1441 S Paso Real #291 · Rowland Heights, CA 91748

$188,000

3 bd · 2.0 ba · 1,488 sqft · Manufactured · 21 Days on market

Built 1975 Est $229k · 18% under

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Sharp and clean 2 bedroom and 2 bath mobile home located in Rowland Heights. It is walking distance to supermarket, shops, and restaurants. Come check out this today!

Key facts

• Clubhouse
• Swimming pool
• Prime location

Tags

• OUTDOOR STORAGE SHEDS
• CLUBHOUSE
• SWIMMING POOL
• PRIME LOCATION

Property features AI

Finance

• Other: Park name: Rowland Heights Mobile Estates; Manager approval required
• Financial info: Land lease amount applies
• HOA & community: Part of an association; amenities include pool and spa; Land lease applies

Exterior

• Parking: 2 total parking spaces; 2 carport spaces; Located in Rowland Heights Mobile Estates
• Utilities: Public (district) water available; Sewer available; Natural gas available; Electricity available; Sewer or septic status unknown
• Home design: Single-story double-wide mobile home; Mobile home remains on site; Entry level: 1
• Construction: Mobile home dimensions approximately 24 x 62; Total of 1 story; Year built source: Other
• Exterior features: Association pool; Association spa; Paved yard; Maintained road access; Street lighting in the community

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Ground-level entry with steps; One-level home
• Laundry & utility: Laundry in an individual room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $188k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $188k).
• Recommended offer: $185k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.5% 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.
• Market conditions: Rents rising fast (+10.3%/yr); 102 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $3,468/mo this rent would consume 50% 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $53k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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.
• Current owner paid $50k; list at $188k implies a 276% gain — meaningful room to come down on a strong offer.

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 $185,180 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — 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: 1.84% ✓
• Cap rate: 15.49%
• Cash-on-cash: 32.84%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $229,152
• 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 #327	0.08mi	3/2.0	1,440 (-3%)	1mo	$200,000	$139	90
1441 Paso Real Ave #203	0.08mi	4/2.0 (+1)	1,493 (+0%)	4mo	$230,000	$154	88
1441 Paso Real Ave #255	0.08mi	3/2.0	1,440 (-3%)	8mo	$193,000	$134	85
1441 Paso Real Ave #119	0.08mi	3/2.0	1,392 (-6%)	4mo	$220,000	$158	82
1441 Paso Real Ave #246	0.08mi	4/3.0 (+1)	1,440 (-3%)	0mo	$210,000	$146	82
1441 S Paso Real Ave #27	0.08mi	4/2.0 (+1)	1,440 (-3%)	5mo	$195,000	$135	81
1441 S Paso Real Ave #220	0.08mi	3/2.0	1,680 (+13%)	1mo	$241,000	$143	74
1440 Paso Real Ave #37	0.14mi	2/2.0 (-1)	1,344 (-10%)	2mo	$175,000	$130	70
1560 Otterbein Ave #12	0.61mi	3/2.0	1,414 (-5%)	4mo	$365,000	$258	60
1560 S Otterbein Ave #113	0.61mi	3/2.0	1,568 (+5%)	4mo	$308,000	$196	60
1560 S Otterbein Ave #58	0.61mi	3/3.0	1,440 (-3%)	8mo	$345,000	$240	56
1560 S Otterbein Ave #170	0.61mi	4/3.0 (+1)	1,664 (+12%)	7mo	$280,000	$168	37

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: 33.6%
• Equity multiple: 2.51×
• Total profit: $79,676
• Equity at exit: $28,031

10-year hold

• IRR: 43.1%
• Equity multiple: 6.15×
• Total profit: $271,169
• Equity at exit: $16,255

Cash invested: $52,640 (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: 4.5×

Monthly cashflow live

• Estimated rent: $3,468 high
• Mortgage (P&I): −$986
• Tax est. 1.5%: −$235 /mo · $2,820/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$728
• Net cashflow: $1,441

