12700 Elliott #119 · El Monte, CA 91732

$164,999

3 bd · 2.0 ba · 1,012 sqft · Manufactured public records · 149 Days on market

Built 2016 Est $143k · 16% over

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks! A newer manufactured home lovingly cared for is up for sale. Located in a quiet and well maintained all-age community, the home offers 3 bedrooms and 2 baths, ample kitchen, space for up to 3 cars (4 smaller ones) and a backyard featuring fruit trees. The open concept amplifies the space where a sectional fits easily and readies the entertainment. This isn't just a house- it's a home where to gather. Whether you are a first-time home buyer or a savvy property searcher, this home is a ticket to own a home to call yours.

Key facts

• Ample kitchen
• Open concept
• 3 garage spots

Tags

• NEWER MANUFACTURED HOME
• AMPLE KITCHEN
• BACKYARD FEATURING FRUIT TREES
• OPEN CONCEPT

Property features AI

Finance

• Other: Suburban neighborhood with park nearby; Walk score about 29; Directions: Exit Durfee from the 10 Fwy and go south to Elliott
• Financial info: Monthly land lease payment applies
• HOA & community: Land lease community (Brookside Country Club); Land lease amount applies

Exterior

• Parking: 3 garage spaces (3 total parking spaces); Located in Brookside Country Club park
• Utilities: Public sewer; District/public water
• Home design: Single-story home; Entry level 1; Mobile home remains (44' x 24'); Assessor's living area data
• Construction: No foundation specified
• Exterior features: Patio; No pool; Lot roughly 0–1 unit per acre

Interior

• Kitchen: Gas range; Granite counters
• Bedrooms: All bedrooms on the main level
• Flooring: Laminated
• Bathrooms: 2 full bathrooms; Bathtub
• Heating & cooling: Central furnace (heating)
• Interior features: Ceiling fan; Granite counters; Front entry
• Laundry & utility: Washer hookup; Gas dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $974 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 2.4% in El Monte — 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 (#554 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: schools D+, crime D, amenities F.
• Mountain View Elementary (suburban): math 25% / reading 25% proficiency, ranked #417 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 84 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).
• This rent runs 41% 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 $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 + 3.0% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.55% ✓
• Cap rate: 13.38%
• Cash-on-cash: 25.30%
• DSCR: 2.13
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $142,692
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12700 Elliott #110	0.00mi	3/2.0	1,056 (+4%)	2mo	$149,000	$141	91
12700 Elliott #71	0.00mi	3/2.0	1,056 (+4%)	5mo	$143,000	$135	89
12700 Elliott Ave #354	0.00mi	3/2.0	1,008 (-0%)	16mo	$170,000	$169	86
12700 Elliott #292	0.00mi	3/2.0	1,080 (+7%)	6mo	$170,000	$157	84
12700 Elliott Ave #438	0.00mi	3/2.0	1,104 (+9%)	6mo	$156,000	$141	80
12700 Elliott #151	0.00mi	3/2.0	1,152 (+14%)	2mo	$150,000	$130	75
12700 Elliott Ave #219	0.00mi	3/2.0	1,152 (+14%)	7mo	$150,000	$130	71
12700 Elliott Ave #168	0.00mi	3/2.0	1,152 (+14%)	7mo	$150,000	$130	71
12700 Elliott Ave #80	0.00mi	4/2.0 (+1)	1,152 (+14%)	5mo	$175,000	$152	68
12700 ELLIOTT #392	0.00mi	3/2.0	1,152 (+14%)	17mo	$168,000	$146	63
12700 Elliott Ave #205	0.00mi	3/2.0	1,152 (+14%)	18mo	$150,000	$130	62

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 1.76×
• Total profit: $35,281
• Equity at exit: $24,602

10-year hold

• IRR: 27.2%
• Equity multiple: 3.39×
• Total profit: $110,528
• Equity at exit: $14,266

Cash invested: $46,200 (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 91732

• Active inventory: 84
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,558 high
• Mortgage (P&I): −$865
• Tax from tax record: −$113 /mo · $1,356/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $974

