1441 S Paso Real Ave #107 · Rowland Heights, CA 91748

$159,000

4 bd · 2.0 ba · 1,344 sqft · Manufactured · 54 Days on market

Built 1971 Fair condition $118/sqft · 22% below area Est $203k · 22% 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
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * Excellent location close to the front entrance and community pool and clubhouse * * * Original living size is 1,344 Sq. Ft. (56' x 24'). The original floor plan has 2 bedrooms (the living room converted to the 3rd & 4th bedrooms without permitted, the dining room converted to a 5th bedroom without permitted), buyers shall verify the size and the conditions for themselves. 2 full bathrooms. The original kitchen with many cabinets, built in oven & range, upgraded granite counter tops. Laminated flooring through out the house. Tile flooring at the kitchen and bathrooms. 3 car covered parking space with awning. Inside laundry area. Extra size shed and large side yard. Nice community pool and clubhouse. Very convenient location family park, walking distance to markets, schools, bus lines, post office & shops. Easy to access to Freeways. Quiet and great spacious Mobile Home Park located in The Heart of Rowland Heights. Don't Miss This Great Buy! * * * Subject to cancel the current escrow * * *

Key facts

• Laminate flooring
• Inside laundry area
• Covered carport

Tags

• OPEN LAYOUT
• ORIGINAL KITCHEN
• LAMINATE FLOORING
• TILE FLOORING
• INSIDE LAUNDRY AREA
• COVERED CARPORT

Property features AI

Finance

• Other: Refrigerator is excluded from the sale
• Financial info: Land lease in effect (monthly land lease); Rent includes pool
• HOA & community: Onsite property management; Pets permitted with breed restrictions; Community pool; Street lighting; Park name: Rowland Heights Mobile Estates; Manager approval required

Exterior

• Parking: Attached carport with space for 3 vehicles; Additional parking space(s)
• Security: Carbon monoxide detector(s)
• Utilities: Public/district water; Public sewer (sewer connected); Electricity available and connected; Natural gas available; Cable available
• Home design: Single-story mobile home (Silvercrest model); Mobile home remains on site; Mobile dimensions approximately 12' x 56'; Entry level is 1; Total of 1 story
• Construction: Concrete and aluminum construction; Pillar/post/pier foundation with pier jacks; Year built sourced from public records
• Exterior features: Front porch; Awning; Aluminum skirting; Detached shed on property; Access to in-ground, heated community pool; Close to clubhouse; Garden area

Interior

• Kitchen: Gas cooktop; Built-in range; Dishwasher
• Bedrooms: All bedrooms on the main floor; Main-floor primary bedroom
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Bathtub
• Interior features: One-level layout with front-door entry; Carbon monoxide detector(s)
• Laundry & utility: Washer included; Dryer included; Laundry located in a closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $159k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.8% vs local median 2.7% 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: Alvarado Intermediate (648 students, 73% FRL) — zoned schools average 73% FRL vs 56% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.3%/yr); 102 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $3,817/mo this rent would consume 55% of the median local household income ($83k/yr) (locally 1440% 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 $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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $40k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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. 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.
6. 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.
7. 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: 2.40% ✓
• Cap rate: 20.76%
• Cash-on-cash: 51.66%
• DSCR: 3.30
• GRM: 3.5

CMA / ARV

• ARV (median comp): $203,446
• List price: $159,000
• Delta: -21.85%
• 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 #119	0.10mi	3/2.0 (-1)	1,392 (+4%)	4mo	$220,000	$158	81
1441 Paso Real Ave #246	0.10mi	4/3.0	1,440 (+7%)	0mo	$210,000	$146	79
1441 S Paso Real Ave #27	0.10mi	4/2.0	1,440 (+7%)	5mo	$195,000	$135	79
1441 Paso Real Ave #327	0.10mi	3/2.0 (-1)	1,440 (+7%)	1mo	$200,000	$139	77
1441 Paso Real Ave #186	0.00mi	4/3.0	1,208 (-10%)	6mo	$220,000	$182	74
1441 Paso Real Ave #203	0.10mi	4/2.0	1,493 (+11%)	4mo	$230,000	$154	74
1441 Paso Real Ave #255	0.10mi	3/2.0 (-1)	1,440 (+7%)	8mo	$193,000	$134	72
1441 Paso Real Ave #271	0.04mi	5/4.0 (+1)	1,440 (+7%)	6mo	$238,000	$165	69
1441 Paso Real Ave #184	0.04mi	3/2.0 (-1)	1,493 (+11%)	9mo	$285,470	$191	67
1560 S Otterbein #138 Ave #138	0.51mi	3/2.0 (-1)	1,320 (-2%)	10mo	$300,000	$227	60
1560 Otterbein Ave #12	0.51mi	3/2.0 (-1)	1,414 (+5%)	4mo	$365,000	$258	59
1560 S Otterbein Ave #58	0.51mi	3/3.0 (-1)	1,440 (+7%)	8mo	$345,000	$240	49

