1441 S Paso Real Ave #21 · Rowland Heights, CA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $659 – $1,223
Heat risk 6/10 · Moderate
- Hot days now (above 99°F)
- 7 days/yr
- Hot days in 30 yrs
- 21 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 7/10 · Major
- Unhealthy air days now
- 13 days/yr
- Unhealthy air days in 30 yrs
- 14 days/yr
Risk factors via First Street. Map © Google.
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
- ARV discount +15.0/15.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Schools +5.9/10.0
- Rent growth +5.0/5.0
- Condition / age +3.8/5.0
- Appreciation +2.5/10.0
- Livability +2.5/5.0
- Manufactured-home adj. -6.8
$178,000
1441 S Paso Real Ave #21 · Rowland Heights, CA 91748
3 bd · 2.0 ba · 1,440 sqft · Manufactured
public records
· 86 Days on market
Manufactured home
Built 1972
$124/sqft
· 19% below area
Est $219k · 19% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
* * * Good location Home close to the front entrance * * * Living Area: 1,440Sq. Ft. (60 ft. x 24 ft. ). The exterior walls have been freshly painted, and the outdoor carpeting has also been replaced. The interior is bright and airy, featuring an open-concept layout. The home is equipped with a central air conditioning and heating system. It comprises 2 bedrooms (In addition, th 3rd bedroom without permit– buyers are advised to verify the licensing status themselves), 2 bathrooms, and 3 parking spaces. The interior also features a dedicated laundry room. A spacious living room connects to a formal dining area, which includes a built-in china cabinet.
Key facts
- Open-concept layout
- 2 parking spots
- Community pool
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath manufactured listed at $178k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $1k ($13k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($3k rent vs $178k).
- Recommended offer: $167k (6.0% below list) — sets the bar for market timing.
- Cap rate 13.5% vs local median 2.5% 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.
- Zoned schools: Jellick Elementary (382 students, 82% FRL); Alvarado Intermediate (648 students, 73% FRL); John A. Rowland High (math 49% / reading 68%, grade C, #223 of 1,170 statewide, top 19%, 2,025 students, 67% FRL) — zoned schools average 74% FRL vs 56% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Market conditions: Rents rising fast (+10.3%/yr); 108 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 66d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 ($83k/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 $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 + 8.0% rent growth), your $50k cash investment doubles in ~5 years — after that, you're playing with house money.
Negotiation context
- It's been on market 86 days — a 6% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
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
$167,320
(6.0% below list)
Questions for the listing agent
- It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
- Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- 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
- 1.51% ✓
- Cap rate
- 13.53%
- Cash-on-cash
- 25.84%
- DSCR
- 2.15
- GRM
- 5.5
CMA / ARV
- ARV (median comp)
- $218,900
- List price
- $178,000
- Delta
- -18.68%
- Verdict
- UNDERPRICED
- 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%) | 3mo | $200,000 | $139 | 98 |
| 1441 Paso Real Ave #255 | 0.00mi | 3/2.0 | 1,440 (0%) | 9mo | $193,000 | $134 | 92 |
| 1441 Paso Real Ave #119 | 0.00mi | 3/2.0 | 1,392 (-3%) | 6mo | $220,000 | $158 | 90 |
| 1441 Paso Real Ave #246 | 0.00mi | 4/3.0 (+1) | 1,440 (0%) | 2mo | $210,000 | $146 | 89 |
| 1441 S Paso Real Ave #27 | 0.00mi | 4/2.0 (+1) | 1,440 (0%) | 7mo | $195,000 | $135 | 89 |
| 1441 Paso Real #312 | 0.00mi | 3/2.0 | 1,536 (+7%) | 1mo | $190,000 | $124 | 88 |
| 1441 Paso Real Ave #203 | 0.00mi | 4/2.0 (+1) | 1,493 (+4%) | 5mo | $230,000 | $154 | 84 |
