — 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. 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 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?
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: 3.55% ✓
• Cap rate: 31.63%
• Cash-on-cash: 90.50%
• DSCR: 5.03
• GRM: 2.3

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: 91.2%
• Equity multiple: 5.23×
• Total profit: $74,558
• Equity at exit: $9,394

10-year hold

• IRR: 94.1%
• Equity multiple: 10.87×
• Total profit: $174,169
• Equity at exit: $5,447

Cash invested: $17,640 (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 91733

• Active inventory: 55
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $2,235 high
• Mortgage (P&I): −$330
• Tax est. 1.5%: −$79 /mo · $945/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $1,330

Break-even live

Break-even rent $551

Max offer price $63,000

Occupancy floor 35%

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2532 Edwards Ave South El Monte, CA	2.0	2.0	845	$2,550	$3.02	1d	2	0.81mi
2532 Edwards Ave Apt 5 South El Monte, CA	2.0	2.0	845	$2,500	$2.96	13d	1	0.81mi
2600 Marybeth Ave South El Monte, CA	2.0	1.0	650	$1,995	$3.07	1d	1	0.95mi
2676 Santa Anita Ave El Monte, CA	2.0	1.0	650	$1,865	$2.87	1d	1	1.15mi
3065 Sastre Ave Unit B El Monte, CA	1.0	1.0	550	$1,595	$2.90	13d	1	1.22mi
11102 Bonwood Rd Apt 10 El Monte, CA	1.0	1.0	550	$1,550	$2.82	1d	1	1.22mi

Listing history 40 events

1. 2026-06-18
   days on market $63,000 Active 27 DOM
2. 2026-06-17
   days on market $63,000 Active 26 DOM
3. 2026-06-16
   days on market $63,000 Active 25 DOM
4. 2026-06-15
   days on market $63,000 Active 24 DOM
5. 2026-06-13
   pricedays on market $63,000 Active 22 DOM
6. 2026-06-09
   days on market $65,000 Active 18 DOM
7. 2026-06-08
   days on market $65,000 Active 17 DOM
8. 2026-06-07
   days on market $65,000 Active 16 DOM
9. 2026-06-04
   days on market $65,000 Active 13 DOM
10. 2026-06-03
    days on market $65,000 Active 12 DOM
11. 2026-06-02
    days on market $65,000 Active 11 DOM
12. 2026-06-01
    days on market $65,000 Active 10 DOM
13. 2026-05-31
    days on market $65,000 Active 9 DOM
14. 2026-05-22
    listed $65,000 Active
15. 2026-03-11
    historical
16. 2025-10-13
    price $70,000
17. 2025-06-12
    listed $80,000 Active
18. 2025-03-19
    historical
19. 2024-12-18
    price $80,000
20. 2024-10-31
    price $84,999
21. 2024-10-15
    price $89,999
22. 2024-09-20
    listed $95,000 Active
23. 2024-09-19
    historical
24. 2024-07-18
    historical
25. 2024-06-27
    price $89,990
26. 2024-06-21
    status Active
27. 2024-06-14
    price $94,999
28. 2024-06-04
    price $99,900
29. 2024-04-10
    listed $104,900 Active
30. 2024-04-09
    historical
31. 2024-01-12
    listed $109,900 Active
32. 2024-01-11
    historical
33. 2024-01-01
    historical
34. 2023-12-15
    price $125,000
35. 2023-10-25
    price $128,000
36. 2023-09-12
    status Active
37. 2023-08-17
    status Pending Sale
38. 2023-07-23
    price $130,000
39. 2023-07-06
    listed $140,000 Active
40. 2023-07-04
    historical

ⓘ 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 ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,822
• − Mortgage interest: −$3,529
• − Property taxes: −$945
• − Insurance: −$315
• − Repairs & maintenance: −$2,146
• − Management: −$2,146
• − Depreciation: −$1,833
• Taxable income: $15,909
• Est. tax owed @ 24.0%: −$3,818
• After-tax cash flow: $12,147/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 · 4 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include the exterior siding, roof, flooring, and interior walls. Painting and replacing worn-out elements will significantly enhance its curb appeal and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — No visible photos, but age is unknown
• Minor flooring — Worn hardwood flooring
• Minor interior walls/paint — Paint appears faded

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace flooring — Improves comfort and value
• Both Paint interior walls — Enhances interior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible photos, but age is unknown	Major	$15,000–50,000
flooring · Worn hardwood flooring	Minor	$500–3,000
interior walls/paint · Paint appears faded	Minor	$500–3,000
Total estimated repair cost · 4 items		$31,000–106,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace flooring — Improves comfort and value ↑
• Both Paint interior walls — Enhances interior appearance and 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: El Monte Union High
• NCES district ID: 0612120
• Math proficiency: 34% ▲ 4.00%
• Reading proficiency: 59% ▲ 3.00%
• Median HH income: $46,859
• Composite: 41.69/100
• National rank: #7198
• State rank: #543 of 1400 in CA

Livability — South El Monte

• Score: 62/100
• State rank: #488
• US rank: #16540

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South El Monte, CA
• County: Los Angeles County · 9,444,647 people
• City population: 41,255
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 41,255
• Household income: $68,278
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 2017.0

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 Hispanic (71%)
• Race & ethnicity: Hispanic / Latino 71% Asian 24% Two or more races 15% White 3%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Lithuanian 1%
• Foreign-born: 51% · Canada, Vietnam, China
• Languages at home: 16% English-only · Spanish 60% Chinese 11% Vietnamese 9%

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: ▼ -496.14%
• Current HPI: 450.8012
• Rent YoY: —
• 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

-53.6% since first listed

27 events — show timeline

• 2026-05-22 Listed $65,000 CRMLS
• 2026-03-11 Listing Removed — CRMLS
• 2025-10-13 Price Changed $70,000 CRMLS
• 2025-06-12 Listed $80,000 CRMLS
• 2025-03-19 Listing Removed — CRMLS
• 2024-12-18 Price Changed $80,000 CRMLS
• 2024-10-31 Price Changed $84,999 CRMLS
• 2024-10-15 Price Changed $89,999 CRMLS
• 2024-09-20 Listed $95,000 CRMLS
• 2024-09-19 Coming Soon — CRMLS
• 2024-07-18 Listing Removed — CRMLS
• 2024-06-27 Price Changed $89,990 CRMLS
• 2024-06-21 Relisted — CRMLS
• 2024-06-14 Price Changed $94,999 CRMLS
• 2024-06-04 Price Changed $99,900 CRMLS
• 2024-04-10 Listed $104,900 CRMLS
• 2024-04-09 Listing Removed — CRMLS
• 2024-01-12 Listed $109,900 CRMLS
• 2024-01-11 Coming Soon — CRMLS
• 2024-01-01 Listing Removed — CRMLS
• 2023-12-15 Price Changed $125,000 CRMLS
• 2023-10-25 Price Changed $128,000 CRMLS
• 2023-09-12 Relisted — CRMLS
• 2023-08-17 Pending — CRMLS
• 2023-07-23 Price Changed $130,000 CRMLS
• 2023-07-06 Listed $140,000 CRMLS
• 2023-07-04 Coming Soon — CRMLS