16341 Pioneer Blvd #11 · Norwalk, CA 90650

$110,000

2 bd · 1.0 ba · 432 sqft · Manufactured public records · 318 Days on market

Built 1983 $255/sqft · 54% above area Est $99k · 11% over

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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
• Schools +7.3/10.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this freshly updated mobile home in the heart of Norwalk, CA! This 2-bedroom, 1-bath gem is perfect for anyone looking for an affordable and move-in-ready space. The home features brand-new flooring and has been recently painted, giving it a clean, modern feel throughout. You'll love the natural light from the newer windows and the cozy layout that makes the most of every square foot. Conveniently located near shopping centers, the 91 freeway, and just minutes from Cerritos College, this home offers both comfort and great access to local amenities. Park approval is required. Don’t miss your chance to check it out—schedule a showing today!

Key facts

• Brand-new flooring
• Natural light
• Newer windows

Tags

• BRAND-NEW FLOORING
• RECENTLY PAINTED
• NATURAL LIGHT
• NEWER WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $969 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 2.7% in Norwalk — 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 68/100 on livability (#282 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing B+; Watch: schools D+, crime D+, health & safety D+.
• Abc Unified (suburban): math 77% / reading 90% proficiency, ranked #24 of 517 in CA (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising fast (+4.9%/yr); 72 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $761 of loan paydown is wiped out by about $3k 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 + 4.9% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $110k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.99% ✓
• Cap rate: 16.87%
• Cash-on-cash: 37.76%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (median comp): $99,000
• List price: $110,000
• Delta: 11.11%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.9% rent growth · sell at horizon

5-year hold

• IRR: 35.9%
• Equity multiple: 2.56×
• Total profit: $48,199
• Equity at exit: $16,401

10-year hold

• IRR: 43.6%
• Equity multiple: 5.54×
• Total profit: $139,778
• Equity at exit: $9,511

Cash invested: $30,800 (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 →

ZIP-level market 90650

• Rents YoY: 4.9%
• Active inventory: 72
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,189 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $969

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 51%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11969 166th St Norwalk, CA	1.0	1.0	200	$1,600	$8.00	4d	1	0.41mi

Listing history 35 events

1. 2026-06-18
   days on market $110,000 Active 318 DOM
2. 2026-06-17
   days on market $110,000 Active 317 DOM
3. 2026-06-16
   days on market $110,000 Active 316 DOM
4. 2026-06-15
   days on market $110,000 Active 315 DOM
5. 2026-06-13
   days on market $110,000 Active 313 DOM
6. 2026-06-13
   days on market $110,000 Active 312 DOM
7. 2026-06-09
   days on market $110,000 Active 309 DOM
8. 2026-06-08
   days on market $110,000 Active 308 DOM
9. 2026-06-07
   days on market $110,000 Active 307 DOM
10. 2026-06-04
    days on market $110,000 Active 304 DOM
11. 2026-06-03
    days on market $110,000 Active 303 DOM
12. 2026-06-02
    days on market $110,000 Active 302 DOM
13. 2026-06-01
    days on market $110,000 Active 301 DOM
14. 2026-05-31
    days on market $110,000 Active 300 DOM
15. 2026-03-26
    price $118,000 668-char remark

    Show marketing remark (668 chars)

    Step into this freshly updated mobile home in the heart of Norwalk, CA! This 2-bedroom, 1-bath gem is perfect for anyone looking for an affordable and move-in-ready space. The home features brand-new flooring and has been recently painted, giving it a clean, modern feel throughout. You'll love the natural light from the newer windows and the cozy layout that makes the most of every square foot. Conveniently located near shopping centers, the 91 freeway, and just minutes from Cerritos College, this home offers both comfort and great access to local amenities. Park approval is required. Don’t miss your chance to check it out—schedule a showing today!

