11825 Washington #33 · West Whittier-Los Nietos, CA 90606

$157,000

2 bd · 1.0 ba · 1,006 sqft · Manufactured · 1 Days on market

Built 1959

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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 +7.5/15.0
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cozy Mobil Home, located in the City of Whittier, California. Crossing street is Sorensen. Property is located nearby shopping center and Businesses. Property consisting of 2 Bedrooms and 1 Bathroom, Cover patio with plants and sitting area, Cover porch with two car spaces to protect your automobiles. Park has a community center for gatherings, parties and meetings with relatives.

Key facts

• Cover porch
• Cover patio
• 33 garage spots

Tags

• COVER PATIO
• COVER PORCH

Property features AI

Finance

• Other: Living area source: Other
• Financial info: Land lease of $1,200 (land lease applies)
• HOA & community: Community has curbs; Located in Hacienda MobileHome Park

Exterior

• Parking: 33 parking spaces (including garage spaces)
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Mobile home remains on site; Entry located at the front
• Construction: Mobile dimensions approximately 10 ft by 48 ft; Listed as one total story; Year built source: Other
• Exterior features: No pool

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: Bedrooms are on the ground (first) level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling
• Interior features: All bedrooms located on the main level; Front entry
• Laundry & utility: Laundry area on site

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $157k.

Deal economics

• At list price, monthly cash flow is $999 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $157k).
• Cap rate 13.9% vs local median 2.8% in West Whittier-Los Nietos — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Whittier Union High (suburban): math 42% / reading 65% proficiency, ranked #111 of 517 in CA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 32 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 32% of the median local income ($100k/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 $44k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $157,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.68% ✓
• Cap rate: 13.93%
• Cash-on-cash: 27.27%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 1.87×
• Total profit: $38,236
• Equity at exit: $23,409

10-year hold

• IRR: 29.4%
• Equity multiple: 3.63×
• Total profit: $115,399
• Equity at exit: $13,574

Cash invested: $43,960 (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 90606

• Active inventory: 32
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,638 high
• Mortgage (P&I): −$823
• Tax est. 1.5%: −$196 /mo · $2,355/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $999