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: 55.1%
• Equity multiple: 3.62×
• Total profit: $116,524
• Equity at exit: $23,707

10-year hold

• IRR: 62.1%
• Equity multiple: 8.88×
• Total profit: $350,681
• Equity at exit: $13,747

Cash invested: $44,520 (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 91748

• Rents YoY: 10.3%
• Active inventory: 102
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $3,817 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$802
• Net cashflow: $1,916

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 45%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18617 Trot Ave Rowland Heights, CA	3.0	2.0	1251	$3,350	$2.68	17d	1	0.36mi
1809 Paso Real Ave Rowland Heights, CA	4.0	2.0	1259	$3,500	$2.78	24d	1	0.39mi
1316 Raleo Ave Rowland Heights, CA	4.0	2.0	1200	$5,000	$4.17	15d	1	0.44mi
1808 Santa Ysabela Dr Rowland Heights, CA	4.0	2.0	1175	$3,500	$2.98	20d	1	0.50mi
19231 Tranbarger St Rowland Heights, CA	3.0	2.0	1170	$3,200	$2.74	43d	1	0.55mi
18417 Santar St Rowland Heights, CA	4.0	2.0	1142	$3,300	$2.89	16d	1	0.56mi
19319 Pilario St Rowland Heights, CA	4.0	2.0	1480	$3,750	$2.53	43d	1	0.78mi
18573 Farjardo St Rowland Heights, CA	3.0	2.0	1300	$3,750	$2.88	43d	1	0.83mi
18658 Mescalero St Rowland Heights, CA	3.0	2.0	1352	$3,800	$2.81	22d	1	0.86mi
2817 E Valley Blvd West Covina, CA	3.0	2.0	1050	$3,100	$2.95	43d	1	0.99mi
2240 Electra Ave Rowland Heights, CA	3.0	2.0	1256	$3,200	$2.55	17d	1	1.02mi
4037 S Ellesford Ave West Covina, CA	4.0	2.0	1790	$4,195	$2.34	1d	1	1.04mi
2243 Otterbein Ave Rowland Heights, CA	3.0	2.0	1286	$3,600	$2.80	43d	1	1.04mi
2415 Los Padres Dr Rowland Heights, CA	3.0	2.0	1120	$3,300	$2.95	16d	1	1.08mi
19530 Springport Dr Rowland Heights, CA	5.0	2.0	1600	$3,499	$2.19	43d	1	1.10mi
1862 Hollandale Ave Rowland Heights, CA	4.0	2.0	1588	$4,250	$2.68	16d	1	1.11mi
684 Panorama Ln La Puente, CA	3.0	3.5	1683	$3,600	$2.14	20d	1	1.12mi
684 Panorama Ln La Puente, CA	3.0	3.5	1683	$3,600	$2.14	17d	1	1.12mi
18626 Barroso St Rowland Heights, CA	3.0	2.0	1446	$3,890	$2.69	2d	1	1.12mi
19358 Alcona St Rowland Heights, CA	4.0	2.0	1613	$3,950	$2.45	43d	1	1.18mi
2143 Arcdale Ave Rowland Heights, CA	3.0	2.0	1386	$3,500	$2.53	24d	1	1.20mi
18448 La Guardia St Rowland Heights, CA	4.0	2.0	1386	$6,900	$4.98	1d	1	1.23mi
19307 Oakview Ln Rowland Heights, CA	4.0	2.0	1789	$3,850	$2.15	43d	1	1.29mi
2454 Hillman Ln Rowland Heights, CA	3.0	2.5	1506	$3,800	$2.52	43d	1	1.43mi

Listing history 24 events

1. 2026-06-18
   days on market $159,000 Active 54 DOM
2. 2026-06-17
   days on market $159,000 Active 53 DOM
3. 2026-06-16
   days on market $159,000 Active 52 DOM
4. 2026-06-15
   days on market $159,000 Active 51 DOM
5. 2026-06-13
   days on market $159,000 Active 49 DOM
6. 2026-06-13
   days on market $159,000 Active 48 DOM
7. 2026-06-09
   days on market $159,000 Active 45 DOM
8. 2026-06-08
   pricedays on market $159,000 Active 44 DOM
9. 2026-06-07
   days on market $174,000 Active 43 DOM
10. 2026-06-04
    days on market $174,000 Active 40 DOM
11. 2026-06-03
    days on market $174,000 Active 39 DOM
12. 2026-06-02
    days on market $174,000 Active 38 DOM
13. 2026-06-01
    days on market $174,000 Active 37 DOM
14. 2026-05-31
    days on market $174,000 Active 36 DOM
15. 2026-05-14
    price $174,000 957-char remark
16. 2026-04-25
    listed $198,888 Active 957-char remark
17. 2022-05-11
    soldstatus $141,200 Closed Sale 1040-char remark