16. 2026-03-19
    status Active 668-char remark

    Show marketing remark (668 chars)

    Step into this freshly updated mobile home in the heart of Norwalk, CA! This 2-bedroom, 1-bath gem is perfect for anyone looking for an affordable and move-in-ready space. The home features brand-new flooring and has been recently painted, giving it a clean, modern feel throughout. You'll love the natural light from the newer windows and the cozy layout that makes the most of every square foot. Conveniently located near shopping centers, the 91 freeway, and just minutes from Cerritos College, this home offers both comfort and great access to local amenities. Park approval is required. Don’t miss your chance to check it out—schedule a showing today!

17. 2026-03-11
    status Pending Sale 668-char remark

    Show marketing remark (668 chars)

    Step into this freshly updated mobile home in the heart of Norwalk, CA! This 2-bedroom, 1-bath gem is perfect for anyone looking for an affordable and move-in-ready space. The home features brand-new flooring and has been recently painted, giving it a clean, modern feel throughout. You'll love the natural light from the newer windows and the cozy layout that makes the most of every square foot. Conveniently located near shopping centers, the 91 freeway, and just minutes from Cerritos College, this home offers both comfort and great access to local amenities. Park approval is required. Don’t miss your chance to check it out—schedule a showing today!

18. 2026-02-06
    status Active 668-char remark

    Show marketing remark (668 chars)

    Step into this freshly updated mobile home in the heart of Norwalk, CA! This 2-bedroom, 1-bath gem is perfect for anyone looking for an affordable and move-in-ready space. The home features brand-new flooring and has been recently painted, giving it a clean, modern feel throughout. You'll love the natural light from the newer windows and the cozy layout that makes the most of every square foot. Conveniently located near shopping centers, the 91 freeway, and just minutes from Cerritos College, this home offers both comfort and great access to local amenities. Park approval is required. Don’t miss your chance to check it out—schedule a showing today!

19. 2025-12-23
    price $125,000 668-char remark

    Show marketing remark (668 chars)

    Step into this freshly updated mobile home in the heart of Norwalk, CA! This 2-bedroom, 1-bath gem is perfect for anyone looking for an affordable and move-in-ready space. The home features brand-new flooring and has been recently painted, giving it a clean, modern feel throughout. You'll love the natural light from the newer windows and the cozy layout that makes the most of every square foot. Conveniently located near shopping centers, the 91 freeway, and just minutes from Cerritos College, this home offers both comfort and great access to local amenities. Park approval is required. Don’t miss your chance to check it out—schedule a showing today!

20. 2025-12-04
    status Active 668-char remark

    Show marketing remark (668 chars)

    Step into this freshly updated mobile home in the heart of Norwalk, CA! This 2-bedroom, 1-bath gem is perfect for anyone looking for an affordable and move-in-ready space. The home features brand-new flooring and has been recently painted, giving it a clean, modern feel throughout. You'll love the natural light from the newer windows and the cozy layout that makes the most of every square foot. Conveniently located near shopping centers, the 91 freeway, and just minutes from Cerritos College, this home offers both comfort and great access to local amenities. Park approval is required. Don’t miss your chance to check it out—schedule a showing today!

21. 2025-11-20
    price $116,500 668-char remark

    Show marketing remark (668 chars)

    Step into this freshly updated mobile home in the heart of Norwalk, CA! This 2-bedroom, 1-bath gem is perfect for anyone looking for an affordable and move-in-ready space. The home features brand-new flooring and has been recently painted, giving it a clean, modern feel throughout. You'll love the natural light from the newer windows and the cozy layout that makes the most of every square foot. Conveniently located near shopping centers, the 91 freeway, and just minutes from Cerritos College, this home offers both comfort and great access to local amenities. Park approval is required. Don’t miss your chance to check it out—schedule a showing today!

22. 2025-08-16
    price $117,500 668-char remark

    Show marketing remark (668 chars)

    Step into this freshly updated mobile home in the heart of Norwalk, CA! This 2-bedroom, 1-bath gem is perfect for anyone looking for an affordable and move-in-ready space. The home features brand-new flooring and has been recently painted, giving it a clean, modern feel throughout. You'll love the natural light from the newer windows and the cozy layout that makes the most of every square foot. Conveniently located near shopping centers, the 91 freeway, and just minutes from Cerritos College, this home offers both comfort and great access to local amenities. Park approval is required. Don’t miss your chance to check it out—schedule a showing today!

