16707 Garfield Ave #1806 · Paramount, CA 90723

$199,000

2 bd · 1.0 ba · 864 sqft · Manufactured public records · 246 Days on market

Built 1975 $230/sqft · 14% above area Est $175k · 14% over ↓ 3% since listing

---

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 +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +7.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.1/10.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Cherryfield Village – Your New Home Awaits! Step into comfort and possibility in this charming 2-bedroom, 1-bath mobile home located in the desirable, all-ages community of Cherryfield Village in the City of Paramount. Affordable Living With a space rent of just $1,110/month, this is an incredible opportunity to own a home in a vibrant, family-friendly neighborhood. Ready for Your Personal Touch This home is a blank canvas, waiting for your creativity and imagination to make it truly yours. Whether you envision modern upgrades or cozy charm, the possibilities are endless. Relax & Recharge Enjoy peaceful mornings and tranquil evenings on your private porch—perfect for sunrise coffee or sunset tea. Convenient Features Includes in-unit washer and gas dryer hookups for added ease and comfort. Community Amenities include swimming pool, onsite laundry room, friendly onsite manager, playground, Spacious clubhouse for gatherings and events. Cherryfield Village offers a welcoming atmosphere and a strong sense of community. Don’t miss your chance to make this your next chapter!

Key facts

• 2 parking spots
• Community pool
• Built 1975

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.3% 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); 50 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 39% of the median local income ($75k/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 246 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.23% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.93%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (median comp): $175,000
• List price: $199,000
• Delta: 13.71%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16601 Garfield Ave #110	0.14mi	2/2.0	960 (+11%)	2mo	$115,000	$120	69
16601 S Garfield Ave #204	0.17mi	2/1.5	800 (-7%)	21mo	$153,000	$191	60

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-4,074
• Equity at exit: $29,672

10-year hold

• IRR: 4.1%
• Equity multiple: 1.26×
• Total profit: $14,387
• Equity at exit: $17,206

Cash invested: $55,720 (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 90723

• Rents YoY: -1.0%
• Active inventory: 50
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,442 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $554

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 72%

Sensitivity live

Price	-10% $692	-5% $623	+0% $554	+5% $485	+10% $417
Rent	-10% $361	-5% $458	+0% $554	+5% $651	+10% $747
Rate	-1.0pp $654	-0.5pp $605	base $554	+0.5pp $503	+1.0pp $450

