4139 Paramount #18 · Pico Rivera, CA 90660

$190,000

3 bd · 1.5 ba · 1,200 sqft · Manufactured public records · 106 Days on market

Built 1982 $158/sqft · 10% below area Est $237k · 20% under $1519/mo HOA · 47% of rent ↓ 60% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.5/30.0
• 1% rule +10.0/10.0
• Schools +3.9/10.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BAC ON THE MARKET!!!!Welcome to Westland Manufacture Family Home Park in Pico Rivera. Perfect started home, with 3 bedrooms and 2 baths, open space, large kitchen, lots of cabinet space, great location, very private, large driveway, porch in the front to enjoy those sunset evenings with a view. Pool, barbecue , outdoor cooking area, picnic area, playground, Gym/ Ex room, club house, recreational multipurpose room, pets permitted.

Key facts

• Outdoor cooking area
• Large driveway
• Picnic area

Tags

• LARGE KITCHEN
• LARGE DRIVEWAY
• PORCH
• POOL
• OUTDOOR COOKING AREA
• PICNIC AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (8.9% below list).
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 44% of the median local income ($88k/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 $6k 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.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y ago; this cycle's ask is 850% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $55k; list at $190k implies a 245% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.
• 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 $172,900 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 1.69% ✓
• Cap rate: 5.69%
• Cash-on-cash: -2.16%
• DSCR: 0.90
• GRM: 4.9

CMA / ARV

• ARV (median comp): $236,750
• List price: $190,000
• Delta: -19.75%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4139 Paramount Blvd #60	0.00mi	2/2.0 (-1)	1,152 (-4%)	10mo	$220,000	$191	78
8509 Beverly Blvd Unit 121A	0.11mi	2/2.0 (-1)	1,248 (+4%)	8mo	$220,000	$176	74
4101 Paramount Blvd #100	0.06mi	2/2.0 (-1)	1,152 (-4%)	14mo	$235,000	$204	72
8509 Beverly Blvd #34	0.12mi	2/2.0 (-1)	1,344 (+12%)	18mo	$205,000	$153	52

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: -16.8%
• Equity multiple: 0.39×
• Total profit: $-32,346
• Equity at exit: $28,330

10-year hold

• IRR: -4.4%
• Equity multiple: 0.68×
• Total profit: $-17,062
• Equity at exit: $16,428

Cash invested: $53,200 (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: 4.9×

Monthly cashflow live

• Estimated rent: $3,207 high
• Mortgage (P&I): −$996
• Tax from tax record: −$34 /mo · $413/yr
• Insurance: −$79
• HOA: −$1,519
• Vacancy / Maint / Mgmt: −$673
• Net cashflow: $-96

Break-even live

Break-even rent $3,328

Max offer price $173,076

Occupancy floor 98%

Sensitivity live

Price	-10% $12	-5% $-42	+0% $-96	+5% $-150	+10% $-430
Rent	-10% $-349	-5% $-222	+0% $-96	+5% $31	+10% $158
Rate	-1.0pp $0	-0.5pp $-47	base $-96	+0.5pp $-145	+1.0pp $-195

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	44d	1	0.28mi
8936 Gallatin Rd Pico Rivera, CA	3.0	2.0	1258	$3,325	$2.64	44d	1	0.40mi
4200 Rosemead Blvd Pico Rivera, CA	2.0	2.0	1030	$2,745	$2.67	4d	1	0.45mi
8939 Gallatin Rd #123 Pico Rivera, CA	3.0	2.0	1330	$3,200	$2.41	7d	1	0.47mi
260 E Beverly Blvd Unit C Montebello, CA	3.0	2.5	1289	$3,595	$2.79	44d	1	0.48mi
8812 Beverly Rd Pico Rivera, CA	3.0	2.0	1464	$4,700	$3.21	7d	1	0.49mi
637 Wilber Pl Montebello, CA	3.0	1.0	1087	$3,350	$3.08	25d	1	0.56mi
512 N 2nd St Unit 4 Montebello, CA	2.0	1.0	1022	$2,300	$2.25	18d	1	0.71mi
614 N 4th St Montebello, CA	2.0	1.0	832	$2,800	$3.37	2d	1	0.82mi
612 N 4th St Montebello, CA	4.0	2.0	1301	$3,800	$2.92	22d	1	0.83mi
128 N 1st St Apt D Montebello, CA	2.0	1.5	980	$2,500	$2.55	11d	1	0.84mi
428 N 6th St Montebello, CA	3.0	1.0	1108	$3,200	$2.89	8d	1	0.97mi
229 S 5th St Montebello, CA	2.0	1.0	900	$2,500	$2.78	2d	1	1.24mi
608 N Taylor Ave Montebello, CA	2.0	2.0	1200	$2,400	$2.00	2d	1	1.40mi
1221 W Lincoln Ave Montebello, CA	2.0	2.0	1300	$2,750	$2.12	4d	1	1.41mi

