12700 Elliott Ave #255 · El Monte, CA 91732

$119,000

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 92 Days on market

Built 2022 Good condition

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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
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Build equity, in this Beautiful 3 year old manufactured home, year build 2022 in a Family Community Price To Sell Fast. The home featuring 2 bedrooms and 1 bathroom, designed for comfort and lots of style. The interior offers a bright and inviting feel with recessed lighting, ceiling fans, and central heating and air conditioning for all year round comfort . Kitchen has a large island and Comes fully equipped with all appliances stove, refrigerator, microwave also including washer and dryer — truly move-in ready. The standout feature of this home is the outdoor space. Enjoy a large and fully fenced yard with plenty of room to relax, entertain, or expand your outdoor living. The curren

Key facts

• Community pool
• Large island
• Vegetable garden

Tags

• LARGE ISLAND
• FULLY FENCED YARD
• VEGETABLE GARDEN
• SPACIOUS STORAGE UNIT
• MOUNTAIN VIEW
• COMMUNITY POOL

Property features AI

Finance

• Other: Lot density approximately 36–40 units/acre
• Financial info: Land lease amount applies
• HOA & community: Land lease community (Brookside Country Club); Community features: Foothills; Manager approval required

Exterior

• Parking: 2-car garage; 2-car carport; Total of 4 parking spaces; Located in Brookside Country Club park
• Utilities: Public sewer; District/public water
• Home design: Single (mobile) home, model Creekside Manor; Single story; Entry level 1; Mobile home remains (15' x 48')
• Construction: Drywall walls; Built per public records; Year built per public records
• Exterior features: Shingle roof; Wood patio/porch; Community pool; Wood fencing; Storage building; Has view; Turnkey condition; One shed

Interior

• Kitchen: Garbage disposal; Built-in range; Gas range; Refrigerator; Granite counters
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (central furnace); Central cooling
• Interior features: Ceiling fan; Front door entry; One-level layout; Community heated spa
• Laundry & utility: Washer included; Dryer included; Gas and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $119k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $787 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $108k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 2.4% in El Monte — 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 61/100 on livability (#554 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: schools D+, crime D, amenities F.
• Mountain View Elementary (suburban): math 25% / reading 25% proficiency, ranked #417 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 84 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 32% 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 $823 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 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. 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: 1.66% ✓
• Cap rate: 14.23%
• Cash-on-cash: 28.36%
• DSCR: 2.26
• GRM: 5.0

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: 22.6%
• Equity multiple: 1.93×
• Total profit: $30,874
• Equity at exit: $17,743

10-year hold

• IRR: 30.6%
• Equity multiple: 3.75×
• Total profit: $91,475
• Equity at exit: $10,289

Cash invested: $33,320 (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 91732

• Active inventory: 84
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,981 high
• Mortgage (P&I): −$624
• Tax from tax record: −$104 /mo · $1,243/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $787

