16540 Whittier Blvd #2 · Whittier, CA 90603

$114,900

1 bd · 1.0 ba · 400 sqft · Manufactured · 101 Days on market

Built 2022 Excellent condition ↓ 3% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Condition / age +4.8/5.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICED REDUCED!!! Very low space rent for this particular mobile home. Amazing home with all updated amenities. Remote control accessories for many systems in home. Athens Manufactured Home New in 2022!!! Parking Space next to home. Spacious Shaded Patio Area !!! Official Tiny Home, (11.5 ft. wide by 36 ft. Length). One full bedroom, One bathroom with walk in shower with brand new glazing. Top Quality materials updated in this home!! Kitchen and bathroom have beautiful granite counters. High quality custom solid walnut wood cabinets match throughout the home, kitchen, bathroom and end tables in bedroom!! New highly efficient: Two split Units are included for A/C and Heat in living room a

Key facts

• Whole house fan
• Split units
• Granite counters

Tags

• WALK IN SHOWER
• GRANITE COUNTERS
• SOLID WALNUT WOOD CABINETS
• SPLIT UNITS
• CENTRAL HEAT VENT SYSTEM
• WHOLE HOUSE FAN

Property features AI

Finance

• Other: One pad on lot; Parcel number available
• Financial info: Land lease amount (reported): $1,229
• HOA & community: Land lease; Community features: curbs, street lighting, sidewalks, suburban setting; Park name: Whittier East MHP; Manager approval required

Exterior

• Parking: Assigned parking; Driveway (concrete, driveway level); Street parking; Public / on-site parking available; 2 uncovered parking spaces (total 2)
• Security: Parking accessibility
• Utilities: Public/district water; Public sewer; Standard electric service; Natural gas connected/available; Telephone in street; Cable available; Electricity and water connected
• Home design: Mobile home (2022 model); One story; Entry level: 1; Faces south; Mobile home remains on site; Mobile dimensions approximately 11' x 36'
• Construction: Drywall walls; Pillar/post/pier foundation with pier jacks
• Exterior features: Covered wood patio/porch; Siding skirt; Two storage sheds; No pool; Level with street; Near public transit; 2–5 units per acre

Interior

• Kitchen: Kitchen island; Granite counters; Gas range; Gas oven; Water heater unit; Water softener
• Bedrooms: Main floor primary bedroom; Main floor bedroom; Entry; Living room; Kitchen; Laundry
• Bathrooms: Walk-in shower; Shower; 1 full bathroom
• Heating & cooling: Forced air heating; Central furnace; Whole house fan; High-efficiency cooling
• Interior features: Pantry; Cathedral/vaulted ceilings; Energy Star doors; Sliding glass door(s); Double pane windows; Energy Star windows; Custom window coverings; Blinds and screens
• Laundry & utility: Inside laundry; Stackable washer/dryer (stackable hookup)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $115k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 1.9% in Whittier — 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 52/100 on livability (#1,026 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+; Watch: schools C-, crime F, amenities F.
• Fullerton Joint Union High (suburban): math 51% / reading 66% proficiency, ranked #82 of 517 in CA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 22 active listings in the ZIP; 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 $794 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 + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

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 $104,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
5. 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.
6. 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.
7. 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: 1.48% ✓
• Cap rate: 12.01%
• Cash-on-cash: 20.42%
• DSCR: 1.91
• GRM: 5.6

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: 12.7%
• Equity multiple: 1.51×
• Total profit: $16,279
• Equity at exit: $17,132

10-year hold

• IRR: 21.6%
• Equity multiple: 2.84×
• Total profit: $59,184
• Equity at exit: $9,934

Cash invested: $32,172 (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 90603

• Active inventory: 22
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,698 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $548

Break-even live

Break-even rent $1,005

Max offer price $114,900

Occupancy floor 63%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $114,900 Active 101 DOM
2. 2026-06-17
   days on market $114,900 Active 100 DOM
3. 2026-06-16
   days on market $114,900 Active 99 DOM
4. 2026-06-15
   days on market $114,900 Active 98 DOM
5. 2026-06-13
   days on market $114,900 Active 96 DOM
6. 2026-06-09
   days on market $114,900 Active 92 DOM
7. 2026-06-08
   days on market $114,900 Active 91 DOM
8. 2026-06-07
   days on market $114,900 Active 90 DOM
9. 2026-06-04
   days on market $114,900 Active 87 DOM
10. 2026-06-03
    days on market $114,900 Active 86 DOM
11. 2026-06-02
    days on market $114,900 Active 85 DOM
12. 2026-06-01
    days on market $114,900 Active 84 DOM
13. 2026-05-31
    days on market $114,900 Active 83 DOM
14. 2026-04-28
    price $114,900
15. 2026-03-13
    price $124,000
16. 2026-03-09
    listed $119,000 Active

ⓘ 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 5/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,378
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − Depreciation: −$3,343
• Taxable income: $5,041
• Est. tax owed @ 24.0%: −$1,210
• After-tax cash flow: $5,360/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 · 14 photos

Excellent 95/100 None rehab

This manufactured home is in excellent condition with no visible damage or wear. It has a good exterior and interior, and is move-in ready. The home has a good HVAC system and is in a good location with good curb appeal. The home has a good resale and rental value.

Value-add opportunities

• Resale Painting the exterior siding and roof — Painting the exterior siding and roof can enhance the curb appeal and increase the home's resale value.
• Resale Upgrading the HVAC system — Upgrading the HVAC system can improve the home's energy efficiency and comfort, which can increase its resale value.
• Rental Adding a smart home system — Adding a smart home system can make the home more attractive to renters and increase its rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding and roof — Painting the exterior siding and roof can enhance the curb appeal and increase the home's resale value. ↑
• Resale Upgrading the HVAC system — Upgrading the HVAC system can improve the home's energy efficiency and comfort, which can increase its resale value. ↑
• Rental Adding a smart home system — Adding a smart home system can make the home more attractive to renters and increase its rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Fullerton Joint Union High
• NCES district ID: 0614760
• Math proficiency: 51% ▲ 7.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $66,666
• Composite: 51.37/100
• National rank: #1735
• State rank: #82 of 517 in CA

Livability — Whittier

• Score: 52/100
• State rank: #1026
• US rank: #25003

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whittier, CA
• City population: 166,703
• Population (ZIP): 20,361

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 58% White 32% Two or more races 18% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 45% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Scotch-Irish 1% Italian 1%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 65% English-only · Spanish 29% Other Indo-European 2% Chinese 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: ▼ -825.55%
• Current HPI: 361.2733
• Rent YoY: —
• Metro: —
• 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

-3.4% since first listed

3 events — show timeline

• 2026-04-28 Price Changed $114,900 CRMLS
• 2026-03-13 Price Changed $124,000 CRMLS
• 2026-03-09 Listed $119,000 CRMLS