16511 Garfield Unit 43B · Paramount, CA 90723

$109,999

1 bd · 1.0 ba · 896 sqft · Manufactured public records · 81 Days on market

Built 1964 $123/sqft · 50% below area Est $167k · 34% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come take a look at this one-bedroom mobile home in a senior community 55 years plus perfect for someone that would like to just relax.

Key facts

• Clubhouse
• Laundry room
• Covered car port

Tags

• LAUNDRY ROOM
• BBQ AREA
• COVERED CAR PORT
• OPEN CONCEPT LAYOUT
• POOL
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.7% vs local median 3.2% in Paramount — 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 64/100 on livability (#432 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: schools D, crime F, amenities 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 soft (-1.0%/yr); 51 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 49% 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 36% of the median local income ($75k/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 $760 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $110k implies a 214% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood 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 $103,399 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.05% ✓
• Cap rate: 18.68%
• Cash-on-cash: 44.25%
• DSCR: 2.97
• GRM: 4.1

CMA / ARV

• ARV (median comp): $167,486
• List price: $109,999
• Delta: -34.32%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16601 Garfield Ave #110	0.13mi	2/2.0 (+1)	960 (+7%)	2mo	$115,000	$120	71
16511 S Garfield Ave S Unit B17	0.12mi	2/2.0 (+1)	1,000 (+12%)	3mo	$125,000	$125	64
16601 S Garfield Ave #204	0.14mi	2/1.5 (+1)	800 (-11%)	21mo	$153,000	$191	51

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 38.0%
• Equity multiple: 2.55×
• Total profit: $47,875
• Equity at exit: $16,401

10-year hold

• IRR: 43.1%
• Equity multiple: 4.54×
• Total profit: $109,167
• Equity at exit: $9,511

Cash invested: $30,800 (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 90723

• Rents YoY: -1.0%
• Active inventory: 51
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,253 high
• Mortgage (P&I): −$577
• Tax from tax record: −$22 /mo · $260/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $1,136

Break-even live

Break-even rent $816

Max offer price $109,999

Occupancy floor 45%

Sensitivity live

Price	-10% $1,198	-5% $1,167	+0% $1,136	+5% $1,105	+10% $1,074
Rent	-10% $958	-5% $1,047	+0% $1,136	+5% $1,225	+10% $1,314
Rate	-1.0pp $1,191	-0.5pp $1,164	base $1,136	+0.5pp $1,107	+1.0pp $1,078

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7029 Orange Ave Long Beach, CA	2.0	1.0	700	$2,519	$3.60	44d	1	0.40mi
1319 E 68th St Long Beach, CA	2.0	1.0	902	$2,600	$2.88	25d	1	0.48mi
6663 Gundry Ave Unit 1 Long Beach, CA	2.0	2.0	800	$2,195	$2.74	44d	1	0.64mi
6576 Falcon Ave Long Beach, CA	2.0	1.0	810	$2,195	$2.71	44d	1	0.70mi
15351 Orange Ave #26 Paramount, CA	2.0	2.0	837	$2,550	$3.05	44d	1	0.76mi
6501 Cherry Ave Long Beach, CA	2.0	1.0	915	$1,874	$2.05	16d	1	0.76mi
7115 Somerset Blvd Unit B Paramount, CA	1.0	1.0	800	$2,250	$2.81	44d	1	0.89mi
7115 Somerset Blvd Unit A Paramount, CA	1.0	1.0	700	$2,250	$3.21	44d	1	0.89mi
2921 E Artesia Blvd Long Beach, CA	2.0	1.0	700	$1,495	$2.14	44d	1	0.95mi
2890 E Artesia Blvd Long Beach, CA	2.0	1.0	858	$2,595	$3.02	44d	1	0.96mi
6673 Hammond Ave Long Beach, CA	2.0	2.0	825	$2,295	$2.78	44d	1	0.97mi
6667 Hammond Ave Long Beach, CA	2.0	1.0	800	$2,700	$3.38	44d	1	0.98mi
6315 Cherry Ave Long Beach, CA	1.0	1.0	750	$1,691	$2.25	17d	1	1.00mi
3101 E Artesia Blvd Long Beach, CA	1.0	1.0	560	$1,950	$3.48	6d	1	1.03mi
6202 Cherry Ave Unit 6202 Long Beach, CA	2.0	1.0	875	$2,175	$2.49	44d	1	1.14mi
2051 E Harding St Long Beach, CA	1.0	1.0	542	$2,300	$4.24	44d	1	1.14mi
2352 E Poppy St Long Beach, CA	2.0	2.5	800	$3,395	$4.24	25d	1	1.16mi
2354 E Poppy St Long Beach, CA	2.0	2.5	800	$3,395	$4.24	25d	1	1.17mi
3301 E Artesia Blvd Long Beach, CA	1.0	1.0	550	$1,595	$2.90	44d	1	1.18mi
6479 Atlantic Ave Long Beach, CA	1.0	1.0	526	$1,838	$3.49	3d	5	1.22mi
6546 Indiana Ave Unit 6546-O Long Beach, CA	1.0	1.0	535	$1,695	$3.17	44d	1	1.23mi
7227 Richfield St Paramount, CA	2.0	1.0–2.0	890	$2,025	$2.28	2d	1	1.26mi
16825 Passage Ave Paramount, CA	2.0	2.5	860	$2,899	$3.37	2d	1	1.27mi
16825 Passage Ave Paramount, CA	2.0	2.5	860	$2,950	$3.43	44d	1	1.27mi
17045 Passage Ave Bellflower, CA	1.0	1.0	740	$2,175	$2.94	25d	1	1.33mi
17050 Passage Ave Bellflower, CA	1.0–2.0	1.0–2.0	828	$2,075	$2.51	21d	2	1.35mi
500 E Poppy St Long Beach, CA	1.0	1.0	551	$1,875	$3.40	16d	1	1.40mi
17114 Passage Ave Bellflower, CA	1.0–2.0	1.0	800	$2,025	$2.53	44d	1	1.40mi
8633 Park St Unit 1/2 Bellflower, CA	2.0	1.0	536	$2,299	$4.29	44d	1	1.40mi
5948 John Ave Long Beach, CA	2.0	1.0	870	$2,495	$2.87	22d	1	1.41mi
5948 John Ave Unit 5948 Long Beach, CA	2.0	1.0	870	$2,495	$2.87	4d	1	1.41mi
454 E 63rd St Long Beach, CA	1.0	1.0	630	$2,300	$3.65	19d	1	1.41mi
5933 Gaviota Ave Long Beach, CA	2.0	1.0	800	$2,800	$3.50	5d	1	1.44mi
4623 E Compton Blvd Compton, CA	1.0	1.0	610	$1,595	$2.61	3d	1	1.45mi
6175 Linden Ave Long Beach, CA	1.0	1.0	562	$1,795	$3.19	11d	1	1.48mi

