8509 Beverly #116 · Pico Rivera, CA 90660

$290,000

2 bd · 2.0 ba · 1,644 sqft · Manufactured public records · 13 Days on market

Built 1989 Est $266k · 9% 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 +28.0/30.0
• DSCR +10.0/10.0
• 1% rule +6.4/10.0
• Schools +3.9/10.0
• ARV discount +3.5/15.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very neat and clean unit - Nice senior park - Utility room- office can be 3rd bedroom - Extra large bedrooms and closets- Square footage per builder - Buyer to verify- 2 nice storage units.

Key facts

• Storage units
• Huge kitchen
• Formal living room

Tags

• CORNER LOT
• PRIVATE BACK AREA
• STORAGE UNITS
• HUGE KITCHEN
• FORMAL LIVING ROOM
• BUILT-IN DINING ROOM WALL UNIT

Property features AI

Finance

• Financial info: Land lease of $1,000 (land lease applies)
• HOA & community: Part of an association; Senior community; Manager approval required; Community features include biking, nearby park, sidewalks, street lighting, foothills/mountainous setting, close to clubhouse

Exterior

• Parking: 2 covered carport spaces (attached); 2 garage spaces; Total of 4 parking spaces
• Security: Gated community; Smoke and carbon monoxide detectors
• Utilities: Electricity available on property; Water connected (District/Public); Sewer connected / sewer paid; Cable available
• Home design: Single-story home; Entry on main level; Turnkey condition; Has a view; Mobile/manufactured model 568C3 (mobile home remains)
• Construction: Glass and drywall construction
• Exterior features: Front porch, additional porch and patio; Lighting; Community pool (fenced) managed by association

Interior

• Kitchen: Convection oven; Refrigerator; Water heater unit
• Bedrooms: Primary bedroom; Main floor primary bedroom; All bedrooms on one level; Primary suite; Additional bedrooms indicated (multiple flexible rooms listed such as office, bonus room, media room, etc.)
• Flooring: Tile; Vinyl; Carpet; Wood
• Bathrooms: 2 full bathrooms; Bathrooms include bathtub, shower, and vanity area
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Beamed ceilings; Built-ins; High (9+ ft) ceilings; Cathedral/vaulted ceilings; Ceiling fan; Pantry; Storage space; Gated community; Smoke and carbon monoxide detectors
• Laundry & utility: Separate laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $290k.

Deal economics

• At list price, monthly cash flow is $905 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Cap rate 10.0% vs local median 2.7% in Pico Rivera — 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 61/100 on livability (#511 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A; Watch: schools D+, crime D-, amenities D-.
• El Rancho Unified (suburban): math 32% / reading 57% proficiency, ranked #185 of 517 in CA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.1%/yr); 68 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $3,308/mo this rent would consume 45% of the median local household income ($88k/yr) (locally 1257% 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 $2k of loan paydown is wiped out by about $9k 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 + 4.1% rent growth), your $81k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $85k; list at $290k implies a 241% 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 $290,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.37%
• DSCR: 1.60
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $266,328
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8509 Beverly Blvd #74	0.02mi	2/2.0	1,508 (-8%)	2mo	$245,000	$162	84
8509 Beverly Blvd	0.12mi	3/2.0 (+1)	1,728 (+5%)	5mo	$235,000	$136	76
8509 Beverly #65	0.00mi	2/2.0	1,440 (-12%)	9mo	$245,000	$170	72

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 · 4.13% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.18×
• Total profit: $14,317
• Equity at exit: $43,240

10-year hold

• IRR: 14.9%
• Equity multiple: 2.26×
• Total profit: $102,119
• Equity at exit: $25,074

Cash invested: $81,200 (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 90660

• Rents YoY: 4.1%
• Active inventory: 68
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,308 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$66 /mo · $797/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$695
• Net cashflow: $905