Break-even live

Break-even rent $1,373

Max offer price $157,000

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11918 Greyford St Unit 4 Whittier, CA	2.0	1.0	800	$2,050	$2.56	21d	1	0.10mi
7806 Wellsford Ave Whittier, CA	2.0	1.0	912	$3,299	$3.62	11d	1	0.15mi
12336 Blue Sky Ct Whittier, CA	1.0	2.0	830	$3,100	$3.73	1d	1	0.61mi
8121 Broadway Ave Whittier, CA	1.0–3.0	1.0–2.0	779	$2,504	$3.21	1d	8	0.68mi
7901 Duchess Dr Whittier, CA	1.0–2.0	1.0–2.0	853	$2,495	$2.92	25d	2	0.72mi
8028 Boer Ave Unit 03 Whittier, CA	1.0	1.0	725	$1,850	$2.55	1d	1	0.74mi
12602 McGee Dr Whittier, CA	2.0	1.0	784	$3,200	$4.08	1d	1	0.89mi
8016 Santa Fe Springs Rd Whittier, CA	1.0	1.0	769	$2,600	$3.38	1d	1	1.00mi
8115 Via Alta Whittier, CA	2.0	2.0	1018	$3,500	$3.44	1d	3	1.02mi
8720 Villa Dr Unit 2 Whittier, CA	3.0	2.0	1100	$3,750	$3.41	10d	1	1.03mi
7222 Whittier Ave Unit G Whittier, CA	2.0	1.0	825	$2,045	$2.48	13d	1	1.03mi
7620 Newlin Ave Unit 20B Whittier, CA	2.0	2.0	825	$2,499	$3.03	25d	1	1.07mi
7933 Milton Ave Unit 33-D Whittier, CA	2.0	1.0	764	$2,100	$2.75	25d	1	1.08mi
7339 Milton Ave Whittier, CA	2.0	1.5	1000	$2,650	$2.65	12d	1	1.12mi
7339 Milton Ave Whittier, CA	2.0	1.5	1250	$2,795	$2.24	19d	1	1.12mi
7411 Norwalk Blvd Whittier, CA	2.0	2.0	995	$2,500	$2.51	25d	1	1.14mi
7630 Milton Ave Whittier, CA	2.0	1.0	750	$2,350	$3.13	25d	1	1.14mi
6728 Whittier Ave Whittier, CA	3.0	1.0	1000	$2,800	$2.80	25d	1	1.14mi
7348 Milton Ave Unit 4 Whittier, CA	1.0	1.0	800	$1,750	$2.19	15d	1	1.15mi
7651 Comstock Ave Unit 7655 A Whittier, CA	3.0	2.0	770	$2,800	$3.64	13d	1	1.17mi
12818 Penn St Whittier, CA	1.0	1.0	700	$1,800	$2.57	17d	1	1.20mi
12820 Penn St Whittier, CA	1.0	1.0	700	$2,000	$2.86	20d	1	1.21mi
7037 Milton Ave Apt 4 Whittier, CA	1.0	1.0	700	$1,895	$2.71	25d	1	1.22mi
6741 Newlin Ave Whittier, CA	2.0	2.0	1338	$3,700	$2.77	18d	1	1.22mi
6535 Pickering Ave Unit 18 Whittier, CA	2.0	2.0	1200	$2,750	$2.29	25d	1	1.23mi
7017 Milton Ave Whittier, CA	1.0	1.0	784	$2,125	$2.71	10d	1	1.23mi
6535 Pickering Ave Apt 14 Whittier, CA	2.0	1.5	1100	$2,495	$2.27	25d	1	1.24mi
12429 Hadley St Whittier, CA	2.0	1.0	900	$2,185	$2.43	25d	1	1.27mi
7705 Bright Ave Unit 5 Whittier, CA	3.0	1.0	731	$2,650	$3.63	13d	1	1.30mi
7630 Bright Ave Unit 7630-B downstairs Whittier, CA	2.0	1.0	713	$2,200	$3.09	25d	1	1.34mi
6234 Pierce Ave Unit 6242 Whittier, CA	2.0	1.0	856	$2,750	$3.21	25d	1	1.35mi
13289 Lambert Rd Whittier, CA	2.0	2.0	858	$3,150	$3.67	13d	1	1.42mi
13242 Cullen St Whittier, CA	2.0	1.0	800	$2,195	$2.74	1d	1	1.44mi
12103 Howard St Whittier, CA	3.0	1.0	1000	$2,950	$2.95	3d	1	1.47mi
7711 Painter Ave Unit 7711C Whittier, CA	1.0	1.0	750	$1,900	$2.53	3d	1	1.50mi

Listing history 2 events

1. 2026-06-17
   remarks 383-char remark
2. 2026-06-17
   listed $157,000 Coming Soon 1 DOM

ⓘ 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 ≥95°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: $31,658
• − Mortgage interest: −$8,794
• − Property taxes: −$2,355
• − Insurance: −$785
• − Repairs & maintenance: −$2,533
• − Management: −$2,533
• − Depreciation: −$4,567
• Taxable income: $10,091
• Est. tax owed @ 24.0%: −$2,422
• After-tax cash flow: $9,568/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: Whittier Union High
• NCES district ID: 0642480
• Math proficiency: 42% ▲ 9.00%
• Reading proficiency: 65% ▲ 7.00%
• Median HH income: $66,675
• Composite: 47.19/100
• National rank: #2321
• State rank: #111 of 517 in CA

Livability — West Whittier-Los Nietos

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: West Whittier-Los Nietos, CA
• County: Los Angeles County · 9,444,647 people
• City population: 31,881
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 32,057
• Household income: $100,428
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 556.0

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 17% White 8% Asian 5% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 24% · Canada, South Korea, Vietnam
• Languages at home: 41% English-only · Spanish 55% Tagalog/Filipino 2% Korean 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: ▼ -973.24%
• Current HPI: 428.5874
• 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

1 event — show timeline

• 2026-06-17 Coming Soon $157,000 CRMLS