16601 S Garfield Ave #95 · Paramount, CA 90723

$210,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 35 Days on market

Built 1971 Fair condition $156/sqft · 12% above area Est $187k · 12% over

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Why this score? — see what drove the C 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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.2/5.0
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Experience modern living, open concept, in this beautiful 55+ Senior Community residence. This 2 bedroom 2 bath home features an inside laundry room and enhanced by an open concept living room, dining room, kitchen equipped with an over counter gas stove and lots of cabinets.

Key facts

• Open concept
• Lots of cabinets
• Inside laundry room

Tags

• OPEN CONCEPT
• INSIDE LAUNDRY ROOM
• OVER COUNTER GAS STOVE
• LOTS OF CABINETS

Property features AI

Finance

• Other: Park name: Golden State MHP
• Financial info: Monthly land lease: $1,399
• HOA & community: Senior community; Land lease through park

Exterior

• Parking: Located in Golden State MHP (mobile home park)
• Utilities: Public sewer; District/public water
• Home design: Manufactured/mobile home; Zero lot line
• Construction: Mobile home remains on site; Mobile dimensions approximately 56' x 24'; Year built source: Builder; Double body type
• Exterior features: Community pool; Sidewalks

Interior

• Kitchen: Garbage disposal; Dishwasher
• Bedrooms: All bedrooms on ground floor; Main floor bedroom
• Flooring: Vinyl flooring; Carpet flooring
• Bathrooms: Two full bathrooms; Double sinks in bathroom(s)
• Heating & cooling: Central cooling
• Interior features: Ceiling fan; Front door entry
• Laundry & utility: Washer hookup; Gas dryer hookup; Has laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $210k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $728 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 44% 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($204k) 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 $203,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.31% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.85%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

• ARV (median comp): $186,957
• List price: $210,000
• Delta: 12.33%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16601 Garfield Ave #107	0.00mi	2/2.0	1,344 (0%)	7mo	$190,000	$141	94
16511 Garfield Unit B4	0.13mi	3/2.0 (+1)	1,296 (-4%)	5mo	$250,000	$193	79
16601 Garfield #129	0.00mi	3/2.0 (+1)	1,232 (-8%)	6mo	$180,000	$146	76
16707 Garfield Ave #1707	0.14mi	3/2.0 (+1)	1,176 (-12%)	8mo	$260,000	$221	61
16707 S Garfield, #1703 #1703	0.14mi	3/2.0 (+1)	1,413 (+5%)	23mo	$150,000	$106	61
16600 Orange Ave Spc 111	0.35mi	3/2.0 (+1)	1,440 (+7%)	16mo	$158,000	$110	53
16600 Orange Ave #129	0.35mi	3/2.0 (+1)	1,248 (-7%)	22mo	$217,500	$174	48

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: 2.0%
• Equity multiple: 1.07×
• Total profit: $4,286
• Equity at exit: $31,312

10-year hold

• IRR: 8.4%
• Equity multiple: 1.55×
• Total profit: $32,353
• Equity at exit: $18,157

Cash invested: $58,800 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,758 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $728