| 1441 S Paso Real Ave #156 | 0.00mi | 4/2.0 (+1) | 1,308 (-9%) | 2mo | $185,000 | $141 | 78 |
| 1440 Paso Real Ave #37 | 0.07mi | 2/2.0 (-1) | 1,344 (-7%) | 4mo | $175,000 | $130 | 77 |
| 1560 Otterbein Ave #12 | 0.56mi | 3/2.0 | 1,414 (-2%) | 6mo | $365,000 | $258 | 66 |
| 1560 S Otterbein Ave #113 | 0.56mi | 3/2.0 | 1,568 (+9%) | 5mo | $308,000 | $196 | 55 |
| 1560 S Otterbein Ave #122 | 0.56mi | 3/2.0 | 1,620 (+12%) | 1mo | $300,000 | $185 | 52 |
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
- 24.6%
- Equity multiple
- 2.08×
- Total profit
- $53,598
- Equity at exit
- $26,540
10-year hold
- IRR
- 35.2%
- Equity multiple
- 4.99×
- Total profit
- $198,858
- Equity at exit
- $15,390
Cash invested: $49,840 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 19 active · 10 under contract
- Months of supply
- 8.8 mo (11%/mo absorbed)
- Median asking
- $199,990 ($148/sqft)
- Median days on market
- 89 d
- This list price
- 16% of active listings are priced below it
- ARV vs active asking
- +2.7% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 91748
- Rents YoY
- 10.3%
- Active inventory
- 108
- Price-to-rent
- 5.5×
Monthly cashflow live
↻
- Estimated rent
- $2,681 high interval (Pro) →
- Mortgage (P&I)
- −$933
- Tax from tax record
- −$37 /mo · $442/yr
- Insurance
- −$74
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$563
- Net cashflow
- $1,073
Break-even live
Break-even rent
$1,322
Max offer price
$178,000
Occupancy floor
55%
Sensitivity live
| Price | -10% $1,174 | -5% $1,124 | +0% $1,073 | +5% $1,023 | +10% $972 |
|---|---|---|---|---|---|
| Rent | -10% $861 | -5% $967 | +0% $1,073 | +5% $1,179 | +10% $1,285 |
| Rate | -1.0pp $1,163 | -0.5pp $1,118 | base $1,073 | +0.5pp $1,027 | +1.0pp $980 |
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
- $44,500
- Closing costs
- $5,340
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 34 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1620 Greenport Ave Unit A Rowland Heights, CA | 4.0 | 2.0 | 1313 | $3,550 | $2.70 | 25d | 1 | 0.11mi |
| 1620 Greenport Ave Rowland Heights, CA | 4.0 | 2.0 | 1313 | $3,300 | $2.51 | 10d | 1 | 0.11mi |
| 18567 Colima Rd Rowland Heights, CA | 1.0–2.0 | 1.0–2.0 | 845 | $2,400 | $2.84 | 0d | 20 | 0.29mi |
| 18617 Trot Ave Rowland Heights, CA | 3.0 | 2.0 | 1251 | $3,350 | $2.68 | 66d | 1 | 0.33mi |
| 1809 Paso Real Ave Rowland Heights, CA | 4.0 | 2.0 | 1259 | $3,500 | $2.78 | 73d | 1 | 0.33mi |
| 1808 Santa Ysabela Dr Rowland Heights, CA | 4.0 | 2.0 | 1175 | $3,500 | $2.98 | 70d | 1 | 0.41mi |
| 1439 S Jellick Ave Unit B Rowland Heights, CA | 2.0 | 1.5 | 1049 | $2,300 | $2.19 | 53d | 1 | 0.42mi |
| 1316 Raleo Ave Rowland Heights, CA | 4.0 | 2.0 | 1200 | $5,000 | $4.17 | 64d | 1 | 0.52mi |
| 18417 Santar St Rowland Heights, CA | 4.0 | 2.0 | 1142 | $3,300 | $2.89 | 66d | 1 | 0.52mi |
| 19231 Tranbarger St Rowland Heights, CA | 3.0 | 2.0 | 1170 | $3,200 | $2.74 | 93d | 1 | 0.62mi |
| 18573 Farjardo St Rowland Heights, CA | 3.0 | 2.0 | 1300 | $3,750 | $2.88 | 93d | 1 | 0.74mi |
| 18658 Mescalero St Rowland Heights, CA | 3.0 | 2.0 | 1352 | $3,800 | $2.81 | 71d | 1 | 0.78mi |
| 19319 Pilario St Rowland Heights, CA | 4.0 | 2.0 | 1480 | $3,750 | $2.53 | 93d | 1 | 0.80mi |
| 2240 Electra Ave Rowland Heights, CA | 3.0 | 2.0 | 1256 | $3,200 | $2.55 | 30d | 1 | 0.99mi |
| 2415 Los Padres Dr Rowland Heights, CA | 3.0 | 2.0 | 1120 | $3,300 | $2.95 | 66d | 1 | 1.00mi |
| 2601 E Valley Blvd West Covina, CA | 2.0 | 2.0 | 1000 | $2,650 | $2.65 | 39d | 1 | 1.00mi |
| 2243 Otterbein Ave Rowland Heights, CA | 3.0 | 2.0 | 1286 | $3,600 | $2.80 | 93d | 1 | 1.01mi |
| 18626 Barroso St Rowland Heights, CA | 3.0 | 2.0 | 1446 | $3,890 | $2.69 | 52d | 1 | 1.04mi |
| 18626 Barroso St Rowland Heights, CA | 3.0 | 2.0 | 1446 | $3,600 | $2.49 | 19d | 1 | 1.04mi |
| 2817 E Valley Blvd West Covina, CA | 2.0 | 1.0 | 887 | $2,170 | $2.45 | 4d | 1 | 1.08mi |
