16601 Garfield Ave #91 · Paramount, CA 90723

$160,000

2 bd · 1.0 ba · 800 sqft · Manufactured public records · 174 Days on market

Manufactured home likely 55+ (park) Built 1969 Fair condition $200/sqft · 6% below area Est $170k · 6% under

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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).

• Cash flow +19.9/30.0
• ARV discount +10.2/15.0
• DSCR +6.5/10.0
• 1% rule +5.7/10.0
• Livability +3.2/5.0
• Appreciation +2.5/10.0
• Schools +2.5/10.0
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -4.4

Listing remarks MLS

Welcome to your dream mobile home! This exceptional residence offers a combination of convenience, spaciousness, serenity, and accessibility that will exceed your expectations. One of the standout features of this mobile home is its unbeatable location. Situated in close proximity to a Target, Home Depot, and several grocery stores to accommodate your grocery needs, you'll enjoy the convenience of having all your shopping needs just a few short minutes away. Additionally, with easy access to two freeways commuting the surrounding areas is extremely easy. Step inside and discover a roomy and inviting living space. The mobile home boasts two bedrooms, providing room for relaxation and privacy. With one bathroom. This home has a spacious backyard for family gatherings, with a long driveway for up to three cars! It is the only home with a Deck in font of the house. The home has a new roof with warranty, new foundation and it will be getting painted before the COE! You'll have the convenience of multiple facilities to accommodate your daily routines. Beyond the practicality, this mobile home offers a sense of tranquility and comfort. Serenity is of utmost importance. Whether you're entertaining friends or spending quality time with family, the spacious interior provides plenty of room to move and create lasting memories. Don't miss out on the chance to make this mobile home your very own. Your dream home awaits you in Paramount, CA.

Key facts

• New foundation
• Garage
• Community pool

Tags

• NEW ROOF WITH WARRANTY
• NEW FOUNDATION
• DECK IN FRONT OF HOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $160k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.2% in Paramount — 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 64/100 on livability (#432 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: schools D, crime F, amenities F.
• Paramount Unified (suburban): math 15% / reading 34% proficiency, ranked #416 of 517 in CA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.0%/yr); 62 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 74d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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: moderate flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 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: 1.14% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.08%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $170,136
• List price: $160,000
• Delta: -5.96%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16601 S Garfield Ave #204	0.03mi	2/1.5	800 (0%)	23mo	$153,000	$191	77
16600 Orange Ave #124	0.35mi	2/1.0	840 (+5%)	1mo	$173,000	$206	74
16601 Garfield Ave #110	0.00mi	2/2.0	960 (+20%)	4mo	$115,000	$120	68
15325 Orange Ave Unit F16	0.92mi	2/2.0	800 (0%)	10mo	$170,000	$213	52
15325 ORANGE AVE SPC E1	0.92mi	2/2.0	880 (+10%)	3mo	$175,000	$199	42
16600 Downey Ave #94	1.05mi	2/2.0	960 (+20%)	12mo	$205,000	$214	26
15325 Orange Ave Unit F17	0.92mi	3/2.0 (+1)	960 (+20%)	19mo	$199,000	$207	15

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-9,677
• Equity at exit: $23,857

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,236
• Equity at exit: $13,834

Cash invested: $44,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 3 under contract
• Months of supply: 7.5 mo (13%/mo absorbed)
• Median asking: $139,900 ($193/sqft)
• Median days on market: 81 d
• This list price: 60% of active listings are priced below it
• ARV vs active asking: +10.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 90723

• Rents YoY: -1.0%
• Active inventory: 62
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,829 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $339

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 76%

Sensitivity live

Price	-10% $449	-5% $394	+0% $339	+5% $284	+10% $228
Rent	-10% $194	-5% $267	+0% $339	+5% $411	+10% $483
Rate	-1.0pp $419	-0.5pp $380	base $339	+0.5pp $297	+1.0pp $255