Break-even live

Break-even rent $1,645

Max offer price $188,000

Occupancy floor 53%

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18567 Colima Rd Rowland Heights, CA	1.0–2.0	1.0–2.0	845	$2,400	$2.84	3d	26	0.23mi
1809 Paso Real Ave Rowland Heights, CA	4.0	2.0	1259	$3,500	$2.78	24d	1	0.28mi
18617 Trot Ave Rowland Heights, CA	3.0	2.0	1251	$3,350	$2.68	17d	1	0.31mi
1808 Santa Ysabela Dr Rowland Heights, CA	4.0	2.0	1175	$3,500	$2.98	21d	1	0.33mi
1439 S Jellick Ave Unit B Rowland Heights, CA	2.0	1.5	1049	$2,300	$2.19	5d	1	0.39mi
19050 Colima Rd Rowland Heights, CA	1.0–2.0	1.0–2.0	833	$2,595	$3.12	22d	2	0.47mi
18417 Santar St Rowland Heights, CA	4.0	2.0	1142	$3,300	$2.89	17d	1	0.50mi
1316 Raleo Ave Rowland Heights, CA	4.0	2.0	1200	$5,000	$4.17	15d	1	0.60mi
18573 Farjardo St Rowland Heights, CA	3.0	2.0	1300	$3,750	$2.88	44d	1	0.65mi
19231 Tranbarger St Rowland Heights, CA	3.0	2.0	1170	$3,200	$2.74	44d	1	0.69mi
18658 Mescalero St Rowland Heights, CA	3.0	2.0	1352	$3,800	$2.81	22d	1	0.70mi
19319 Pilario St Rowland Heights, CA	4.0	2.0	1480	$3,750	$2.53	44d	1	0.83mi
2415 Los Padres Dr Rowland Heights, CA	3.0	2.0	1120	$3,300	$2.95	17d	1	0.91mi
18626 Barroso St Rowland Heights, CA	3.0	2.0	1446	$3,890	$2.69	3d	1	0.97mi
2240 Electra Ave Rowland Heights, CA	3.0	2.0	1256	$3,200	$2.55	17d	1	0.97mi
2243 Otterbein Ave Rowland Heights, CA	3.0	2.0	1286	$3,600	$2.80	44d	1	0.98mi
18448 La Guardia St Rowland Heights, CA	4.0	2.0	1386	$6,900	$4.98	1d	1	1.06mi
2601 E Valley Blvd West Covina, CA	1.0–2.0	1.0–2.0	925	$2,650	$2.86	7d	3	1.08mi
19358 Alcona St Rowland Heights, CA	4.0	2.0	1613	$3,950	$2.45	44d	1	1.15mi
1862 Hollandale Ave Rowland Heights, CA	4.0	2.0	1588	$4,250	$2.68	17d	1	1.16mi
2817 E Valley Blvd West Covina, CA	3.0	2.0	1050	$3,100	$2.95	44d	1	1.17mi
2847 Valley Blvd West Covina, CA	1.0–2.0	1.0	879	$3,040	$3.46	2d	7	1.18mi
2143 Arcdale Ave Rowland Heights, CA	3.0	2.0	1386	$3,500	$2.53	24d	1	1.21mi
4037 S Ellesford Ave West Covina, CA	4.0	2.0	1790	$4,195	$2.34	1d	1	1.21mi
684 Panorama Ln La Puente, CA	3.0	3.5	1683	$3,600	$2.14	21d	1	1.24mi
684 Panorama Ln La Puente, CA	3.0	3.5	1683	$3,600	$2.14	17d	1	1.24mi
19307 Oakview Ln Rowland Heights, CA	4.0	2.0	1789	$3,850	$2.15	44d	1	1.24mi
17800 Colima Rd Rowland Heights, CA	1.0–2.0	1.0–2.0	775	$2,880	$3.72	5d	8	1.28mi
2454 Hillman Ln Rowland Heights, CA	3.0	2.5	1506	$3,800	$2.52	44d	1	1.35mi
2751 Batson Ave Rowland Heights, CA	3.0	2.0	1350	$3,100	$2.30	44d	1	1.50mi

Listing history 14 events

1. 2026-06-18
   days on market $188,000 Active 21 DOM
2. 2026-06-17
   days on market $188,000 Active 20 DOM
3. 2026-06-16
   days on market $188,000 Active 19 DOM
4. 2026-06-15
   days on market $188,000 Active 18 DOM
5. 2026-06-13
   days on market $188,000 Active 16 DOM
6. 2026-06-13
   days on market $188,000 Active 15 DOM
7. 2026-06-09
   days on market $188,000 Active 12 DOM
8. 2026-06-08
   days on market $188,000 Active 11 DOM
9. 2026-06-07
   days on market $188,000 Active 10 DOM
10. 2026-06-04
    days on market $188,000 Active 7 DOM
11. 2026-06-03
    days on market $188,000 Active 6 DOM
12. 2026-06-02
    days on market $188,000 Active 5 DOM
13. 2026-06-01
    days on market $188,000 Active 4 DOM
14. 2026-05-31
    days on market $188,000 Active 3 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 ≥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: $41,619
• − Mortgage interest: −$10,531
• − Property taxes: −$2,820
• − Insurance: −$940
• − Repairs & maintenance: −$3,330
• − Management: −$3,330
• − Depreciation: −$5,469
• Taxable income: $15,200
• Est. tax owed @ 24.0%: −$3,648
• After-tax cash flow: $13,640/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

+241.8% since first listed

5 events — show timeline

• 2026-05-28 Listed $188,000 CRMLS
• 2014-04-04 Sold (MLS) $50,000 CRMLS
• 2014-03-30 Pending — CRMLS
• 2014-02-19 Pending — CRMLS
• 2013-11-08 Listed $55,000 CRMLS