23. 2025-05-27
    listed $120,000 Active 668-char remark

    Show marketing remark (668 chars)

    Step into this freshly updated mobile home in the heart of Norwalk, CA! This 2-bedroom, 1-bath gem is perfect for anyone looking for an affordable and move-in-ready space. The home features brand-new flooring and has been recently painted, giving it a clean, modern feel throughout. You'll love the natural light from the newer windows and the cozy layout that makes the most of every square foot. Conveniently located near shopping centers, the 91 freeway, and just minutes from Cerritos College, this home offers both comfort and great access to local amenities. Park approval is required. Don’t miss your chance to check it out—schedule a showing today!

24. 2024-06-14
    price $58,000 712-char remark

    Show marketing remark (712 chars)

    Welcome to this starter Mobile Home, features 1 good size bedrooms and 1-bath. .. PERFECT for your family. .. Sellers have made improvements like laminated flooring in the house and new windows Discover a charming mobile home in the heart of Norwalk, California, offering convenience to shopping centers and the 91 freeway. This cozy 1-bedroom, 1-bath residence is move-in ready and situated near all amenities. Don't miss the opportunity! Call now to schedule a showing. The seller is seeking a cash offer and is open to negotiation. Your dream home awaits – act fast! Park approval is required for all potential buyers, CLOSE TO CERRTITOS COLLEGE Sellers Motivated make an offer!! Looking for CASH OFFER.

25. 2024-06-13
    soldstatus $58,000 Closed Sale 712-char remark

    Show marketing remark (712 chars)

    Welcome to this starter Mobile Home, features 1 good size bedrooms and 1-bath. .. PERFECT for your family. .. Sellers have made improvements like laminated flooring in the house and new windows Discover a charming mobile home in the heart of Norwalk, California, offering convenience to shopping centers and the 91 freeway. This cozy 1-bedroom, 1-bath residence is move-in ready and situated near all amenities. Don't miss the opportunity! Call now to schedule a showing. The seller is seeking a cash offer and is open to negotiation. Your dream home awaits – act fast! Park approval is required for all potential buyers, CLOSE TO CERRTITOS COLLEGE Sellers Motivated make an offer!! Looking for CASH OFFER.

26. 2024-05-17
    status Pending Sale 712-char remark

    Show marketing remark (712 chars)

    Welcome to this starter Mobile Home, features 1 good size bedrooms and 1-bath. .. PERFECT for your family. .. Sellers have made improvements like laminated flooring in the house and new windows Discover a charming mobile home in the heart of Norwalk, California, offering convenience to shopping centers and the 91 freeway. This cozy 1-bedroom, 1-bath residence is move-in ready and situated near all amenities. Don't miss the opportunity! Call now to schedule a showing. The seller is seeking a cash offer and is open to negotiation. Your dream home awaits – act fast! Park approval is required for all potential buyers, CLOSE TO CERRTITOS COLLEGE Sellers Motivated make an offer!! Looking for CASH OFFER.

27. 2024-05-01
    price $75,500 712-char remark

    Show marketing remark (712 chars)

    Welcome to this starter Mobile Home, features 1 good size bedrooms and 1-bath. .. PERFECT for your family. .. Sellers have made improvements like laminated flooring in the house and new windows Discover a charming mobile home in the heart of Norwalk, California, offering convenience to shopping centers and the 91 freeway. This cozy 1-bedroom, 1-bath residence is move-in ready and situated near all amenities. Don't miss the opportunity! Call now to schedule a showing. The seller is seeking a cash offer and is open to negotiation. Your dream home awaits – act fast! Park approval is required for all potential buyers, CLOSE TO CERRTITOS COLLEGE Sellers Motivated make an offer!! Looking for CASH OFFER.