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: $40,000
• Closing costs: $4,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6769 Cherry Ave Long Beach, CA	2.0	1.0	650	$1,695	$2.61	0d	1	0.36mi
6759 Cherry Ave Long Beach, CA	1.0	1.0	610	$1,695	$2.78	7d	1	0.38mi
15909 Vermont Ave Paramount, CA	1.0	1.0	742	$1,995	$2.69	3d	2	0.50mi
7029 Orange Ave Long Beach, CA	2.0	1.0	700	$2,519	$3.60	93d	1	0.51mi
1319 E 68th St Long Beach, CA	2.0	1.0	902	$2,600	$2.88	73d	1	0.51mi
6890 Paramount Blvd Unit 12 Long Beach, CA	3.0	1.0	1100	$2,695	$2.45	93d	1	0.58mi
1077 E 71st Way Long Beach, CA	2.0	1.5	872	$2,950	$3.38	17d	1	0.62mi
6663 Gundry Ave Unit 1 Long Beach, CA	2.0	2.0	800	$2,195	$2.74	93d	1	0.64mi
6576 Falcon Ave Long Beach, CA	2.0	1.0	810	$2,195	$2.71	93d	1	0.67mi
6501 Cherry Ave Long Beach, CA	2.0	1.0	915	$1,874	$2.05	64d	1	0.69mi
15915 Orizaba Ave Paramount, CA	1.0	1.0	600	$2,150	$3.58	39d	1	0.76mi
6831 Obispo Ave Long Beach, CA	2.0	2.0	750	$2,495	$3.33	17d	1	0.81mi
2921 E Artesia Blvd Long Beach, CA	2.0	1.0	700	$1,495	$2.14	93d	1	0.82mi
2890 E Artesia Blvd Long Beach, CA	2.0	1.0	858	$2,595	$3.02	93d	1	0.83mi
6673 Hammond Ave Long Beach, CA	2.0	2.0	825	$2,295	$2.78	93d	1	0.83mi
6673 N Hammond Ave Unit G Long Beach, CA	2.0	2.0	825	$2,395	$2.90	12d	1	0.83mi
6667 Hammond Ave Long Beach, CA	2.0	1.0	800	$2,700	$3.38	93d	1	0.84mi
15351 Orange Ave #26 Paramount, CA	2.0	2.0	837	$2,500	$2.99	1d	1	0.88mi
3101 E Artesia Blvd Long Beach, CA	1.0	1.0	560	$1,950	$3.48	0d	3	0.89mi
2821 E 65th St Unit A Long Beach, CA	1.0	1.0	620	$1,895	$3.06	38d	1	0.90mi
7115 Somerset Blvd Unit A Paramount, CA	1.0	1.0	700	$2,250	$3.21	93d	1	0.99mi
7115 Somerset Blvd Unit B Paramount, CA	1.0	1.0	800	$2,250	$2.81	93d	1	0.99mi
16619 Downey Ave Unit 19B Paramount, CA	2.0	1.0	900	$2,400	$2.67	3d	1	0.99mi
16619 Downey Ave Unit 21E Paramount, CA	2.0	1.0	900	$2,400	$2.67	30d	1	0.99mi
16621 Downey Ave Paramount, CA	2.0	1.0	900	$2,400	$2.67	3d	1	0.99mi
16619 Downey Ave Unit 19C Paramount, CA	2.0	1.0	900	$2,400	$2.67	21d	1	0.99mi
15334 Orizaba Ave Paramount, CA	3.0	1.0	1116	$3,095	$2.77	93d	1	1.01mi
3384 E 67th St Apt 2 Long Beach, CA	3.0	1.0	1000	$3,234	$3.23	93d	1	1.04mi
3301 E Artesia Blvd Long Beach, CA	1.0	1.0	550	$1,595	$2.90	93d	1	1.05mi
2051 E Harding St Long Beach, CA	1.0	1.0	542	$2,300	$4.24	93d	1	1.06mi
6202 Cherry Ave Unit 6202 Long Beach, CA	2.0	1.0	875	$2,175	$2.49	93d	1	1.06mi
2352 E Poppy St Long Beach, CA	2.0	2.5	800	$3,395	$4.24	73d	1	1.06mi
2354 E Poppy St Long Beach, CA	2.0	2.5	800	$3,395	$4.24	73d	1	1.07mi
6546 Indiana Ave Unit 6546-O Long Beach, CA	1.0	1.0	535	$1,695	$3.17	93d	1	1.10mi
15142 Georgia Ave Paramount, CA	3.0	2.0	864	$3,200	$3.70	56d	1	1.13mi
16825 Passage Ave Paramount, CA	2.0	2.5	860	$2,950	$3.43	93d	1	1.15mi
16825 Passage Ave Paramount, CA	2.0	2.5	860	$2,899	$3.37	51d	1	1.15mi
7303 Exeter St #212 Paramount, CA	2.0	1.0	839	$2,350	$2.80	17d	1	1.19mi
7303 Exeter St #212 Paramount, CA	2.0	1.0	839	$2,550	$3.04	48d	1	1.19mi
17045 Passage Ave Bellflower, CA	1.0	1.0	740	$2,300	$3.11	8d	1	1.20mi