Break-even live

Break-even rent $1,325

Max offer price $164,999

Occupancy floor 57%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2642 Maxson Rd Unit 6 El Monte, CA	2.0	1.0	900	$2,195	$2.44	1d	1	0.60mi
2826 Cogswell Rd Unit A El Monte, CA	2.0	1.5	1156	$2,650	$2.29	17d	1	0.88mi
1946 Bryce Rd South El Monte, CA	2.0	1.0	950	$2,300	$2.42	1d	1	0.92mi
1024 Bunbury Dr Whittier, CA	4.0	2.0	1414	$1,500	$1.06	2d	1	0.94mi
11937 Elliott Ave El Monte, CA	2.0	1.0	782	$2,850	$3.64	1d	1	0.95mi
11323 Schmidt Rd El Monte, CA	3.0	1.0	720	$2,450	$3.40	1d	1	1.12mi
3437 Belcroft Ave El Monte, CA	2.0	1.0	700	$2,195	$3.14	1d	1	1.15mi
2802 New Deal Ave Apt H El Monte, CA	3.0	1.0	850	$2,495	$2.94	1d	1	1.35mi
12350 Deana St Unit 8 El Monte, CA	2.0	1.0	741	$2,175	$2.94	1d	1	1.45mi

Listing history 20 events

1. 2026-06-18
   days on market $164,999 Active 149 DOM
2. 2026-06-17
   days on market $164,999 Active 148 DOM
3. 2026-06-16
   days on market $164,999 Active 147 DOM
4. 2026-06-15
   days on market $164,999 Active 146 DOM
5. 2026-06-13
   days on market $164,999 Active 144 DOM
6. 2026-06-13
   days on market $164,999 Active 143 DOM
7. 2026-06-09
   days on market $164,999 Active 140 DOM
8. 2026-06-08
   days on market $164,999 Active 139 DOM
9. 2026-06-07
   days on market $164,999 Active 138 DOM
10. 2026-06-04
    days on market $164,999 Active 135 DOM
11. 2026-06-03
    days on market $164,999 Active 134 DOM
12. 2026-06-02
    days on market $164,999 Active 133 DOM
13. 2026-06-01
    days on market $164,999 Active 132 DOM
14. 2026-05-31
    days on market $164,999 Active 131 DOM
15. 2026-01-20
    listed $164,999 Active
16. 2025-12-15
    historical
17. 2025-11-10
    price $169,900
18. 2025-06-16
    listed $170,000 Active
19. 2006-09-19
    historical
20. 2005-09-19
    listed $26,000

ⓘ 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: $1,356 · $113/mo
• Projected year-2 tax: $1,356 · $113/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 20 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: $30,699
• − Mortgage interest: −$9,243
• − Property taxes: −$1,356
• − Insurance: −$825
• − Repairs & maintenance: −$2,456
• − Management: −$2,456
• − Depreciation: −$4,800
• Taxable income: $9,564
• Est. tax owed @ 24.0%: −$2,295
• After-tax cash flow: $9,393/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: Mountain View Elementary
• NCES district ID: 0626190
• Math proficiency: 25% ▼ -3.00%
• Reading proficiency: 25% ▼ -15.00%
• Median HH income: $41,311
• Composite: 21.23/100
• National rank: #8404
• State rank: #417 of 517 in CA

Livability — El Monte

• Score: 61/100
• State rank: #554
• US rank: #18369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Monte, CA
• County: Los Angeles County · 9,444,647 people
• City population: 85,051
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 57,431
• Household income: $75,108
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 2538.0

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 (65%)
• Race & ethnicity: Hispanic / Latino 65% Asian 29% Two or more races 22% White 3% Native American 2%
• Hispanic origin (detail): Mexican 57%
• Foreign-born: 49% · Canada, China, Vietnam
• Languages at home: 20% English-only · Spanish 54% Chinese 16% Vietnamese 7%

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: ▼ -1009.25%
• Current HPI: 413.0584
• Rent YoY: —
• 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

+534.6% since first listed

6 events — show timeline

• 2026-01-20 Listed $164,999 CRMLS
• 2025-12-15 Listing Removed — CRMLS
• 2025-11-10 Price Changed $169,900 CRMLS
• 2025-06-16 Listed $170,000 CRMLS
• 2006-09-19 Listing Removed — CRMLS
• 2005-09-19 Listed $26,000 CRMLS

Property tax history

+6.4%/yr

Latest (2025): $1,356 · +6.4% YoY. Source: county tax records.