HOA detail

• Monthly dues: $1,519 · $18,228/yr
• Likely covers: poolgym

Listing history 33 events

1. 2026-06-18
   days on market $190,000 Active 106 DOM
2. 2026-06-17
   days on market $190,000 Active 105 DOM
3. 2026-06-16
   days on market $190,000 Active 104 DOM
4. 2026-06-15
   days on market $190,000 Active 103 DOM
5. 2026-06-13
   days on market $190,000 Active 101 DOM
6. 2026-06-13
   days on market $190,000 Active 100 DOM
7. 2026-06-09
   days on market $190,000 Active 97 DOM
8. 2026-06-08
   days on market $190,000 Active 96 DOM
9. 2026-06-07
   pricedays on market $190,000 Active 95 DOM
10. 2026-06-04
    days on market $200,000 Active 92 DOM
11. 2026-06-03
    days on market $200,000 Active 91 DOM
12. 2026-06-02
    days on market $200,000 Active 90 DOM
13. 2026-06-01
    days on market $200,000 Active 89 DOM
14. 2026-05-31
    days on market $200,000 Active 88 DOM
15. 2026-05-14
    status Active 433-char remark

    Show marketing remark (433 chars)

    BAC ON THE MARKET!!!!Welcome to Westland Manufacture Family Home Park in Pico Rivera. Perfect started home, with 3 bedrooms and 2 baths, open space, large kitchen, lots of cabinet space, great location, very private, large driveway, porch in the front to enjoy those sunset evenings with a view. Pool, barbecue , outdoor cooking area, picnic area, playground, Gym/ Ex room, club house, recreational multipurpose room, pets permitted.

16. 2026-04-12
    historical $20,000
17. 2026-04-03
    historical Active Under Contract 433-char remark

    Show marketing remark (433 chars)

    BAC ON THE MARKET!!!!Welcome to Westland Manufacture Family Home Park in Pico Rivera. Perfect started home, with 3 bedrooms and 2 baths, open space, large kitchen, lots of cabinet space, great location, very private, large driveway, porch in the front to enjoy those sunset evenings with a view. Pool, barbecue , outdoor cooking area, picnic area, playground, Gym/ Ex room, club house, recreational multipurpose room, pets permitted.

18. 2026-03-11
    listed $20,000
19. 2026-03-04
    listed $200,000 Active 433-char remark

    Show marketing remark (433 chars)

    BAC ON THE MARKET!!!!Welcome to Westland Manufacture Family Home Park in Pico Rivera. Perfect started home, with 3 bedrooms and 2 baths, open space, large kitchen, lots of cabinet space, great location, very private, large driveway, porch in the front to enjoy those sunset evenings with a view. Pool, barbecue , outdoor cooking area, picnic area, playground, Gym/ Ex room, club house, recreational multipurpose room, pets permitted.

20. 2018-07-23
    soldstatus $55,000 Closed Sale
21. 2018-06-07
    status Pending Sale
22. 2018-05-29
    listed $68,500 Active
23. 2018-05-13
    historical
24. 2018-05-04
    price $60,000
25. 2018-04-19
    status Active
26. 2018-04-13
    status Pending Sale
27. 2018-03-14
    historical Active Under Contract
28. 2018-02-16
    listed $70,000 Active
29. 2014-12-27
    historical
30. 2014-07-10
    listed $35,000 Active
31. 2014-01-29
    historical
32. 2012-07-24
    price $38,000
33. 2012-05-17
    listed $50,000 Active

ⓘ 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: $413 · $34/mo
• Projected year-2 tax: $1,444 · $120/mo
• Expected delta: +$1,031/yr (+$86/mo · 249.8%)

ⓘ 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 · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $38,478
• − Mortgage interest: −$10,643
• − Property taxes: −$413
• − Insurance: −$950
• − Repairs & maintenance: −$3,078
• − Management: −$3,078
• − HOA: −$18,228
• − Depreciation: −$5,527
• Taxable loss: −$3,439
• Est. tax savings @ 24.0%: +$825
• After-tax cash flow: $-324/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

-60.0% since first listed

19 events — show timeline

• 2026-05-14 Relisted — CRMLS
• 2026-04-12 Rental Removed $20,000 TURBOTENANT
• 2026-04-03 Contingent — CRMLS
• 2026-03-11 Listed for Rent $20,000 TURBOTENANT
• 2026-03-04 Listed $200,000 CRMLS
• 2018-07-23 Sold (MLS) $55,000 CRMLS
• 2018-06-07 Pending — CRMLS
• 2018-05-29 Listed $68,500 CRMLS
• 2018-05-13 Listing Removed — CRMLS
• 2018-05-04 Price Changed $60,000 CRMLS
• 2018-04-19 Relisted — CRMLS
• 2018-04-13 Pending — CRMLS
• 2018-03-14 Contingent — CRMLS
• 2018-02-16 Listed $70,000 CRMLS
• 2014-12-27 Listing Removed — CRMLS
• 2014-07-10 Listed $35,000 CRMLS
• 2014-01-29 Listing Removed — CRMLS
• 2012-07-24 Price Changed $38,000 CRMLS
• 2012-05-17 Listed $50,000 CRMLS

Property tax history

+7.4%/yr

Latest (2025): $413 · +7.4% YoY. Source: county tax records.