1441 S Paso Real Ave #64 · Rowland Heights, CA 91748

$239,888

4 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 1 Days on market

Built 2008 Est $240k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.6/15.0
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location. .. Location . . Welcome to this beautiful 2008 Manufactured home located in the heart of Rowland Heights. This home feather with an open floor plan and high ceiling 4 bedrooms, 2 bedrooms 1458 living spaces. The owners kept it a super nice clean home ready to move-in condition with freshly painted inside and outside paint 3 years ago also upgraded the kitchen with high-quality cabinets and laminated flooring. Nice size of the dining room and the huge family room. Huge master bedroom with a new bathtub. Heating System and Central Air Conditioning. Washer and Dryer hookups, Large carport accommotates 3 cars with awning. Nice community pool and clubhouse, very close to the market, school, post office and shops. Easy access to the 60,10 and 57 freeways. Don't miss this great deal.

Key facts

• Concrete rear patio
• Upgraded kitchen
• Quality cabinetry

Tags

• CONCRETE REAR PATIO
• UPGRADED KITCHEN
• QUALITY CABINETRY
• GRANITE COUNTERTOPS
• BUILT-IN DISHWASHER
• DEDICATED LAUNDRY ROOM

Property features AI

Finance

• Other: Located in Rowland Heights park; Manager approval required for multi-unit park; Pets allowed with size/number limits (call for details); Mobile home classified as double-wide body type
• Financial info: Land lease noted (amount available in listing details); Community features include street lighting
• HOA & community: Land lease (amount listed separately)

Exterior

• Parking: Attached carport (3 spaces); Concrete driveway
• Utilities: Public/district water; Public sewer; Natural gas available; Electricity available; Sewer connected
• Home design: Single-story property; Front door at back; Mobile home remains (27' x 54')
• Construction: Wood construction; Composition roof; Pillar/post/pier foundation; Year built source: appraiser
• Exterior features: Back yard; Patio; Awning; Rain gutters; Brick wall fencing; Shed (1); Association / community pool (fenced, in-ground, community); Skirted with wood

Interior

• Kitchen: Dishwasher; Formica counters; Water heater unit
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: 2 full bathrooms; Shower-in-tub configuration
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: High ceilings (9+ feet); Open floor plan; Panel doors; Formica counters; Double pane windows with blinds; Exhaust fan(s); Carbon monoxide and smoke detectors; In-ground heated spa
• Laundry & utility: Washer hookup; Gas dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $240k.

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 ($4k rent vs $240k).
• Cap rate 14.2% 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: Jellick Elementary (382 students, 82% FRL); Alvarado Intermediate (648 students, 73% FRL); John A. Rowland High (math 49% / reading 68%, grade C, #223 of 1,170 statewide, top 19%, 2,025 students, 67% FRL) — zoned schools average 74% FRL vs 56% district-wide (18 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 23d 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 $3,810/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 $2k of loan paydown is wiped out by about $7k 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 $67k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 17y 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.

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 $239,888

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. 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.
3. 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.
4. 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: 1.59% ✓
• Cap rate: 14.20%
• Cash-on-cash: 28.24%
• DSCR: 2.26
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $240,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1441 Paso Real Ave #246	0.00mi	4/3.0	1,440 (-1%)	0mo	$210,000	$146	94
1441 S Paso Real Ave #27	0.00mi	4/2.0	1,440 (-1%)	6mo	$195,000	$135	94
1441 Paso Real Ave #203	0.00mi	4/2.0	1,493 (+2%)	4mo	$230,000	$154	93
1441 Paso Real Ave #327	0.00mi	3/2.0 (-1)	1,440 (-1%)	1mo	$200,000	$139	92
1441 Paso Real Ave #255	0.00mi	3/2.0 (-1)	1,440 (-1%)	8mo	$193,000	$134	87
1441 Paso Real Ave #119	0.00mi	3/2.0 (-1)	1,392 (-4%)	4mo	$220,000	$158	84
1441 Paso Real Ave #184	0.09mi	3/2.0 (-1)	1,493 (+2%)	9mo	$285,470	$191	79
1441 Paso Real Ave #271	0.09mi	5/4.0 (+1)	1,440 (-1%)	6mo	$238,000	$165	76
1560 Otterbein Ave #12	0.56mi	3/2.0 (-1)	1,414 (-3%)	4mo	$365,000	$258	61
1560 S Otterbein Ave #58	0.56mi	3/3.0 (-1)	1,440 (-1%)	8mo	$345,000	$240	57
1560 S Otterbein Ave #113	0.56mi	3/2.0 (-1)	1,568 (+8%)	4mo	$308,000	$196	53
1560 S Otterbein Ave #170	0.56mi	4/3.0	1,664 (+14%)	7mo	$280,000	$168	40

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: 27.6%
• Equity multiple: 2.22×
• Total profit: $81,861
• Equity at exit: $35,768

10-year hold

• IRR: 37.8%
• Equity multiple: 5.35×
• Total profit: $292,227
• Equity at exit: $20,741

Cash invested: $67,169 (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: 5.2×

Monthly cashflow live

• Estimated rent: $3,810 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$71 /mo · $851/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$800
• Net cashflow: $1,581