Break-even live

Break-even rent $2,162

Max offer price $290,000

Occupancy floor 68%

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8813 Gallatin Rd #102 Pico Rivera, CA	3.0	3.5	1495	$3,600	$2.41	43d	1	0.36mi
8813 Gallatin Rd #101 Pico Rivera, CA	3.0	3.5	1578	$3,700	$2.34	43d	1	0.36mi
260 E Beverly Blvd Unit C Montebello, CA	3.0	2.5	1289	$3,595	$2.79	43d	1	0.43mi
8812 Beverly Rd Pico Rivera, CA	3.0	2.0	1464	$4,700	$3.21	6d	1	0.45mi
8936 Gallatin Rd Pico Rivera, CA	3.0	2.0	1258	$3,325	$2.64	43d	1	0.48mi
637 Wilber Pl Montebello, CA	3.0	1.0	1087	$3,350	$3.08	24d	1	0.54mi
8939 Gallatin Rd #123 Pico Rivera, CA	3.0	2.0	1330	$3,200	$2.41	6d	1	0.55mi
140 E Whittier Blvd Montebello, CA	3.0–4.0	2.5–4.0	1742	$3,960	$2.27	1d	6	0.69mi
428 N 6th St Montebello, CA	3.0	1.0	1108	$3,200	$2.89	7d	1	0.92mi
205 S 7th St Montebello, CA	3.0	2.0	1517	$3,300	$2.18	1d	1	1.23mi
608 N Taylor Ave Montebello, CA	2.0	2.0	1200	$2,400	$2.00	1d	1	1.37mi
1221 W Lincoln Ave Montebello, CA	2.0	2.0	1300	$2,750	$2.12	4d	1	1.38mi
1301 W Lincoln Ave Montebello, CA	3.0	2.0	1600	$3,500	$2.19	1d	1	1.42mi
891 W Ashiya Rd Unit 1 Montebello, CA	3.0	3.0	1589	$2,500	$1.57	1d	1	1.44mi

Listing history 10 events

1. 2026-06-18
   days on market $290,000 Active 13 DOM
2. 2026-06-17
   days on market $290,000 Active 12 DOM
3. 2026-06-16
   days on market $290,000 Active 11 DOM
4. 2026-06-15
   days on market $290,000 Active 10 DOM
5. 2026-06-13
   days on market $290,000 Active 8 DOM
6. 2026-06-13
   days on market $290,000 Active 7 DOM
7. 2026-06-09
   days on market $290,000 Active 4 DOM
8. 2026-06-08
   days on market $290,000 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $290,000 Active 2 DOM

ⓘ 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: $797 · $66/mo
• Projected year-2 tax: $2,204 · $184/mo
• Expected delta: +$1,407/yr (+$117/mo · 176.5%)

ⓘ 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 6/10 Major 7 d/yr ≥96°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,692
• − Mortgage interest: −$16,245
• − Property taxes: −$797
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,175
• − Management: −$3,175
• − Depreciation: −$8,436
• Taxable income: $6,413
• Est. tax owed @ 24.0%: −$1,539
• After-tax cash flow: $9,321/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: El Rancho Unified
• NCES district ID: 0612180
• Math proficiency: 32% ▲ 3.00%
• Reading proficiency: 57% ▲ 14.00%
• Median HH income: $58,233
• Composite: 38.91/100
• National rank: #4093
• State rank: #185 of 517 in CA

Livability — Pico Rivera

• Score: 61/100
• State rank: #511
• US rank: #17324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pico Rivera, CA
• County: Los Angeles County · 9,444,647 people
• City population: 60,272
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 60,272
• Household income: $88,201
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 1257.0

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 (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 21% White 4% Asian 3% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 78%
• Foreign-born: 30% · Canada, Vietnam, China
• Languages at home: 34% English-only · Spanish 63% Tagalog/Filipino 1% Vietnamese 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: ▼ -898.63%
• Current HPI: 437.4769
• Rent YoY: ▲ 4.13%
• 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

+190.3% since first listed

4 events — show timeline

• 2026-06-05 Listed $290,000 CRMLS
• 2015-02-25 Sold (MLS) $85,000 CRMLS
• 2015-02-06 Contingent — CRMLS
• 2014-12-05 Listed $99,900 CRMLS

Property tax history

+5.4%/yr

Latest (2025): $797 · +5.4% YoY. Source: county tax records.