6656 Rosecrans Ave Unit N10 · Paramount, CA 90723

$135,000

4 bd · 1.0 ba · 900 sqft · Manufactured · 111 Days on market

Built 1967 Good condition $150/sqft · 15% below area Est $159k · 15% under ↓ 16% 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
• ARV discount +14.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.3/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity! 4 bedrooms, 1 bath manufactured home located in an established community in Paramount. The home features fresh interior paint and important exterior updates, including wood siding and roof replaced approximately 7 years ago. Offering added durability and helping reduce immediate major maintenance expenses. Washer and dryer hookups are included for everyday convenience. Situated directly across from the community clubhouse and pool, the location offers easy access to amenities within the park. Conveniently located near major freeways, shopping centers, and parks, making commuting and daily errands accessible.

Key facts

• Community pool
• Community clubhouse
• Wood siding

Tags

• FRESH INTERIOR PAINT
• WOOD SIDING
• ROOF REPLACED
• WASHER AND DRYER HOOKUPS
• COMMUNITY CLUBHOUSE
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath manufactured listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.5% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).
• At $3,197/mo this rent would consume 51% of the median local household income ($75k/yr) (locally 2420% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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 + 0.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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: 2.37% ✓
• Cap rate: 20.45%
• Cash-on-cash: 50.57%
• DSCR: 3.25
• GRM: 3.5

CMA / ARV

• ARV (median comp): $158,700
• List price: $135,000
• Delta: -14.93%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15325 Orange Ave Unit F17	0.61mi	3/2.0 (-1)	960 (+7%)	17mo	$199,000	$207	37

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: 44.9%
• Equity multiple: 2.86×
• Total profit: $70,254
• Equity at exit: $20,129

10-year hold

• IRR: 49.5%
• Equity multiple: 5.12×
• Total profit: $155,797
• Equity at exit: $11,672

Cash invested: $37,800 (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: 3.5×

Monthly cashflow live

• Estimated rent: $3,197 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$671
• Net cashflow: $1,593

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,686	-5% $1,640	+0% $1,593	+5% $1,546	+10% $1,500
Rent	-10% $1,340	-5% $1,467	+0% $1,593	+5% $1,719	+10% $1,845
Rate	-1.0pp $1,661	-0.5pp $1,627	base $1,593	+0.5pp $1,558	+1.0pp $1,522

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7317 Richfield St Unit 7317 Paramount, CA	3.0	1.0	924	$3,200	$3.46	44d	1	0.55mi
13842 3/4 Arthur Ave Paramount, CA	3.0	1.0	905	$2,795	$3.09	7d	1	1.05mi
11515 Virginia Ave Lynwood, CA	3.0	1.0	1100	$3,450	$3.14	44d	1	1.22mi
409 S Harris Ave Unit 409 Compton, CA	3.0	1.0	920	$2,495	$2.71	44d	1	1.28mi
15334 Orizaba Ave Paramount, CA	3.0	1.0	1116	$3,095	$2.77	44d	1	1.46mi
1515 Rosecrans Ave Compton, CA	1.0–4.0	1.0–2.5	742	$2,395	$3.23	3d	4	1.49mi
15142 Georgia Ave Paramount, CA	3.0	2.0	864	$3,200	$3.70	8d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $135,000 Active 111 DOM
2. 2026-06-17
   days on market $135,000 Active 110 DOM
3. 2026-06-16
   days on market $135,000 Active 109 DOM
4. 2026-06-15
   days on market $135,000 Active 108 DOM
5. 2026-06-13
   days on market $135,000 Active 106 DOM
6. 2026-06-13
   days on market $135,000 Active 105 DOM
7. 2026-06-09
   days on market $135,000 Active 102 DOM
8. 2026-06-08
   days on market $135,000 Active 101 DOM
9. 2026-06-07
   days on market $135,000 Active 100 DOM
10. 2026-06-04
    days on market $135,000 Active 97 DOM
11. 2026-06-03
    days on market $135,000 Active 96 DOM
12. 2026-06-02
    days on market $135,000 Active 95 DOM
13. 2026-06-01
    days on market $135,000 Active 94 DOM
14. 2026-05-31
    days on market $135,000 Active 93 DOM
15. 2026-04-27
    price $135,000 634-char remark

