10001 Frontage Rd #73 · South Gate, CA 90280

$169,999

2 bd · 2.0 ba · 1,160 sqft · Manufactured · 181 Days on market

Built 1969 Fair condition $147/sqft · 11% below area Est $190k · 11% under ↓ 11% since listing

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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 +12.2/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Schools +4.4/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful manufactured home located in a very nice area of South Gate, it is a double Wide Manufactured Home, very well kept with some upgrades made inside, perfectly blending comfort and style with two spacious Bedrooms 2 Bathrooms, it including a large living room and kitchen for your comfort, Also with a back yard for your BBQ times with your family and friends. Enjoy the park benefits that focus on quality and affordability, that includes a pool, cafeteria and salon for your special events. If you are looking for a quiet and peaceful place, this is the one. Must come and see it, don't miss out this amazing opportunity. !!!!!PRICE REDUCED!!!! !!!!!!!!!!!!!PRICE REDUCED!!!!!!!!!!!!!!!

Key facts

• Back yard
• Large living room
• Pool

Tags

• DOUBLE WIDE MANUFACTURED HOME
• LARGE LIVING ROOM
• BACK YARD
• POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $780 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 2.7% in South Gate — 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 63/100 on livability (#459 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: health & safety C-, schools D-, crime F.
• Downey Unified (suburban): math 41% / reading 53% proficiency, ranked #481 of 1,400 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.0%/yr); 52 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 40% 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 + 5.0% rent growth), your $48k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% 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 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.46% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.65%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (median comp): $190,000
• List price: $169,999
• Delta: -10.53%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10001 W Frontage Rd #188	0.14mi	3/2.0 (+1)	1,040 (-10%)	4mo	$190,000	$183	68
10001 Frontage #6	0.14mi	2/2.0	1,298 (+12%)	21mo	$180,000	$139	56
10001 Frontage Rd #94	0.14mi	2/2.0	1,028 (-11%)	22mo	$168,500	$164	56

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 · 4.95% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.57×
• Total profit: $27,094
• Equity at exit: $25,347

10-year hold

• IRR: 24.2%
• Equity multiple: 3.29×
• Total profit: $108,816
• Equity at exit: $14,698

Cash invested: $47,600 (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 90280

• Rents YoY: 5.0%
• Active inventory: 52
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,474 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $780

Break-even live

Break-even rent $1,487

Max offer price $169,999

Occupancy floor 63%

Sensitivity live

Price	-10% $897	-5% $838	+0% $780	+5% $721	+10% $662
Rent	-10% $584	-5% $682	+0% $780	+5% $877	+10% $975
Rate	-1.0pp $865	-0.5pp $823	base $780	+0.5pp $736	+1.0pp $691

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5166 Mccallum Ave Unit A South Gate, CA	2.0	1.0	900	$2,500	$2.78	26d	1	0.46mi
5166 McCallum Ave South Gate, CA	2.0	1.0	900	$2,500	$2.78	20d	1	0.46mi
10317 Pinehurst Ave South Gate, CA	2.0	1.0	900	$2,500	$2.78	26d	1	0.62mi
4986 Southern Ave South Gate, CA	1.0	1.0	700	$2,000	$2.86	45d	1	0.65mi
10800 Wright Rd South Gate, CA	1.0	1.0	702	$2,100	$2.99	45d	4	0.71mi
5174 Los Flores Blvd Unit 5174 Lynwood, CA	3.0	2.0	1500	$2,975	$1.98	20d	1	0.85mi
7380 Emily Ln Downey, CA	1.0–2.0	1.0	787	$2,500	$3.17	18d	4	0.90mi
12130 Old River School Rd Downey, CA	2.0	1.0	860	$2,495	$2.90	23d	1	0.98mi
10414 Dorothy Ave South Gate, CA	3.0	1.0	1271	$3,900	$3.07	20d	1	1.12mi
7524 Stewart and Gray Rd Downey, CA	2.0	1.0	1050	$2,895	$2.76	20d	1	1.21mi
7546 Stewart and Gray Rd Downey, CA	1.0–2.0	1.0–2.0	925	$2,000	$2.16	2d	2	1.24mi
11502 Adco Ave Downey, CA	1.0	1.0	750	$1,825	$2.43	0d	1	1.33mi
5154 Santa Ana St Bell Gardens, CA	2.0	1.0	850	$2,200	$2.59	26d	1	1.35mi
8202 Wilcox Ave Unit 13 Bell Gardens, CA	3.0	1.0	1000	$2,600	$2.60	15d	1	1.35mi
8202 Wilcox Ave Unit 11 Bell Gardens, CA	3.0	1.0	1000	$2,500	$2.50	45d	1	1.35mi
11720 Utah Ave Unit B South Gate, CA	2.0	1.0	1000	$2,725	$2.73	26d	1	1.40mi
5538 Gotham St Unit 5540 Bell Gardens, CA	3.0	2.0	1240	$3,200	$2.58	45d	1	1.47mi
5538 Gotham St Unit 5540 Bell Gardens, CA	3.0	2.0	1240	$3,200	$2.58	25d	1	1.47mi