Listing history 50 events

1. 2026-07-28
   days on market $160,000 Active 174 DOM
2. 2026-07-26
   days on market $160,000 Active 172 DOM
3. 2026-07-24
   days on market $160,000 Active 170 DOM
4. 2026-07-23
   days on market $160,000 Active 169 DOM
5. 2026-07-22
   days on market $160,000 Active 168 DOM
6. 2026-07-21
   days on market $160,000 Active 167 DOM
7. 2026-07-20
   days on market $160,000 Active 166 DOM
8. 2026-07-18
   days on market $160,000 Active 164 DOM
9. 2026-07-18
   days on market $160,000 Active 163 DOM
10. 2026-07-16
    days on market $160,000 Active 162 DOM
11. 2026-07-15
    days on market $160,000 Active 161 DOM
12. 2026-07-14
    days on market $160,000 Active 160 DOM
13. 2026-07-13
    days on market $160,000 Active 159 DOM
14. 2026-07-13
    days on market $160,000 Active 158 DOM
15. 2026-07-11
    days on market $160,000 Active 157 DOM
16. 2026-07-10
    days on market $160,000 Active 156 DOM
17. 2026-07-09
    days on market $160,000 Active 155 DOM
18. 2026-07-07
    days on market $160,000 Active 153 DOM
19. 2026-07-06
    days on market $160,000 Active 152 DOM
20. 2026-07-06
    days on market $160,000 Active 151 DOM
21. 2026-07-05
    days on market $160,000 Active 150 DOM
22. 2026-07-03
    days on market $160,000 Active 149 DOM
23. 2026-07-02
    days on market $160,000 Active 148 DOM
24. 2026-07-01
    days on market $160,000 Active 147 DOM
25. 2026-06-30
    days on market $160,000 Active 146 DOM
26. 2026-06-29
    days on market $160,000 Active 145 DOM
27. 2026-06-28
    days on market $160,000 Active 144 DOM
28. 2026-06-27
    days on market $160,000 Active 143 DOM
29. 2026-06-26
    days on market $160,000 Active 142 DOM
30. 2026-06-24
    days on market $160,000 Active 140 DOM
31. 2026-06-22
    days on market $160,000 Active 138 DOM
32. 2026-06-21
    days on market $160,000 Active 137 DOM
33. 2026-06-18
    days on market $160,000 Active 134 DOM
34. 2026-06-17
    days on market $160,000 Active 133 DOM
35. 2026-06-16
    days on market $160,000 Active 132 DOM
36. 2026-06-15
    days on market $160,000 Active 131 DOM
37. 2026-06-13
    days on market $160,000 Active 129 DOM
38. 2026-06-13
    days on market $160,000 Active 128 DOM
39. 2026-06-09
    days on market $160,000 Active 125 DOM
40. 2026-06-08
    days on market $160,000 Active 124 DOM
41. 2026-06-07
    days on market $160,000 Active 123 DOM
42. 2026-06-04
    days on market $160,000 Active 120 DOM
43. 2026-06-03
    days on market $160,000 Active 119 DOM
44. 2026-06-02
    days on market $160,000 Active 118 DOM
45. 2026-06-01
    days on market $160,000 Active 117 DOM
46. 2026-05-31
    days on market $160,000 Active 116 DOM
47. 2026-02-09
    status Active 1451-char remark