    Show marketing remark (634 chars)

    Great opportunity! 4 bedrooms, 1 bath manufactured home located in an established community in Paramount. The home features fresh interior paint and important exterior updates, including wood siding and roof replaced approximately 7 years ago. Offering added durability and helping reduce immediate major maintenance expenses. Washer and dryer hookups are included for everyday convenience. Situated directly across from the community clubhouse and pool, the location offers easy access to amenities within the park. Conveniently located near major freeways, shopping centers, and parks, making commuting and daily errands accessible.

16. 2026-04-27
    price $110,000 634-char remark

    Show marketing remark (634 chars)

    Great opportunity! 4 bedrooms, 1 bath manufactured home located in an established community in Paramount. The home features fresh interior paint and important exterior updates, including wood siding and roof replaced approximately 7 years ago. Offering added durability and helping reduce immediate major maintenance expenses. Washer and dryer hookups are included for everyday convenience. Situated directly across from the community clubhouse and pool, the location offers easy access to amenities within the park. Conveniently located near major freeways, shopping centers, and parks, making commuting and daily errands accessible.

17. 2026-04-06
    price $135,000 634-char remark

    Show marketing remark (634 chars)

    Great opportunity! 4 bedrooms, 1 bath manufactured home located in an established community in Paramount. The home features fresh interior paint and important exterior updates, including wood siding and roof replaced approximately 7 years ago. Offering added durability and helping reduce immediate major maintenance expenses. Washer and dryer hookups are included for everyday convenience. Situated directly across from the community clubhouse and pool, the location offers easy access to amenities within the park. Conveniently located near major freeways, shopping centers, and parks, making commuting and daily errands accessible.

18. 2026-02-27
    listed $160,000 Active 634-char remark

    Show marketing remark (634 chars)

    Great opportunity! 4 bedrooms, 1 bath manufactured home located in an established community in Paramount. The home features fresh interior paint and important exterior updates, including wood siding and roof replaced approximately 7 years ago. Offering added durability and helping reduce immediate major maintenance expenses. Washer and dryer hookups are included for everyday convenience. Situated directly across from the community clubhouse and pool, the location offers easy access to amenities within the park. Conveniently located near major freeways, shopping centers, and parks, making commuting and daily errands accessible.

ⓘ 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 5/10 Major FEMA zone X · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥91°F today · 20 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: $38,367
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$3,069
• − Management: −$3,069
• − Depreciation: −$3,927
• Taxable income: $18,039
• Est. tax owed @ 24.0%: −$4,329
• After-tax cash flow: $14,785/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 · 10 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with fresh paint and a recently replaced roof. It offers a good starting point for cosmetic updates to the kitchen and exterior to increase its value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Minor kitchen flooring — tile flooring could be replaced with more modern options

Value-add opportunities

• Both update kitchen cabinets and flooring — modernizing the kitchen would appeal to both buyers and renters
• Both paint exterior — fresh paint would improve curb appeal and home value
• Both replace carpet in bedrooms — upgrading the flooring in bedrooms would enhance the overall living experience

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
kitchen flooring · tile flooring could be replaced with more modern options	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both update kitchen cabinets and flooring — modernizing the kitchen would appeal to both buyers and renters ↑
• Both paint exterior — fresh paint would improve curb appeal and home value ↑
• Both replace carpet in bedrooms — upgrading the flooring in bedrooms would enhance the overall living experience ↑

ⓘ 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: 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

-15.6% since first listed

4 events — show timeline

• 2026-04-27 Price Changed $135,000 CRMLS
• 2026-04-27 Price Changed $110,000 CRMLS
• 2026-04-06 Price Changed $135,000 CRMLS
• 2026-02-27 Listed $160,000 CRMLS