    Show marketing remark (1040 chars)

    * * * Excellent location close to the front entrance and community pool and clubhouse * * * Original living size is 1,344 Sq. Ft. (56' x 24'). The original floor plan has 2 bedrooms (the living room converted to the 3rd & 4th bedrooms without permitted, the dining room converted to a 5th bedroom without permitted), buyers shall verify the size and the conditions for themselves. 2 full bathrooms. The original kitchen with many cabinets, built in oven & range, upgraded granite counter tops. Laminated flooring through out the house. Tile flooring at the kitchen and bathrooms. 3 car covered parking space with awning. Inside laundry area. Extra size shed and large side yard. Nice community pool and clubhouse. Very convenient location family park, walking distance to markets, schools, bus lines, post office & shops. Easy to access to Freeways. Quiet and great spacious Mobile Home Park located in The Heart of Rowland Heights. Don't Miss This Great Buy! * * * Subject to cancel the current escrow * * *

18. 2022-03-14
    status Pending Sale 1040-char remark

    Show marketing remark (1040 chars)

    * * * Excellent location close to the front entrance and community pool and clubhouse * * * Original living size is 1,344 Sq. Ft. (56' x 24'). The original floor plan has 2 bedrooms (the living room converted to the 3rd & 4th bedrooms without permitted, the dining room converted to a 5th bedroom without permitted), buyers shall verify the size and the conditions for themselves. 2 full bathrooms. The original kitchen with many cabinets, built in oven & range, upgraded granite counter tops. Laminated flooring through out the house. Tile flooring at the kitchen and bathrooms. 3 car covered parking space with awning. Inside laundry area. Extra size shed and large side yard. Nice community pool and clubhouse. Very convenient location family park, walking distance to markets, schools, bus lines, post office & shops. Easy to access to Freeways. Quiet and great spacious Mobile Home Park located in The Heart of Rowland Heights. Don't Miss This Great Buy! * * * Subject to cancel the current escrow * * *

19. 2021-12-07
    status Active 1040-char remark

    Show marketing remark (1040 chars)

    * * * Excellent location close to the front entrance and community pool and clubhouse * * * Original living size is 1,344 Sq. Ft. (56' x 24'). The original floor plan has 2 bedrooms (the living room converted to the 3rd & 4th bedrooms without permitted, the dining room converted to a 5th bedroom without permitted), buyers shall verify the size and the conditions for themselves. 2 full bathrooms. The original kitchen with many cabinets, built in oven & range, upgraded granite counter tops. Laminated flooring through out the house. Tile flooring at the kitchen and bathrooms. 3 car covered parking space with awning. Inside laundry area. Extra size shed and large side yard. Nice community pool and clubhouse. Very convenient location family park, walking distance to markets, schools, bus lines, post office & shops. Easy to access to Freeways. Quiet and great spacious Mobile Home Park located in The Heart of Rowland Heights. Don't Miss This Great Buy! * * * Subject to cancel the current escrow * * *

20. 2021-11-12
    status Pending Sale 1040-char remark

    Show marketing remark (1040 chars)

    * * * Excellent location close to the front entrance and community pool and clubhouse * * * Original living size is 1,344 Sq. Ft. (56' x 24'). The original floor plan has 2 bedrooms (the living room converted to the 3rd & 4th bedrooms without permitted, the dining room converted to a 5th bedroom without permitted), buyers shall verify the size and the conditions for themselves. 2 full bathrooms. The original kitchen with many cabinets, built in oven & range, upgraded granite counter tops. Laminated flooring through out the house. Tile flooring at the kitchen and bathrooms. 3 car covered parking space with awning. Inside laundry area. Extra size shed and large side yard. Nice community pool and clubhouse. Very convenient location family park, walking distance to markets, schools, bus lines, post office & shops. Easy to access to Freeways. Quiet and great spacious Mobile Home Park located in The Heart of Rowland Heights. Don't Miss This Great Buy! * * * Subject to cancel the current escrow * * *

21. 2021-10-16
    price $149,990 1040-char remark

    Show marketing remark (1040 chars)

    * * * Excellent location close to the front entrance and community pool and clubhouse * * * Original living size is 1,344 Sq. Ft. (56' x 24'). The original floor plan has 2 bedrooms (the living room converted to the 3rd & 4th bedrooms without permitted, the dining room converted to a 5th bedroom without permitted), buyers shall verify the size and the conditions for themselves. 2 full bathrooms. The original kitchen with many cabinets, built in oven & range, upgraded granite counter tops. Laminated flooring through out the house. Tile flooring at the kitchen and bathrooms. 3 car covered parking space with awning. Inside laundry area. Extra size shed and large side yard. Nice community pool and clubhouse. Very convenient location family park, walking distance to markets, schools, bus lines, post office & shops. Easy to access to Freeways. Quiet and great spacious Mobile Home Park located in The Heart of Rowland Heights. Don't Miss This Great Buy! * * * Subject to cancel the current escrow * * *