    Show marketing remark (1451 chars)

    Welcome to your dream mobile home! This exceptional residence offers a combination of convenience, spaciousness, serenity, and accessibility that will exceed your expectations. One of the standout features of this mobile home is its unbeatable location. Situated in close proximity to a Target, Home Depot, and several grocery stores to accommodate your grocery needs, you'll enjoy the convenience of having all your shopping needs just a few short minutes away. Additionally, with easy access to two freeways commuting the surrounding areas is extremely easy. Step inside and discover a roomy and inviting living space. The mobile home boasts two bedrooms, providing room for relaxation and privacy. With one bathroom. This home has a spacious backyard for family gatherings, with a long driveway for up to three cars! It is the only home with a Deck in font of the house. The home has a new roof with warranty, new foundation and it will be getting painted before the COE! You'll have the convenience of multiple facilities to accommodate your daily routines. Beyond the practicality, this mobile home offers a sense of tranquility and comfort. Serenity is of utmost importance. Whether you're entertaining friends or spending quality time with family, the spacious interior provides plenty of room to move and create lasting memories. Don't miss out on the chance to make this mobile home your very own. Your dream home awaits you in Paramount, CA.

48. 2026-01-29
    status Active 1451-char remark

    Show marketing remark (1451 chars)

    Welcome to your dream mobile home! This exceptional residence offers a combination of convenience, spaciousness, serenity, and accessibility that will exceed your expectations. One of the standout features of this mobile home is its unbeatable location. Situated in close proximity to a Target, Home Depot, and several grocery stores to accommodate your grocery needs, you'll enjoy the convenience of having all your shopping needs just a few short minutes away. Additionally, with easy access to two freeways commuting the surrounding areas is extremely easy. Step inside and discover a roomy and inviting living space. The mobile home boasts two bedrooms, providing room for relaxation and privacy. With one bathroom. This home has a spacious backyard for family gatherings, with a long driveway for up to three cars! It is the only home with a Deck in font of the house. The home has a new roof with warranty, new foundation and it will be getting painted before the COE! You'll have the convenience of multiple facilities to accommodate your daily routines. Beyond the practicality, this mobile home offers a sense of tranquility and comfort. Serenity is of utmost importance. Whether you're entertaining friends or spending quality time with family, the spacious interior provides plenty of room to move and create lasting memories. Don't miss out on the chance to make this mobile home your very own. Your dream home awaits you in Paramount, CA.

49. 2025-11-01
    status Active 1451-char remark

    Show marketing remark (1451 chars)

    Welcome to your dream mobile home! This exceptional residence offers a combination of convenience, spaciousness, serenity, and accessibility that will exceed your expectations. One of the standout features of this mobile home is its unbeatable location. Situated in close proximity to a Target, Home Depot, and several grocery stores to accommodate your grocery needs, you'll enjoy the convenience of having all your shopping needs just a few short minutes away. Additionally, with easy access to two freeways commuting the surrounding areas is extremely easy. Step inside and discover a roomy and inviting living space. The mobile home boasts two bedrooms, providing room for relaxation and privacy. With one bathroom. This home has a spacious backyard for family gatherings, with a long driveway for up to three cars! It is the only home with a Deck in font of the house. The home has a new roof with warranty, new foundation and it will be getting painted before the COE! You'll have the convenience of multiple facilities to accommodate your daily routines. Beyond the practicality, this mobile home offers a sense of tranquility and comfort. Serenity is of utmost importance. Whether you're entertaining friends or spending quality time with family, the spacious interior provides plenty of room to move and create lasting memories. Don't miss out on the chance to make this mobile home your very own. Your dream home awaits you in Paramount, CA.