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1319 E 68th St Long Beach, CA	2.0	1.0	902	$2,600	$2.88	26d	1	0.38mi
7029 Orange Ave Long Beach, CA	2.0	1.0	700	$2,519	$3.60	45d	1	0.39mi
6663 Gundry Ave Unit 1 Long Beach, CA	2.0	2.0	800	$2,195	$2.74	45d	1	0.52mi
6576 Falcon Ave Long Beach, CA	2.0	1.0	810	$2,195	$2.71	45d	1	0.57mi
6501 Cherry Ave Long Beach, CA	2.0	1.0	915	$1,874	$2.05	16d	1	0.63mi
6890 Paramount Blvd Unit 12 Long Beach, CA	3.0	1.0	1100	$2,695	$2.45	45d	1	0.68mi
6315 Cherry Ave Long Beach, CA	1.0	1.0	750	$1,691	$2.25	18d	1	0.86mi
2921 E Artesia Blvd Long Beach, CA	2.0	1.0	700	$1,495	$2.14	45d	1	0.87mi
2890 E Artesia Blvd Long Beach, CA	2.0	1.0	858	$2,595	$3.02	45d	1	0.87mi
15351 Orange Ave #26 Paramount, CA	2.0	2.0	837	$2,550	$3.05	45d	1	0.87mi
6673 Hammond Ave Long Beach, CA	2.0	2.0	825	$2,295	$2.78	45d	1	0.90mi
6667 Hammond Ave Long Beach, CA	2.0	1.0	800	$2,700	$3.38	45d	1	0.90mi
3101 E Artesia Blvd Long Beach, CA	1.0	1.0	560	$1,950	$3.48	6d	1	0.96mi
6202 Cherry Ave Unit 6202 Long Beach, CA	2.0	1.0	875	$2,175	$2.49	45d	1	1.01mi
2051 E Harding St Long Beach, CA	1.0	1.0	542	$2,300	$4.24	45d	1	1.01mi
7115 Somerset Blvd Unit B Paramount, CA	1.0	1.0	800	$2,250	$2.81	45d	1	1.02mi
7115 Somerset Blvd Unit A Paramount, CA	1.0	1.0	700	$2,250	$3.21	45d	1	1.02mi
2352 E Poppy St Long Beach, CA	2.0	2.5	800	$3,395	$4.24	26d	1	1.03mi
2354 E Poppy St Long Beach, CA	2.0	2.5	800	$3,395	$4.24	26d	1	1.04mi
3301 E Artesia Blvd Long Beach, CA	1.0	1.0	550	$1,595	$2.90	45d	1	1.12mi
3384 E 67th St Apt 2 Long Beach, CA	3.0	1.0	1000	$3,234	$3.23	45d	1	1.12mi
6479 Atlantic Ave Long Beach, CA	1.0	1.0	526	$1,863	$3.54	0d	6	1.13mi
15334 Orizaba Ave Paramount, CA	3.0	1.0	1116	$3,095	$2.77	45d	1	1.14mi
6546 Indiana Ave Unit 6546-O Long Beach, CA	1.0	1.0	535	$1,695	$3.17	45d	1	1.16mi
6045 Cherry Ave Unit 1 Long Beach, CA	3.0	1.0	1095	$2,850	$2.60	14d	1	1.17mi
1310 S Atlantic Dr Unit A Compton, CA	3.0	1.0	869	$3,200	$3.68	0d	1	1.24mi
7303 Exeter St #212 Paramount, CA	2.0	1.0	839	$2,550	$3.04	0d	1	1.25mi
16825 Passage Ave Paramount, CA	2.0	2.5	860	$2,950	$3.43	45d	1	1.26mi
16825 Passage Ave Paramount, CA	2.0	2.5	860	$2,899	$3.37	3d	1	1.26mi
15142 Georgia Ave Paramount, CA	3.0	2.0	864	$3,200	$3.70	8d	1	1.26mi
5948 John Ave Long Beach, CA	2.0	1.0	870	$2,495	$2.87	23d	1	1.27mi
5948 John Ave Unit 5948 Long Beach, CA	2.0	1.0	870	$2,495	$2.87	5d	1	1.27mi
500 E Poppy St Long Beach, CA	1.0	1.0	551	$1,875	$3.40	16d	1	1.29mi
17045 Passage Ave Bellflower, CA	1.0	1.0	740	$2,175	$2.94	26d	1	1.29mi
5933 Gaviota Ave Long Beach, CA	2.0	1.0	800	$2,800	$3.50	6d	1	1.30mi
454 E 63rd St Long Beach, CA	1.0	1.0	630	$2,300	$3.65	20d	1	1.31mi
17050 Passage Ave Bellflower, CA	1.0–2.0	1.0–2.0	828	$2,495	$3.01	22d	2	1.32mi
17114 Passage Ave Bellflower, CA	1.0–2.0	1.0	800	$2,275	$2.84	45d	1	1.36mi
6175 Linden Ave Long Beach, CA	1.0	1.0	562	$1,795	$3.19	11d	1	1.37mi
8633 Park St Unit 1/2 Bellflower, CA	2.0	1.0	536	$2,299	$4.29	45d	1	1.37mi

Listing history 18 events

1. 2026-06-21
   days on market $199,000 Active 246 DOM
2. 2026-06-18
   days on market $199,000 Active 243 DOM
3. 2026-06-17
   days on market $199,000 Active 242 DOM
4. 2026-06-16
   days on market $199,000 Active 241 DOM
5. 2026-06-15
   days on market $199,000 Active 240 DOM
6. 2026-06-13
   days on market $199,000 Active 238 DOM
7. 2026-06-13
   days on market $199,000 Active 237 DOM
8. 2026-06-09
   days on market $199,000 Active 234 DOM
9. 2026-06-08
   days on market $199,000 Active 233 DOM
10. 2026-06-07
    days on market $199,000 Active 232 DOM
11. 2026-06-04
    days on market $199,000 Active 229 DOM
12. 2026-06-03
    days on market $199,000 Active 228 DOM
13. 2026-06-02
    days on market $199,000 Active 227 DOM
14. 2026-06-01
    days on market $199,000 Active 226 DOM
15. 2026-05-31
    days on market $199,000 Active 225 DOM
16. 2026-05-09
    price $199,000 1119-char remark