28. 2024-03-26
    listed $89,900 Active 712-char remark

    Show marketing remark (712 chars)

    Welcome to this starter Mobile Home, features 1 good size bedrooms and 1-bath. .. PERFECT for your family. .. Sellers have made improvements like laminated flooring in the house and new windows Discover a charming mobile home in the heart of Norwalk, California, offering convenience to shopping centers and the 91 freeway. This cozy 1-bedroom, 1-bath residence is move-in ready and situated near all amenities. Don't miss the opportunity! Call now to schedule a showing. The seller is seeking a cash offer and is open to negotiation. Your dream home awaits – act fast! Park approval is required for all potential buyers, CLOSE TO CERRTITOS COLLEGE Sellers Motivated make an offer!! Looking for CASH OFFER.

29. 2024-03-26
    historical

    Show marketing remark (712 chars)

    Welcome to this starter Mobile Home, features 1 good size bedrooms and 1-bath. .. PERFECT for your family. .. Sellers have made improvements like laminated flooring in the house and new windows Discover a charming mobile home in the heart of Norwalk, California, offering convenience to shopping centers and the 91 freeway. This cozy 1-bedroom, 1-bath residence is move-in ready and situated near all amenities. Don't miss the opportunity! Call now to schedule a showing. The seller is seeking a cash offer and is open to negotiation. Your dream home awaits – act fast! Park approval is required for all potential buyers, CLOSE TO CERRTITOS COLLEGE Sellers Motivated make an offer!! Looking for CASH OFFER.

30. 2024-03-25
    price $89,999
31. 2024-03-13
    status Active
32. 2024-03-07
    status Pending Sale
33. 2024-01-04
    listed $107,000 Active
34. 2007-06-18
    historical
35. 2006-12-12
    listed $27,000

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥90°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,269
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − Depreciation: −$3,200
• Taxable income: $10,504
• Est. tax owed @ 24.0%: −$2,521
• After-tax cash flow: $9,109/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: Abc Unified
• NCES district ID: 0601620
• Math proficiency: 77% ▲ 22.00%
• Reading proficiency: 90% ▲ 24.00%
• Median HH income: $70,852
• Composite: 72.51/100
• National rank: #199
• State rank: #24 of 517 in CA

Livability — Norwalk

• Score: 68/100
• State rank: #282
• US rank: #9427

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norwalk, CA
• County: Los Angeles County · 9,444,647 people
• City population: 99,900
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 99,900
• Household income: $100,085
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 2608.0

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 (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 17% Asian 13% White 11% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 59%
• Foreign-born: 33% · Canada, South Korea, Vietnam
• Languages at home: 37% English-only · Spanish 51% Tagalog/Filipino 5% Other Asian/Pacific 2%

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: ▼ -1018.98%
• Current HPI: 444.1097
• Rent YoY: ▲ 4.90%
• 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

+337.0% since first listed

21 events — show timeline

• 2026-03-26 Price Changed $118,000 CRMLS
• 2026-03-19 Relisted — CRMLS
• 2026-03-11 Pending — CRMLS
• 2026-02-06 Relisted — CRMLS
• 2025-12-23 Price Changed $125,000 CRMLS
• 2025-12-04 Relisted — CRMLS
• 2025-11-20 Price Changed $116,500 CRMLS
• 2025-08-16 Price Changed $117,500 CRMLS
• 2025-05-27 Listed $120,000 CRMLS
• 2024-06-14 Price Changed $58,000 CRMLS
• 2024-06-13 Sold (MLS) $58,000 CRMLS
• 2024-05-17 Pending — CRMLS
• 2024-05-01 Price Changed $75,500 CRMLS
• 2024-03-26 Listing Removed — CRMLS
• 2024-03-26 Listed $89,900 CRMLS
• 2024-03-25 Price Changed $89,999 CRMLS
• 2024-03-13 Relisted — CRMLS
• 2024-03-07 Pending — CRMLS
• 2024-01-04 Listed $107,000 CRMLS
• 2007-06-18 Listing Removed — CRMLS
• 2006-12-12 Listed $27,000 CRMLS

Property tax history

+5.4%/yr

Latest (2025): $161 · +5.4% YoY. Source: county tax records.