6656 Rosecrans Ave Unit N10 · Paramount, CA 90723

$135,000

4 bd · 1.0 ba · 900 sqft · Manufactured · 134 Days on market

Manufactured home Built 1967 Good condition $150/sqft · 19% below area Est $167k · 19% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Appreciation +2.5/10.0
• Rent growth +2.3/5.0
• Schools +1.8/10.0
• Manufactured-home adj. -6.3

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 $993 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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); 62 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 48d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 ($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 $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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($119k) 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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 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: 1.81% ✓
• Cap rate: 15.12%
• Cash-on-cash: 31.52%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (median comp): $167,221
• List price: $135,000
• Delta: -19.27%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4934 E San Rafael	0.45mi	4/2.0	928 (+3%)	3mo	$635,000	$684	67
6610 San Carlos St	0.08mi	3/2.0 (-1)	1,052 (+17%)	1mo	$799,000	$760	61
5501 Rayborn	0.46mi	3/1.0 (-1)	816 (-9%)	3mo	$700,000	$858	56
13942 Anderson	1.46mi	3/1.0 (-1)	876 (-3%)	1mo	$615,000	$702	55
7101 Rosecrans E #84	0.38mi	3/2.0 (-1)	1,056 (+17%)	1mo	$235,000	$223	47
4810 E San Luis St	0.67mi	3/1.0 (-1)	1,017 (+13%)	3mo	$610,000	$600	40
8215 Elburg St	1.45mi	3/1.0 (-1)	1,060 (+18%)	0mo	$618,000	$583	35
1106 S Washington	1.32mi	3/1.0 (-1)	1,036 (+15%)	2mo	$722,500	$697	33
5230 Lavinia Ave	0.77mi	3/1.0 (-1)	1,056 (+17%)	3mo	$720,000	$682	33
1613 E Ezmirlian	1.46mi	3/1.0 (-1)	1,048 (+16%)	4mo	$540,000	$515	32
511 S Pannes	1.47mi	3/2.0 (-1)	1,076 (+20%)	1mo	$650,000	$604	30
16600 Orange Ave #130	1.35mi	3/2.0 (-1)	1,040 (+16%)	3mo	$244,000	$235	29

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: 23.0%
• Equity multiple: 1.91×
• Total profit: $34,260
• Equity at exit: $20,129

10-year hold

• IRR: 28.9%
• Equity multiple: 3.22×
• Total profit: $83,808
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $182,000 ($214/sqft)
• Median days on market: 40 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -13.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 90723

• Rents YoY: -1.0%
• Active inventory: 62
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,438 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $993

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,086	-5% $1,040	+0% $993	+5% $946	+10% $900
Rent	-10% $800	-5% $897	+0% $993	+5% $1,089	+10% $1,186
Rate	-1.0pp $1,061	-0.5pp $1,027	base $993	+0.5pp $958	+1.0pp $922

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	93d	1	0.55mi
13842 3/4 Arthur Ave Paramount, CA	3.0	1.0	905	$2,795	$3.09	55d	1	1.05mi
13840 Arthur Ave Paramount, CA	3.0	1.0	905	$2,795	$3.09	12d	1	1.05mi
11515 Virginia Ave Lynwood, CA	3.0	1.0	1100	$3,450	$3.14	93d	1	1.22mi
409 S Harris Ave Unit 409 Compton, CA	3.0	1.0	920	$2,695	$2.93	30d	1	1.28mi
4339 Walnut Ave Lynwood, CA	3.0	2.0	900	$2,895	$3.22	0d	1	1.31mi
13930 Anderson St Paramount, CA	3.0	1.0	1000	$3,500	$3.50	4d	1	1.44mi
1310 S Atlantic Dr Unit A Compton, CA	3.0	1.0	869	$3,200	$3.68	48d	1	1.44mi
15334 Orizaba Ave Paramount, CA	3.0	1.0	1116	$3,095	$2.77	93d	1	1.46mi
1515 E Rosecrans Ave Compton, CA	1.0–4.0	1.0–2.5	932	$2,595	$2.78	0d	5	1.48mi
15142 Georgia Ave Paramount, CA	3.0	2.0	864	$3,200	$3.70	56d	1	1.49mi

Listing history 36 events

1. 2026-07-11
   days on market $135,000 Active 134 DOM
2. 2026-07-10
   days on market $135,000 Active 133 DOM
3. 2026-07-09
   days on market $135,000 Active 132 DOM
4. 2026-07-07
   days on market $135,000 Active 130 DOM
5. 2026-07-06
   days on market $135,000 Active 129 DOM
6. 2026-07-06
   days on market $135,000 Active 128 DOM
7. 2026-07-05
   days on market $135,000 Active 127 DOM
8. 2026-07-03
   days on market $135,000 Active 126 DOM
9. 2026-07-02
   days on market $135,000 Active 125 DOM
10. 2026-07-01
    days on market $135,000 Active 124 DOM
11. 2026-06-30
    days on market $135,000 Active 123 DOM
12. 2026-06-29
    days on market $135,000 Active 122 DOM
13. 2026-06-28
    days on market $135,000 Active 121 DOM
14. 2026-06-27
    days on market $135,000 Active 120 DOM
15. 2026-06-26
    days on market $135,000 Active 119 DOM
16. 2026-06-24
    days on market $135,000 Active 117 DOM
17. 2026-06-22
    days on market $135,000 Active 115 DOM
18. 2026-06-21
    days on market $135,000 Active 114 DOM
19. 2026-06-18
    days on market $135,000 Active 111 DOM
20. 2026-06-17
    days on market $135,000 Active 110 DOM
21. 2026-06-16
    days on market $135,000 Active 109 DOM
22. 2026-06-15
    days on market $135,000 Active 108 DOM
23. 2026-06-13
    days on market $135,000 Active 106 DOM
24. 2026-06-13
    days on market $135,000 Active 105 DOM
25. 2026-06-09
    days on market $135,000 Active 102 DOM
26. 2026-06-08
    days on market $135,000 Active 101 DOM
27. 2026-06-07
    days on market $135,000 Active 100 DOM
28. 2026-06-04
    days on market $135,000 Active 97 DOM
29. 2026-06-03
    days on market $135,000 Active 96 DOM
30. 2026-06-02
    days on market $135,000 Active 95 DOM
31. 2026-06-01
    days on market $135,000 Active 94 DOM
32. 2026-05-31
    days on market $135,000 Active 93 DOM
33. 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.

34. 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.

35. 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.

36. 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: $29,255
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,340
• − Management: −$2,340
• − Depreciation: −$3,927
• Taxable income: $10,385
• Est. tax owed @ 24.0%: −$2,492
• After-tax cash flow: $9,424/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 Est. rehab $4,500–$13,500 screening

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 ↑

ⓘ 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.

F Composite school gradezoned avg 18/100

Zoned Schools

Elementary Howard Tanner F CA #1,329/1,571 Nat'l #34,936/41,679

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

C Composite livability gradescore 64/100

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 · 10,940,515 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: 18% of renters

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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%

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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%

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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

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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