Break-even live

Break-even rent $984

Max offer price $119,000

Occupancy floor 55%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12226 Valley Blvd El Monte, CA	1.0	1.0	600	$1,800	$3.00	12d	1	0.76mi
2730 Penn Mar Ave El Monte, CA	1.0	1.0	489	$1,750	$3.58	1d	1	0.80mi
2843 1/2 Allgeyer Ave El Monte, CA	1.0	1.0	484	$1,800	$3.72	1d	1	0.84mi
12118 Clora Pl El Monte, CA	2.0	1.0	688	$2,025	$2.94	12d	1	1.04mi
11323 Schmidt Rd El Monte, CA	3.0	1.0	720	$2,450	$3.40	1d	1	1.12mi
3437 Belcroft Ave El Monte, CA	2.0	1.0	700	$2,195	$3.14	1d	1	1.15mi
11102 Bonwood Rd Apt 10 El Monte, CA	1.0	1.0	550	$1,550	$2.82	1d	1	1.27mi
3144 La Madera Ave Unit D El Monte, CA	1.0	1.0	450	$1,775	$3.94	1d	1	1.27mi
3142 La Madera Ave Apt D El Monte, CA	1.0	1.0	450	$1,775	$3.94	1d	1	1.28mi
11429 1/2 Garvey Ave El Monte, CA	1.0	1.0	450	$1,650	$3.67	4d	1	1.30mi
12128 Ferris Rd Apt 5 El Monte, CA	1.0	1.0	507	$1,675	$3.30	1d	1	1.34mi
2802 New Deal Ave Unit M El Monte, CA	2.0	1.0	650	$2,095	$3.22	1d	1	1.36mi
12350 Deana St Unit 8 El Monte, CA	2.0	1.0	741	$2,175	$2.94	1d	1	1.45mi
11441 Asher St El Monte, CA	1.0	1.0	600	$1,710	$2.85	1d	2	1.49mi
11441 Asher St El Monte, CA	1.0	1.0	600	$1,745	$2.91	7d	4	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $119,000 Active 92 DOM
2. 2026-06-17
   days on market $119,000 Active 91 DOM
3. 2026-06-16
   days on market $119,000 Active 90 DOM
4. 2026-06-15
   days on market $119,000 Active 89 DOM
5. 2026-06-13
   days on market $119,000 Active 87 DOM
6. 2026-06-13
   days on market $119,000 Active 86 DOM
7. 2026-06-09
   days on market $119,000 Active 83 DOM
8. 2026-06-08
   days on market $119,000 Active 82 DOM
9. 2026-06-07
   days on market $119,000 Active 81 DOM
10. 2026-06-04
    days on market $119,000 Active 78 DOM
11. 2026-06-03
    days on market $119,000 Active 77 DOM
12. 2026-06-02
    days on market $119,000 Active 76 DOM
13. 2026-06-01
    days on market $119,000 Active 75 DOM
14. 2026-05-31
    days on market $119,000 Active 74 DOM
15. 2026-03-18
    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.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,243 · $104/mo
• Projected year-2 tax: $1,243 · $104/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,768
• − Mortgage interest: −$6,666
• − Property taxes: −$1,243
• − Insurance: −$595
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$3,462
• Taxable income: $7,999
• Est. tax owed @ 24.0%: −$1,920
• After-tax cash flow: $7,530/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

Good 80/100 Cosmetic rehab

This move-in ready manufactured home features a bright and inviting interior with hardwood flooring and a fully fenced yard, making it an excellent investment opportunity.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and adds value.
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value.
• Both Install smart home devices — Enhances comfort and adds value for potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and adds value. ↑
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value. ↑
• Both Install smart home devices — Enhances comfort and adds value for potential buyers/renters. ↑

ⓘ 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: Mountain View Elementary
• NCES district ID: 0626190
• Math proficiency: 25% ▼ -3.00%
• Reading proficiency: 25% ▼ -15.00%
• Median HH income: $41,311
• Composite: 21.23/100
• National rank: #8404
• State rank: #417 of 517 in CA

Livability — El Monte

• Score: 61/100
• State rank: #554
• US rank: #18369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Monte, CA
• County: Los Angeles County · 9,444,647 people
• City population: 85,051
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 57,431
• Household income: $75,108
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 2538.0

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 (65%)
• Race & ethnicity: Hispanic / Latino 65% Asian 29% Two or more races 22% White 3% Native American 2%
• Hispanic origin (detail): Mexican 57%
• Foreign-born: 49% · Canada, China, Vietnam
• Languages at home: 20% English-only · Spanish 54% Chinese 16% Vietnamese 7%

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: ▼ -1009.25%
• Current HPI: 413.0584
• Rent YoY: —
• 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

1 event — show timeline

• 2026-03-18 Listed $119,000 CRMLS

Property tax history

+1.4%/yr

Latest (2025): $1,243 · +1.4% YoY. Source: county tax records.