50. 2024-10-11
    listed $160,000 Active 1451-char remark

    Show marketing remark (1451 chars)

    Welcome to your dream mobile home! This exceptional residence offers a combination of convenience, spaciousness, serenity, and accessibility that will exceed your expectations. One of the standout features of this mobile home is its unbeatable location. Situated in close proximity to a Target, Home Depot, and several grocery stores to accommodate your grocery needs, you'll enjoy the convenience of having all your shopping needs just a few short minutes away. Additionally, with easy access to two freeways commuting the surrounding areas is extremely easy. Step inside and discover a roomy and inviting living space. The mobile home boasts two bedrooms, providing room for relaxation and privacy. With one bathroom. This home has a spacious backyard for family gatherings, with a long driveway for up to three cars! It is the only home with a Deck in font of the house. The home has a new roof with warranty, new foundation and it will be getting painted before the COE! You'll have the convenience of multiple facilities to accommodate your daily routines. Beyond the practicality, this mobile home offers a sense of tranquility and comfort. Serenity is of utmost importance. Whether you're entertaining friends or spending quality time with family, the spacious interior provides plenty of room to move and create lasting memories. Don't miss out on the chance to make this mobile home your very own. Your dream home awaits you in Paramount, CA.

ⓘ 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 5/10 Major FEMA zone X · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥90°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: $21,943
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − Depreciation: −$4,655
• Taxable income: $1,615
• Est. tax owed @ 24.0%: −$388
• After-tax cash flow: $3,678/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 Cosmetic rehab Est. rehab $4,000–$12,000 screening

This mobile home is in fair condition with cosmetic updates needed to enhance its resale value.

Repairs flagged

• Minor kitchen cabinets — dated cabinetry
• Minor bathroom fixtures — dated fixtures
• Minor exterior siding — some discoloration

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale replace kitchen cabinets — new cabinets improve functionality and aesthetics ↑
• Resale replace bathroom fixtures — new fixtures enhance functionality and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary Wesley Gaines F CA #917/1,571 Nat'l #28,475/41,679 Middle Leona Jackson F CA #382/498 Nat'l #11,105/14,009

Schools (NCES district)

• District: Paramount Unified
• NCES district ID: 0629850
• Math proficiency: 15% ▼ -14.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $46,631
• Composite: 21.25/100
• National rank: #8398
• State rank: #416 of 517 in CA

C Composite livability gradescore 64/100

Livability — Paramount

• Score: 64/100
• State rank: #432
• US rank: #14664

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paramount, CA
• County: Los Angeles County · 10,940,515 people
• City population: 52,050
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 52,050
• Household income: $75,250
• Rent vs Own: 57.0% rent · 43.0% own
• Severe rent burden: 18% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 26% Black 9% White 4% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 71%
• Foreign-born: 36% · Canada
• Languages at home: 29% English-only · Spanish 67% Tagalog/Filipino 1% Other Asian/Pacific 1%

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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: ▼ -459.80%
• Current HPI: 478.1981
• Rent YoY: ▼ -0.99%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

4 events — show timeline

• 2026-02-09 Relisted — CRMLS
• 2026-01-29 Relisted — CRMLS
• 2025-11-01 Relisted — CRMLS
• 2024-10-11 Listed $160,000 CRMLS

Property tax history

+5.9%/yr

Latest (2025): $271 · +5.9% YoY. Source: county tax records.