Listing history 12 events

1. 2026-06-03
   days on market $109,999 Active 81 DOM
2. 2026-06-02
   days on market $109,999 Active 80 DOM
3. 2026-06-01
   days on market $109,999 Active 79 DOM
4. 2026-05-31
   days on market $109,999 Active 78 DOM
5. 2026-02-19
   listed $109,999 Active
6. 2020-07-30
   soldstatus $35,000 Closed Sale 135-char remark

   Show marketing remark (135 chars)

   Come take a look at this one-bedroom mobile home in a senior community 55 years plus perfect for someone that would like to just relax.

7. 2020-07-23
   status Pending Sale 135-char remark

   Show marketing remark (135 chars)

   Come take a look at this one-bedroom mobile home in a senior community 55 years plus perfect for someone that would like to just relax.

8. 2020-07-21
   historical Active Under Contract 135-char remark

   Show marketing remark (135 chars)

   Come take a look at this one-bedroom mobile home in a senior community 55 years plus perfect for someone that would like to just relax.

9. 2020-07-16
   listed $35,000 Active 135-char remark

   Show marketing remark (135 chars)

   Come take a look at this one-bedroom mobile home in a senior community 55 years plus perfect for someone that would like to just relax.

10. 2020-06-13
    historical Hold Do Not Show
11. 2020-03-12
    price $35,000
12. 2020-02-06
    listed $45,000 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: $260 · $22/mo
• Projected year-2 tax: $836 · $70/mo
• Expected delta: +$576/yr (+$48/mo · 222.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥90°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,040
• − Mortgage interest: −$6,162
• − Property taxes: −$260
• − Insurance: −$550
• − Repairs & maintenance: −$2,163
• − Management: −$2,163
• − Depreciation: −$3,200
• Taxable income: $12,542
• Est. tax owed @ 24.0%: −$3,010
• After-tax cash flow: $10,620/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 — Paramount

• Score: 64/100
• State rank: #432
• US rank: #14664

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paramount, CA
• County: Los Angeles County · 9,444,647 people
• City population: 52,050
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 52,050
• Household income: $75,250
• Rent vs Own: 57.0% rent · 43.0% own
• Severe rent burden: 2420.0

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 (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 26% Black 9% White 4% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 71%
• Foreign-born: 36% · Canada
• Languages at home: 29% English-only · Spanish 67% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -459.80%
• Current HPI: 478.1981
• Rent YoY: ▼ -0.99%
• 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

+144.4% since first listed

8 events — show timeline

• 2026-02-19 Listed $109,999 CRMLS
• 2020-07-30 Sold (MLS) $35,000 CRMLS
• 2020-07-23 Pending — CRMLS
• 2020-07-21 Contingent — CRMLS
• 2020-07-16 Listed $35,000 CRMLS
• 2020-06-13 Delisted — CRMLS
• 2020-03-12 Price Changed $35,000 CRMLS
• 2020-02-06 Listed $45,000 CRMLS

Property tax history

+6.5%/yr

Latest (2025): $260 · +6.5% YoY. Source: county tax records.