22. 2021-10-02
    status Active 1040-char remark

    Show marketing remark (1040 chars)

    * * * Excellent location close to the front entrance and community pool and clubhouse * * * Original living size is 1,344 Sq. Ft. (56' x 24'). The original floor plan has 2 bedrooms (the living room converted to the 3rd & 4th bedrooms without permitted, the dining room converted to a 5th bedroom without permitted), buyers shall verify the size and the conditions for themselves. 2 full bathrooms. The original kitchen with many cabinets, built in oven & range, upgraded granite counter tops. Laminated flooring through out the house. Tile flooring at the kitchen and bathrooms. 3 car covered parking space with awning. Inside laundry area. Extra size shed and large side yard. Nice community pool and clubhouse. Very convenient location family park, walking distance to markets, schools, bus lines, post office & shops. Easy to access to Freeways. Quiet and great spacious Mobile Home Park located in The Heart of Rowland Heights. Don't Miss This Great Buy! * * * Subject to cancel the current escrow * * *

23. 2021-09-14
    status Pending Sale 1040-char remark

    Show marketing remark (1040 chars)

    * * * Excellent location close to the front entrance and community pool and clubhouse * * * Original living size is 1,344 Sq. Ft. (56' x 24'). The original floor plan has 2 bedrooms (the living room converted to the 3rd & 4th bedrooms without permitted, the dining room converted to a 5th bedroom without permitted), buyers shall verify the size and the conditions for themselves. 2 full bathrooms. The original kitchen with many cabinets, built in oven & range, upgraded granite counter tops. Laminated flooring through out the house. Tile flooring at the kitchen and bathrooms. 3 car covered parking space with awning. Inside laundry area. Extra size shed and large side yard. Nice community pool and clubhouse. Very convenient location family park, walking distance to markets, schools, bus lines, post office & shops. Easy to access to Freeways. Quiet and great spacious Mobile Home Park located in The Heart of Rowland Heights. Don't Miss This Great Buy! * * * Subject to cancel the current escrow * * *

24. 2021-09-05
    listed $159,900 Active 1040-char remark

    Show marketing remark (1040 chars)

    * * * Excellent location close to the front entrance and community pool and clubhouse * * * Original living size is 1,344 Sq. Ft. (56' x 24'). The original floor plan has 2 bedrooms (the living room converted to the 3rd & 4th bedrooms without permitted, the dining room converted to a 5th bedroom without permitted), buyers shall verify the size and the conditions for themselves. 2 full bathrooms. The original kitchen with many cabinets, built in oven & range, upgraded granite counter tops. Laminated flooring through out the house. Tile flooring at the kitchen and bathrooms. 3 car covered parking space with awning. Inside laundry area. Extra size shed and large side yard. Nice community pool and clubhouse. Very convenient location family park, walking distance to markets, schools, bus lines, post office & shops. Easy to access to Freeways. Quiet and great spacious Mobile Home Park located in The Heart of Rowland Heights. Don't Miss This Great Buy! * * * Subject to cancel the current escrow * * *

ⓘ 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 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

Taxation est. · year 1

• Rental income: $45,802
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$3,664
• − Management: −$3,664
• − Depreciation: −$4,625
• Taxable income: $21,762
• Est. tax owed @ 24.0%: −$5,223
• After-tax cash flow: $17,775/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 · 1 photo

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs to its exterior and paint, but has good interior features and systems. Upgrading the exterior and kitchen would significantly increase its value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major exterior paint — Peeling paint

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Resale Replace exterior siding — Improves home's appearance and value
• Both Upgrade kitchen cabinets — Increases both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
exterior paint · Peeling paint	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Resale Replace exterior siding — Improves home's appearance and value ↑
• Both Upgrade kitchen cabinets — Increases both resale and rental 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: 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

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 · 9,444,647 people
• City population: 42,463
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 42,463
• Household income: $83,428
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1440.0

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: 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
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

-0.6% since first listed

11 events — show timeline

• 2026-06-08 Price Changed $159,000 CRMLS
• 2026-05-14 Price Changed $174,000 CRMLS
• 2026-04-25 Listed $198,888 CRMLS
• 2022-05-11 Sold (MLS) $141,200 CRMLS
• 2022-03-14 Pending — CRMLS
• 2021-12-07 Relisted — CRMLS
• 2021-11-12 Pending — CRMLS
• 2021-10-16 Price Changed $149,990 CRMLS
• 2021-10-02 Relisted — CRMLS
• 2021-09-14 Pending — CRMLS
• 2021-09-05 Listed $159,900 CRMLS