11730 Whittier Blvd #55 · West Whittier-Los Nietos, CA 90601

$164,000

2 bd · 2.0 ba · 2,040 sqft · Manufactured · 17 Days on market

Manufactured home Built 1978 Est $165k · 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 +7.8/15.0
• Schools +4.7/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully fully remodeled and spacious home offering over 2,000 sq. ft. of comfortable living space in 55+ Senior Community. Featuring two bedrooms and two full bathrooms, this property blends modern updates with a bright, open layout that’s perfect for entertaining or everyday living. Step inside to a large living room that flows seamlessly into the formal dining area. The expansive family room is a true highlight - featuring a stunning decorative stone wood-burning fireplace, a built-in desk with cabinetry, and a massive walk-in closet for extra storage. A sliding glass door opens to the large covered front patio, creating an ideal space to relax and enjoy the bree

Key facts

• Fully remodeled
• Large living room
• Formal dining area

Tags

• FULLY REMODELED
• LARGE LIVING ROOM
• FORMAL DINING AREA
• BUILT-IN DESK WITH CABINETRY
• MASSIVE WALK-IN CLOSET
• LARGE COVERED FRONT PATIO

Property features AI

Finance

• Other: Accessibility with 2+ access exits
• Financial info: Land lease amount (reported): $2,310
• HOA & community: Senior community; Whittier Downs park; Community features include curbs, biking paths, street lighting, suburban setting; Land lease

Exterior

• Parking: Covered parking; Attached carport; Private driveway
• Security: Gated community; Manager approval required
• Utilities: Public sewer; District/public water
• Home design: Manufactured home (mobile home remains); Single-story; One-level entry
• Construction: Mobile dimensions approximately 12' x 60'; Year built source: Builder; Double body type
• Exterior features: Awning; Community pool; Has view

Interior

• Kitchen: Remodeled kitchen; Kitchen open to family room; Kitchen island; Self-closing drawers; Gas cooktop; Gas oven; Dishwasher
• Bedrooms: Primary bedroom on main floor; Walk-in closet; Main floor bedroom; Primary bathroom
• Bathrooms: Two full bathrooms; Main floor full bath; Upgraded finishes; Separate tub and walk-in shower; Double sinks in primary bath
• Interior features: Beamed ceilings; High (9+ foot) ceilings; Ceiling fan; Pantry; Recessed lighting; Open floor plan; Storage space; Gated community
• Laundry & utility: Laundry room inside; Washer hookup; Gas dryer hookup; Individual laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $164k.

Deal economics

• At list price, monthly cash flow is $908 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $164k).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 2.9% in West Whittier-Los Nietos — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Whittier Union High (suburban): math 42% / reading 65% proficiency, ranked #111 of 517 in CA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Christian Sorensen Elementary (488 students, 67% FRL); Katherine Edwards Middle (916 students, 73% FRL); Whittier High (math 43% / reading 60%, grade D+, #312 of 1,170 statewide, top 27%, 1,767 students, 85% FRL) — zoned schools average 75% FRL vs 26% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 77 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

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 $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 26y 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 $80k; list at $164k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire 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 $161,540 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — 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: 1.58% ✓
• Cap rate: 12.94%
• Cash-on-cash: 23.74%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $165,240
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11730 Whittier Blvd #55	0.00mi	2/2.0	2,040 (0%)	10mo	$79,500	$39	92
11730 Whittier Blvd #39	0.12mi	2/2.0	1,800 (-12%)	0mo	$145,000	$81	74

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 · 3.39% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 1.70×
• Total profit: $32,343
• Equity at exit: $24,453

10-year hold

• IRR: 26.1%
• Equity multiple: 3.33×
• Total profit: $107,038
• Equity at exit: $14,180

Cash invested: $45,920 (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 90601

• Rents YoY: 3.4%
• Active inventory: 77
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,585 medium
• Mortgage (P&I): −$860
• Tax est. 1.5%: −$205 /mo · $2,460/yr
• Insurance: −$68
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $908

Break-even live

Break-even rent $1,435

Max offer price $164,000

Occupancy floor 60%

Sensitivity live

Price	-10% $1,022	-5% $965	+0% $908	+5% $852	+10% $795
Rent	-10% $704	-5% $806	+0% $908	+5% $1,011	+10% $1,113
Rate	-1.0pp $991	-0.5pp $950	base $908	+0.5pp $866	+1.0pp $823

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7026 Friends Ave Whittier, CA	3.0	2.0	1657	$4,250	$2.56	0d	1	1.18mi
11801 N Circle Dr Whittier, CA	3.0	3.0	2156	$4,400	$2.04	0d	1	1.40mi