| 2847 Valley Blvd West Covina, CA | 1.0–2.0 | 1.0 | 879 | $2,685 | $3.05 | 0d | 8 | 1.09mi |
| 4037 S Ellesford Ave West Covina, CA | 4.0 | 2.0 | 1790 | $4,195 | $2.34 | 14d | 1 | 1.13mi |
| 1862 Hollandale Ave Rowland Heights, CA | 4.0 | 2.0 | 1588 | $4,250 | $2.68 | 66d | 1 | 1.13mi |
| 18448 La Guardia St Rowland Heights, CA | 4.0 | 2.0 | 1386 | $6,900 | $4.98 | 0d | 1 | 1.15mi |
| 19358 Alcona St Rowland Heights, CA | 4.0 | 2.0 | 1613 | $3,950 | $2.45 | 93d | 1 | 1.16mi |
| 18814 Elizondo St La Puente, CA | 3.0 | 2.0 | 1268 | $3,800 | $3.00 | 4d | 1 | 1.17mi |
| 684 Panorama Ln La Puente, CA | 3.0 | 3.5 | 1683 | $3,600 | $2.14 | 66d | 1 | 1.17mi |
| 684 Panorama Ln La Puente, CA | 3.0 | 3.5 | 1683 | $3,600 | $2.14 | 70d | 1 | 1.17mi |
| 2143 Arcdale Ave Rowland Heights, CA | 3.0 | 2.0 | 1386 | $3,500 | $2.53 | 73d | 1 | 1.20mi |
| 19307 Oakview Ln Rowland Heights, CA | 4.0 | 2.0 | 1789 | $3,850 | $2.15 | 93d | 1 | 1.26mi |
| 17800 Colima Rd Rowland Heights, CA | 1.0–2.0 | 1.0–2.0 | 764 | $2,905 | $3.80 | 0d | 16 | 1.34mi |
| 2454 Hillman Ln Rowland Heights, CA | 3.0 | 2.5 | 1506 | $3,800 | $2.52 | 93d | 1 | 1.39mi |
| 2448 Cuatro Dr Rowland Heights, CA | 4.0 | 2.0 | 1559 | $3,850 | $2.47 | 8d | 1 | 1.45mi |
| 2640 Batson Ave Unit A La Puente, CA | 4.0 | 2.0 | 1800 | $3,600 | $2.00 | 43d | 1 | 1.45mi |
Property features AI
Finance
- Other
- Park name: Rowland HeightsPets allowed with size/number limits; contact manager
- Financial info
- Assessments: unknown — buyer to verifyMobile home remains (may affect financing/land lease considerations)
- HOA & community
- Land lease ($1,480)Manager approval requiredCommunity features: street lighting
Exterior
- Parking
- Attached carportConcrete driveway2 parking spaces (includes 2 carport spaces)
- Security
- Carbon monoxide detector(s)Smoke detector
- Utilities
- Public/district waterPublic sewerStandard electricNatural gas availableElectricity availableWater and sewer available
- Home design
- Mobile home (24' x 60') remains on siteDouble body typeOne story
- Construction
- Aluminum construction materialsMetal roofAluminum skirtPillar/post/pier foundation with pier jacksOne shed on propertyProperty in need of cosmetic repairsYear built per appraiser
- Exterior features
- PorchPatioAwningBack yard / yardIn-ground community pool (fenced)
Interior
- Kitchen
- Garbage disposalGas rangeGas ovenFormica counters
- Bedrooms
- Primary bedroomPrimary suite
- Flooring
- TileLaminate
- Bathrooms
- 2 full bathrooms with bathtub and showerFormica counters in bathrooms
- Heating & cooling
- Central heating (central furnace)Central cooling
- Interior features
- Wood product wallsFormica countersCarbon monoxide detector(s)Smoke detectorScreensOne levelGround-level entry with stepsEntry on level 1In-ground, heated community spa
- Laundry & utility
- Separate laundry roomWasher hookupElectric dryer hookup
Listing history 50 events
-
2026-08-08days on market $178,000 Active 86 DOM
-
2026-08-06days on market $178,000 Active 84 DOM
-
2026-08-05days on market $178,000 Active 83 DOM
-
2026-08-04days on market $178,000 Active 82 DOM
-
2026-08-03days on market $178,000 Active 81 DOM
-
2026-07-31price $178,000 Active 78 DOM
-
2026-07-31days on market $188,000 Active 78 DOM
-
2026-07-30days on market $188,000 Active 76 DOM
-
2026-07-28days on market $188,000 Active 75 DOM
-
2026-07-26days on market $188,000 Active 73 DOM
-
2026-07-24days on market $188,000 Active 71 DOM
-
2026-07-23days on market $188,000 Active 70 DOM
-
2026-07-22days on market $188,000 Active 69 DOM
-
2026-07-21days on market $188,000 Active 68 DOM
-
2026-07-20days on market $188,000 Active 67 DOM
-
2026-07-18days on market $188,000 Active 65 DOM
-
2026-07-18days on market $188,000 Active 64 DOM
-
2026-07-16days on market $188,000 Active 63 DOM
-
2026-07-15days on market $188,000 Active 62 DOM
-
2026-07-14days on market $188,000 Active 61 DOM
-
2026-07-13days on market $188,000 Active 60 DOM
-
2026-07-13days on market $188,000 Active 59 DOM