Break-even live

Break-even rent $1,809

Max offer price $239,888

Occupancy floor 54%

Sensitivity live

Price	-10% $1,717	-5% $1,649	+0% $1,581	+5% $1,513	+10% $1,445
Rent	-10% $1,280	-5% $1,430	+0% $1,581	+5% $1,731	+10% $1,882
Rate	-1.0pp $1,702	-0.5pp $1,642	base $1,581	+0.5pp $1,519	+1.0pp $1,455

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: $59,972
• Closing costs: $7,197
• 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	18d	1	0.33mi
1809 Paso Real Ave Rowland Heights, CA	4.0	2.0	1259	$3,500	$2.78	25d	1	0.33mi
1808 Santa Ysabela Dr Rowland Heights, CA	4.0	2.0	1175	$3,500	$2.98	21d	1	0.41mi
1316 Raleo Ave Rowland Heights, CA	4.0	2.0	1200	$5,000	$4.17	15d	1	0.52mi
18417 Santar St Rowland Heights, CA	4.0	2.0	1142	$3,300	$2.89	17d	1	0.52mi
19231 Tranbarger St Rowland Heights, CA	3.0	2.0	1170	$3,200	$2.74	44d	1	0.62mi
18573 Farjardo St Rowland Heights, CA	3.0	2.0	1300	$3,750	$2.88	44d	1	0.74mi
18658 Mescalero St Rowland Heights, CA	3.0	2.0	1352	$3,800	$2.81	22d	1	0.78mi
19319 Pilario St Rowland Heights, CA	4.0	2.0	1480	$3,750	$2.53	44d	1	0.80mi
2240 Electra Ave Rowland Heights, CA	3.0	2.0	1256	$3,200	$2.55	18d	1	0.99mi
2415 Los Padres Dr Rowland Heights, CA	3.0	2.0	1120	$3,300	$2.95	17d	1	1.00mi
2243 Otterbein Ave Rowland Heights, CA	3.0	2.0	1286	$3,600	$2.80	44d	1	1.01mi
18626 Barroso St Rowland Heights, CA	3.0	2.0	1446	$3,890	$2.69	3d	1	1.04mi
2817 E Valley Blvd West Covina, CA	3.0	2.0	1050	$3,100	$2.95	44d	1	1.08mi
19530 Springport Dr Rowland Heights, CA	5.0	2.0	1600	$3,499	$2.19	44d	1	1.12mi
4037 S Ellesford Ave West Covina, CA	4.0	2.0	1790	$4,195	$2.34	1d	1	1.13mi
1862 Hollandale Ave Rowland Heights, CA	4.0	2.0	1588	$4,250	$2.68	17d	1	1.13mi
18448 La Guardia St Rowland Heights, CA	4.0	2.0	1386	$6,900	$4.98	1d	1	1.15mi
19358 Alcona St Rowland Heights, CA	4.0	2.0	1613	$3,950	$2.45	44d	1	1.16mi
684 Panorama Ln La Puente, CA	3.0	3.5	1683	$3,600	$2.14	21d	1	1.17mi
684 Panorama Ln La Puente, CA	3.0	3.5	1683	$3,600	$2.14	18d	1	1.17mi
2143 Arcdale Ave Rowland Heights, CA	3.0	2.0	1386	$3,500	$2.53	25d	1	1.20mi
19307 Oakview Ln Rowland Heights, CA	4.0	2.0	1789	$3,850	$2.15	44d	1	1.26mi
2454 Hillman Ln Rowland Heights, CA	3.0	2.5	1506	$3,800	$2.52	44d	1	1.39mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $239,888 Active 1 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: $851 · $71/mo
• Projected year-2 tax: $1,823 · $152/mo
• Expected delta: +$972/yr (+$81/mo · 114.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $45,716
• − Mortgage interest: −$13,437
• − Property taxes: −$851
• − Insurance: −$1,199
• − Repairs & maintenance: −$3,657
• − Management: −$3,657
• − Depreciation: −$6,979
• Taxable income: $15,936
• Est. tax owed @ 24.0%: −$3,825
• After-tax cash flow: $15,145/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: 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

+140.1% since first listed

24 events — show timeline

• 2026-06-18 Listed $239,888 CRMLS
• 2026-04-30 Listing Removed — CRMLS
• 2026-03-25 Listed $248,000 CRMLS
• 2023-12-01 Sold (MLS) $225,000 CRMLS
• 2023-11-21 Pending — CRMLS
• 2023-11-19 Relisted — CRMLS
• 2023-10-07 Relisted — CRMLS
• 2023-10-05 Contingent — CRMLS
• 2023-09-17 Listed $228,000 CRMLS
• 2020-08-24 Sold (MLS) $142,000 CRMLS
• 2020-08-09 Pending — CRMLS
• 2020-08-08 Relisted — CRMLS
• 2020-06-24 Listed $139,999 CRMLS
• 2011-10-27 Delisted — CRMLS
• 2011-10-19 Relisted — CRMLS
• 2011-10-19 Price Changed $89,900 CRMLS
• 2011-07-10 Delisted — CRMLS
• 2011-06-19 Listed $98,000 CRMLS
• 2010-02-14 Listing Removed — CRMLS
• 2010-01-18 Price Changed $79,999 CRMLS
• 2009-08-28 Price Changed $85,000 CRMLS
• 2009-08-01 Price Changed $80,000 CRMLS
• 2009-06-17 Price Changed $95,000 CRMLS
• 2009-05-10 Listed $99,900 CRMLS

Property tax history

+4.4%/yr

Latest (2025): $851 · +4.4% YoY. Source: county tax records.