Break-even live

Break-even rent $1,837

Max offer price $210,000

Occupancy floor 69%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1319 E 68th St Long Beach, CA	2.0	1.0	902	$2,600	$2.88	24d	1	0.51mi
6890 Paramount Blvd Unit 12 Long Beach, CA	3.0	1.0	1100	$2,695	$2.45	43d	1	0.58mi
6501 Cherry Ave Long Beach, CA	2.0	1.0	915	$1,874	$2.05	15d	1	0.69mi
6765 Lemon Ave Long Beach, CA	3.0	2.0	1197	$3,800	$3.17	2d	1	0.71mi
15334 Orizaba Ave Paramount, CA	3.0	1.0	1116	$3,095	$2.77	43d	1	1.01mi
3384 E 67th St Apt 2 Long Beach, CA	3.0	1.0	1000	$3,234	$3.23	43d	1	1.04mi
6202 Cherry Ave Unit 6202 Long Beach, CA	2.0	1.0	875	$2,175	$2.49	43d	1	1.06mi
17050 Passage Ave Bellflower, CA	1.0–2.0	1.0–2.0	828	$2,495	$3.01	20d	2	1.22mi
6045 Cherry Ave Unit 1 Long Beach, CA	3.0	1.0	1095	$2,850	$2.60	12d	1	1.23mi
15005 Indiana Ave Paramount, CA	2.0	2.0	1134	$3,300	$2.91	24d	1	1.32mi
7317 Richfield St Unit 7317 Paramount, CA	3.0	1.0	924	$3,200	$3.46	43d	1	1.34mi
8523 Cedar St Bellflower, CA	2.0	2.0	1175	$3,000	$2.55	6d	1	1.34mi
7227 Richfield St Paramount, CA	2.0	1.0–2.0	890	$2,450	$2.75	2d	1	1.34mi
8623 Cedar St Bellflower, CA	2.0	1.5	1100	$3,195	$2.90	24d	1	1.43mi
16245 Lakewood Blvd Bellflower, CA	2.0	1.0	966	$2,402	$2.49	43d	1	1.44mi

Listing history 15 events

1. 2026-06-18
   days on market $210,000 Active 35 DOM
2. 2026-06-17
   days on market $210,000 Active 34 DOM
3. 2026-06-16
   days on market $210,000 Active 33 DOM
4. 2026-06-15
   days on market $210,000 Active 32 DOM
5. 2026-06-13
   days on market $210,000 Active 30 DOM
6. 2026-06-13
   days on market $210,000 Active 29 DOM
7. 2026-06-09
   days on market $210,000 Active 26 DOM
8. 2026-06-08
   days on market $210,000 Active 25 DOM
9. 2026-06-07
   days on market $210,000 Active 24 DOM
10. 2026-06-04
    days on market $210,000 Active 21 DOM
11. 2026-06-03
    days on market $210,000 Active 20 DOM
12. 2026-06-02
    days on market $210,000 Active 19 DOM
13. 2026-06-01
    days on market $210,000 Active 18 DOM
14. 2026-05-31
    days on market $210,000 Active 17 DOM
15. 2026-05-14
    listed $210,000 Active 276-char remark

ⓘ 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 ≥90°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: $33,100
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,648
• − Management: −$2,648
• − Depreciation: −$6,109
• Taxable income: $5,732
• Est. tax owed @ 24.0%: −$1,376
• After-tax cash flow: $7,359/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

Fair 45/100 Moderate rehab

This 55+ Senior Community residence requires moderate renovations to improve its condition and appeal. Key areas for improvement include the awning, kitchen cabinets, and bathroom fixtures. Upgrades in these areas will significantly enhance its resale and rental value.

Repairs flagged

• Major Awning — Weathered and likely not functioning properly
• Minor Kitchen cabinets — Aesthetic upgrade needed
• Minor Bathroom fixtures — Update needed for a more modern look

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace awning — A new awning improves functionality and aesthetics
• Resale Update kitchen cabinets — Modern cabinets increase appeal and functionality
• Resale Replace bathroom fixtures — Upgraded fixtures improve functionality and aesthetics
• Both Landscaping — Well-maintained landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Awning · Weathered and likely not functioning properly	Major	$15,000–50,000
Kitchen cabinets · Aesthetic upgrade needed	Minor	$500–3,000
Bathroom fixtures · Update needed for a more modern look	Minor	$500–3,000
Total estimated repair cost · 3 items		$16,000–56,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace awning — A new awning improves functionality and aesthetics ↑
• Resale Update kitchen cabinets — Modern cabinets increase appeal and functionality ↑
• Resale Replace bathroom fixtures — Upgraded fixtures improve functionality and aesthetics ↑
• Both Landscaping — Well-maintained landscaping enhances curb appeal and property value ↑

ⓘ 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

1 event — show timeline

• 2026-05-14 Listed $210,000 CRMLS

Property tax history

+6.3%/yr

Latest (2025): $397 · +6.3% YoY. Source: county tax records.