-
2026-07-11days on market $188,000 Active 58 DOM
-
2026-07-10days on market $188,000 Active 57 DOM
-
2026-07-09days on market $188,000 Active 56 DOM
-
2026-07-07days on market $188,000 Active 54 DOM
-
2026-07-06days on market $188,000 Active 53 DOM
-
2026-07-06days on market $188,000 Active 52 DOM
-
2026-07-05days on market $188,000 Active 51 DOM
-
2026-07-03days on market $188,000 Active 50 DOM
-
2026-07-02days on market $188,000 Active 49 DOM
-
2026-07-01days on market $188,000 Active 48 DOM
-
2026-06-30days on market $188,000 Active 47 DOM
-
2026-06-29days on market $188,000 Active 46 DOM
-
2026-06-28days on market $188,000 Active 45 DOM
-
2026-06-27days on market $188,000 Active 44 DOM
-
2026-06-26days on market $188,000 Active 43 DOM
-
2026-06-24days on market $188,000 Active 41 DOM
-
2026-06-22days on market $188,000 Active 39 DOM
-
2026-06-21days on market $188,000 Active 38 DOM
-
2026-06-18days on market $188,000 Active 35 DOM
-
2026-06-17days on market $188,000 Active 34 DOM
-
2026-06-16days on market $188,000 Active 33 DOM
-
2026-06-15days on market $188,000 Active 32 DOM
-
2026-06-13days on market $188,000 Active 30 DOM
-
2026-06-13days on market $188,000 Active 29 DOM
-
2026-06-09days on market $188,000 Active 26 DOM
-
2026-06-08days on market $188,000 Active 25 DOM
-
2026-06-07days on market $188,000 Active 24 DOM
-
2026-06-04days on market $188,000 Active 21 DOM
ⓘ 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
- $442 · $37/mo
- Projected year-2 tax
- $1,353 · $113/mo
- Expected delta
- +$911/yr (+$76/mo · 205.9%)
ⓘ 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $32,166
- − Mortgage interest
- −$9,971
- − Property taxes
- −$442
- − Insurance
- −$890
- − Repairs & maintenance
- −$2,573
- − Management
- −$2,573
- − Depreciation
- −$5,178
- Taxable income
- $10,538
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$2,529
- After-tax cash flow
- $10,348/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 · 12 photos
75/100
Cosmetic rehab
Est. rehab $7,200–$21,600 screening
This manufactured home is in good condition with a good location and open-concept layout. Minor repairs and updates to the kitchen and bathrooms would significantly enhance its resale and rental value.
Repairs flagged
- Minor kitchen backsplash — Worn and outdated backsplash
- Minor bathroom fixtures — Basic and dated fixtures
Value-add opportunities
- Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
- Resale Replace kitchen backsplash — A new backsplash improves functionality and style ↑
- Resale Upgrade bathroom fixtures — Modern fixtures enhance the bathroom's appeal and functionality ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
D
Composite school gradezoned avg 58/100
Zoned Schools
Elementary
Jellick Elementary
Middle
Alvarado Intermediate
High
John A. Rowland High
C
CA #223/1,170
Nat'l #3,934/17,239
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
D
Composite livability gradescore 50/100
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 · 10,940,515 people
- City population
- 42,463
- Metro
- Los Angeles-Long Beach-Anaheim, CA
- Population (ZIP)
- 42,463
- Household income
- $83,428
- Rent vs Own
- Severe rent burden
- 11% of renters
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 |
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| Financial Services | 3 | $174B |
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| Retail | 3 | $44B |
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| Insurance | 3 | $26B |
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| Media / Entertainment | 2 | $115B |
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| Pharmaceuticals / Biotech | 2 | $62B |
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Price history
1 event — show timeline
- 2026-05-14 Listed $188,000 CRMLS
Property tax history
+6.7%/yrLatest (2025): $442 · +6.7% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…