Listing history 37 events

1. 2026-06-22
   days on market $164,000 Active 17 DOM
2. 2026-06-21
   days on market $164,000 Active 16 DOM
3. 2026-06-18
   days on market $164,000 Active 13 DOM
4. 2026-06-17
   days on market $164,000 Active 12 DOM
5. 2026-06-16
   days on market $164,000 Active 11 DOM
6. 2026-06-15
   days on market $164,000 Active 10 DOM
7. 2026-06-13
   days on market $164,000 Active 8 DOM
8. 2026-06-13
   days on market $164,000 Active 7 DOM
9. 2026-06-09
   days on market $164,000 Active 4 DOM
10. 2026-06-08
    days on market $164,000 Active 3 DOM
11. 2026-06-07
    pricedays on marketlisting id $164,000 Active 2 DOM
12. 2026-06-01
    days on market $174,000 Active 55 DOM
13. 2026-05-31
    days on market $174,000 Active 54 DOM
14. 2026-05-14
    price $174,000
15. 2026-04-07
    listed $179,000 Active
16. 2026-04-01
    historical
17. 2026-02-03
    price $179,000
18. 2026-01-10
    historical
19. 2026-01-02
    listed $189,000 Active
20. 2025-10-19
    listed $189,000 Active
21. 2025-10-15
    historical
22. 2025-08-20
    soldstatus $79,500 Closed Sale
23. 2025-07-30
    historical Active Under Contract
24. 2025-07-09
    price $79,500
25. 2025-07-07
    price $79,950
26. 2025-06-04
    listed $88,500 Active
27. 2025-05-18
    price $99,950
28. 2025-05-05
    price $104,950
29. 2025-04-16
    status Active
30. 2025-04-09
    status Pending Sale
31. 2025-02-13
    price $114,950
32. 2024-12-09
    listed $124,950 Active
33. 2008-05-16
    soldstatus $45,000
34. 2008-05-01
    historical
35. 2008-01-31
    listed $67,900
36. 2000-02-20
    soldstatus $39,900
37. 2000-01-10
    listed $39,900

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥95°F today · 21 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: $31,015
• − Mortgage interest: −$9,187
• − Property taxes: −$2,460
• − Insurance: −$820
• − Repairs & maintenance: −$2,481
• − Management: −$2,481
• − Depreciation: −$4,771
• Taxable income: $8,815
• Est. tax owed @ 24.0%: −$2,116
• After-tax cash flow: $8,786/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: Whittier Union High
• NCES district ID: 0642480
• Math proficiency: 42% ▲ 9.00%
• Reading proficiency: 65% ▲ 7.00%
• Median HH income: $66,675
• Composite: 47.19/100
• National rank: #2321
• State rank: #111 of 517 in CA

Livability — West Whittier-Los Nietos

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: West Whittier-Los Nietos, CA
• County: Los Angeles County · 9,444,647 people
• City population: 31,881
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 30,078
• Household income: $104,052
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 1104.0

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% Two or more races 19% White 18% Asian 5% Native American 3% Black 1%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 19% · Canada, China
• Languages at home: 55% English-only · Spanish 39% Other Indo-European 2% Tagalog/Filipino 1%

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: ▼ -890.50%
• Current HPI: 378.8101
• Rent YoY: ▲ 3.39%
• 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

+311.0% since first listed

26 events — show timeline

• 2026-06-05 Listed $164,000 CRMLS
• 2026-06-01 Listing Removed — CRMLS
• 2026-05-14 Price Changed $174,000 CRMLS
• 2026-04-07 Listed $179,000 CRMLS
• 2026-04-01 Listing Removed — CRMLS
• 2026-02-03 Price Changed $179,000 CRMLS
• 2026-01-10 Listing Removed — CRMLS
• 2026-01-02 Listed $189,000 CRMLS
• 2025-10-19 Listed $189,000 CRMLS
• 2025-10-15 Coming Soon — CRMLS
• 2025-08-20 Sold (MLS) $79,500 CRMLS
• 2025-07-30 Contingent — CRMLS
• 2025-07-09 Price Changed $79,500 CRMLS
• 2025-07-07 Price Changed $79,950 CRMLS
• 2025-06-04 Listed $88,500 CRMLS
• 2025-05-18 Price Changed $99,950 CRMLS
• 2025-05-05 Price Changed $104,950 CRMLS
• 2025-04-16 Relisted — CRMLS
• 2025-04-09 Pending — CRMLS
• 2025-02-13 Price Changed $114,950 CRMLS
• 2024-12-09 Listed $124,950 CRMLS
• 2008-05-16 Sold (MLS) $45,000 CRMLS
• 2008-05-01 Listing Removed — CRMLS
• 2008-01-31 Listed $67,900 CRMLS
• 2000-02-20 Sold (MLS) $39,900 CRMLS
• 2000-01-10 Listed $39,900 CRMLS