8723 Artesia Blvd #68 · Bellflower, CA 90706

$140,000

2 bd · 1.5 ba · 420 sqft · Manufactured · 183 Days on market

Built 1974

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Cute and Cozy 2 bedrooms 1.5 Bath with Private Patio & Bonus Space! Welcome to your next home, this mobile home has had some recent updates and is ready for you to make it your own! Inside you'll find a welcoming main foyer, bright main living space, open functional kitchen, a great layout for everyday living and/or entertaining guests. One of the bedrooms and laundry room are part of a unique addition with its own potential private entrance from the back patio, it's perfect for guests, a home office, or even a creative studio space. Step out to the small backyard patio to relax, garden, or enjoy your morning coffee in peace. There's also a 2-car driveway and a storage shed for your

Key facts

• 2-car driveway
• Private patio
• Storage shed

Tags

• PRIVATE PATIO
• BONUS SPACE
• SMALL BACKYARD PATIO
• 2-CAR DRIVEWAY
• STORAGE SHED
• NEAR DOWNTOWN BELLFLOWER

Property features AI

Finance

• Other: Living area is estimated
• HOA & community: Land lease in effect; Monthly land lease approximately $1,350; Park manager approval required; Pets allowed

Exterior

• Parking: Private parking space
• Utilities: Public/district water; Sewer or septic (unknown)
• Home design: Single-family/mobile home; One story
• Construction: Estimated year built; Mobile home construction (approx. 10 feet wide by 42 feet long)
• Exterior features: No pool; Street lighting in the community; Paved road access; Located in a mobile home park (Van's Mobile Home Park); 0–1 unit per acre lot characteristic; Mobile home remains on site (approx. 10' x 42')

Interior

• Bedrooms: All bedrooms on ground level
• Bathrooms: One full bathroom; One half bathroom; Shower
• Interior features: Ceiling fan; Single-level living (one story); Front door entry
• Laundry & utility: Laundry room (separate individual room)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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.
• Paramount Unified (suburban): math 15% / reading 34% proficiency, ranked #416 of 517 in CA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.8%/yr); 70 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 $968 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 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 1974 — 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 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: 1.36% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.59%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.5%
• Equity multiple: 1.29×
• Total profit: $11,450
• Equity at exit: $20,874

10-year hold

• IRR: 16.6%
• Equity multiple: 2.35×
• Total profit: $52,879
• Equity at exit: $12,105

Cash invested: $39,200 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,911 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $542

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 67%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6002 Hazelbrook Ave Unit 2 Lakewood, CA	1.0	2.0	220	$1,200	$5.45	24d	1	0.93mi
9615 Walnut St Unit 1/2 Bellflower, CA	1.0	1.0	300	$1,650	$5.50	44d	1	1.11mi

Listing history 5 events

1. 2026-06-04
   days on market $140,000 Active 183 DOM
2. 2026-06-03
   days on market $140,000 Active 182 DOM
3. 2026-06-02
   days on market $140,000 Active 181 DOM
4. 2026-06-01
   days on market $140,000 Active 180 DOM
5. 2026-05-31
   days on market $140,000 Active 179 DOM

ⓘ 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 3/10 Moderate FEMA zone X · 18% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥90°F today · 20 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: $22,927
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − Depreciation: −$4,073
• Taxable income: $4,544
• Est. tax owed @ 24.0%: −$1,090
• After-tax cash flow: $5,412/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: Paramount Unified
• NCES district ID: 0629850
• Math proficiency: 15% ▼ -14.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $46,631
• Composite: 21.25/100
• National rank: #8398
• State rank: #416 of 517 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

5 events — show timeline

• 2026-05-30 Relisted — CRMLS
• 2026-05-10 Relisted — CRMLS
• 2026-03-14 Relisted — CRMLS
• 2026-02-20 Relisted — CRMLS
• 2025-07-29 Listed $140,000 CRMLS