Listing history 19 events

1. 2026-06-17
   days on market $169,999 Active 181 DOM
2. 2026-06-16
   days on market $169,999 Active 180 DOM
3. 2026-06-15
   days on market $169,999 Active 179 DOM
4. 2026-06-13
   days on market $169,999 Active 177 DOM
5. 2026-06-13
   days on market $169,999 Active 176 DOM
6. 2026-06-09
   days on market $169,999 Active 173 DOM
7. 2026-06-08
   days on market $169,999 Active 172 DOM
8. 2026-06-07
   days on market $169,999 Active 171 DOM
9. 2026-06-04
   days on market $169,999 Active 168 DOM
10. 2026-06-03
    days on market $169,999 Active 167 DOM
11. 2026-06-02
    days on market $169,999 Active 166 DOM
12. 2026-06-01
    days on market $169,999 Active 165 DOM
13. 2026-05-31
    days on market $169,999 Active 164 DOM
14. 2026-01-26
    price $169,999 731-char remark

    Show marketing remark (731 chars)

    Welcome to this beautiful manufactured home located in a very nice area of South Gate, it is a double Wide Manufactured Home, very well kept with some upgrades made inside, perfectly blending comfort and style with two spacious Bedrooms 2 Bathrooms, it including a large living room and kitchen for your comfort, Also with a back yard for your BBQ times with your family and friends. Enjoy the park benefits that focus on quality and affordability, that includes a pool, cafeteria and salon for your special events. If you are looking for a quiet and peaceful place, this is the one. Must come and see it, don't miss out this amazing opportunity. !!!!!PRICE REDUCED!!!! !!!!!!!!!!!!!PRICE REDUCED!!!!!!!!!!!!!!!

15. 2025-12-18
    listed $180,000 Active 731-char remark

    Show marketing remark (731 chars)

    Welcome to this beautiful manufactured home located in a very nice area of South Gate, it is a double Wide Manufactured Home, very well kept with some upgrades made inside, perfectly blending comfort and style with two spacious Bedrooms 2 Bathrooms, it including a large living room and kitchen for your comfort, Also with a back yard for your BBQ times with your family and friends. Enjoy the park benefits that focus on quality and affordability, that includes a pool, cafeteria and salon for your special events. If you are looking for a quiet and peaceful place, this is the one. Must come and see it, don't miss out this amazing opportunity. !!!!!PRICE REDUCED!!!! !!!!!!!!!!!!!PRICE REDUCED!!!!!!!!!!!!!!!

16. 2025-12-05
    historical
17. 2025-08-21
    price $175,900
18. 2025-06-28
    price $179,999
19. 2025-06-09
    listed $190,000 Active

ⓘ 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 6/10 Major FEMA zone X · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥92°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: $29,688
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$2,375
• − Management: −$2,375
• − Depreciation: −$4,945
• Taxable income: $7,070
• Est. tax owed @ 24.0%: −$1,697
• After-tax cash flow: $7,659/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 manufactured home requires significant repairs and maintenance to improve its condition and value. The exterior and interior need fresh paint, new flooring, and countertops, while the roof and siding are in poor condition. Landscaping and curb appeal improvements would also significantly enhance its value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — Significant wear and tear
• Major flooring — Significant wear and tear
• Major interior walls/paint — Significant wear and tear
• Major kitchen countertops — Significant wear and tear
• Major bathrooms fixtures — Significant wear and tear

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace flooring — New flooring improves aesthetics and functionality
• Resale Replace countertops — New countertops add value and functionality
• Resale Replace bathroom fixtures — New fixtures improve aesthetics and functionality
• Both Landscaping — Landscaping enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · Significant wear and tear	Major	$15,000–50,000
flooring · Significant wear and tear	Major	$15,000–50,000
interior walls/paint · Significant wear and tear	Major	$15,000–50,000
kitchen countertops · Significant wear and tear	Major	$15,000–50,000
bathrooms fixtures · Significant wear and tear	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace flooring — New flooring improves aesthetics and functionality ↑
• Resale Replace countertops — New countertops add value and functionality ↑
• Resale Replace bathroom fixtures — New fixtures improve aesthetics and functionality ↑
• Both Landscaping — Landscaping enhances curb appeal and adds 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: Downey Unified
• NCES district ID: 0611460
• Math proficiency: 41% ▲ 3.00%
• Reading proficiency: 53% ▲ 1.00%
• Median HH income: $61,344
• Composite: 43.5/100
• National rank: #6458
• State rank: #481 of 1400 in CA

Livability — South Gate

• Score: 63/100
• State rank: #459
• US rank: #15665

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Gate, CA
• County: Los Angeles County · 9,444,647 people
• City population: 91,365
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 91,365
• Household income: $74,651
• Rent vs Own: 54.6% rent · 45.4% own
• Severe rent burden: 4041.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 27% White 3% Native American 2%
• Hispanic origin (detail): Mexican 78%
• Foreign-born: 42% · Canada
• Languages at home: 16% English-only · Spanish 83%

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: ▼ -847.77%
• Current HPI: 419.791
• Rent YoY: ▲ 4.95%
• 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

-10.5% since first listed

6 events — show timeline

• 2026-01-26 Price Changed $169,999 CRMLS
• 2025-12-18 Listed $180,000 CRMLS
• 2025-12-05 Listing Removed — CRMLS
• 2025-08-21 Price Changed $175,900 CRMLS
• 2025-06-28 Price Changed $179,999 CRMLS
• 2025-06-09 Listed $190,000 CRMLS