    Show marketing remark (1119 chars)

    Welcome to Cherryfield Village – Your New Home Awaits! Step into comfort and possibility in this charming 2-bedroom, 1-bath mobile home located in the desirable, all-ages community of Cherryfield Village in the City of Paramount. Affordable Living With a space rent of just $1,110/month, this is an incredible opportunity to own a home in a vibrant, family-friendly neighborhood. Ready for Your Personal Touch This home is a blank canvas, waiting for your creativity and imagination to make it truly yours. Whether you envision modern upgrades or cozy charm, the possibilities are endless. Relax & Recharge Enjoy peaceful mornings and tranquil evenings on your private porch—perfect for sunrise coffee or sunset tea. Convenient Features Includes in-unit washer and gas dryer hookups for added ease and comfort. Community Amenities include swimming pool, onsite laundry room, friendly onsite manager, playground, Spacious clubhouse for gatherings and events. Cherryfield Village offers a welcoming atmosphere and a strong sense of community. Don’t miss your chance to make this your next chapter!

17. 2025-10-18
    listed $205,000 Active 1119-char remark

    Show marketing remark (1119 chars)

    Welcome to Cherryfield Village – Your New Home Awaits! Step into comfort and possibility in this charming 2-bedroom, 1-bath mobile home located in the desirable, all-ages community of Cherryfield Village in the City of Paramount. Affordable Living With a space rent of just $1,110/month, this is an incredible opportunity to own a home in a vibrant, family-friendly neighborhood. Ready for Your Personal Touch This home is a blank canvas, waiting for your creativity and imagination to make it truly yours. Whether you envision modern upgrades or cozy charm, the possibilities are endless. Relax & Recharge Enjoy peaceful mornings and tranquil evenings on your private porch—perfect for sunrise coffee or sunset tea. Convenient Features Includes in-unit washer and gas dryer hookups for added ease and comfort. Community Amenities include swimming pool, onsite laundry room, friendly onsite manager, playground, Spacious clubhouse for gatherings and events. Cherryfield Village offers a welcoming atmosphere and a strong sense of community. Don’t miss your chance to make this your next chapter!

18. 2025-10-13
    historical $205,000 1119-char remark

    Show marketing remark (1119 chars)

    Welcome to Cherryfield Village – Your New Home Awaits! Step into comfort and possibility in this charming 2-bedroom, 1-bath mobile home located in the desirable, all-ages community of Cherryfield Village in the City of Paramount. Affordable Living With a space rent of just $1,110/month, this is an incredible opportunity to own a home in a vibrant, family-friendly neighborhood. Ready for Your Personal Touch This home is a blank canvas, waiting for your creativity and imagination to make it truly yours. Whether you envision modern upgrades or cozy charm, the possibilities are endless. Relax & Recharge Enjoy peaceful mornings and tranquil evenings on your private porch—perfect for sunrise coffee or sunset tea. Convenient Features Includes in-unit washer and gas dryer hookups for added ease and comfort. Community Amenities include swimming pool, onsite laundry room, friendly onsite manager, playground, Spacious clubhouse for gatherings and events. Cherryfield Village offers a welcoming atmosphere and a strong sense of community. Don’t miss your chance to make this your next chapter!

ⓘ 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 4/10 Moderate 5 d/yr ≥90°F today · 16 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: $29,307
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,345
• − Management: −$2,345
• − Depreciation: −$5,789
• Taxable income: $3,702
• Est. tax owed @ 24.0%: −$888
• After-tax cash flow: $5,761/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: 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

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 · 9,444,647 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: 2420.0

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 (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%

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

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

-2.9% since first listed

3 events — show timeline

• 2026-05-09 Price Changed $199,000 CRMLS
• 2025-10-18 Listed $205,000 CRMLS
• 2025-10-13 Coming Soon $205,000 CRMLS

Property tax history

+6.5%/yr

Latest (2025): $282 · +6.5% YoY. Source: county tax records.