1441 Paso Real Ave #242 · Rowland Heights, CA 91748

$159,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 47 Days on market

Built 1973 3,500 sqft lot $138/sqft · 7% below area Est $172k · 7% under

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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
• ARV discount +10.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 3,500 sq ft lot
• Community pool
• Built 1973

Property features AI

Finance

• Other: Lot size reported as 0-1 unit/acre; Lot size source: not taped; Elevation units in feet; Manager approval required for sale
• HOA & community: Land lease for the space: $1,600 (land lease community)

Exterior

• Parking: Located in RHME park (park name listed)
• Utilities: Public sewer; District/public water
• Home design: Single-story property; Mobile home remains on site; Mobile dimensions approximately 24 ft by 48 ft
• Construction: Year built per assessor; Living area source: assessor's data
• Exterior features: Community pool; Street lighting

Interior

• Bathrooms: One full bathroom; One three-quarter bathroom
• Interior features: Entry on the 1st level
• Laundry & utility: Laundry inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 2.7% in Rowland Heights — 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 50/100 on livability (#1,123 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A; Watch: crime C-, amenities F, commute F.
• Rowland Unified (suburban): math 40% / reading 62% proficiency, ranked #134 of 517 in CA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Jellick Elementary (382 students, 82% FRL); Alvarado Intermediate (648 students, 73% FRL) — zoned schools average 77% FRL vs 56% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.3%/yr); 102 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 41% of the median local income ($83k/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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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.
• Current owner paid $39k; list at $159k implies a 308% gain — meaningful room to come down on a strong offer.

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 $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.80% ✓
• Cap rate: 16.35%
• Cash-on-cash: 35.90%
• DSCR: 2.60
• GRM: 4.6

CMA / ARV

• ARV (median comp): $171,795
• List price: $159,000
• Delta: -7.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1441 Paso Real Ave #198	0.00mi	2/2.0	1,152 (0%)	1mo	$85,000	$74	99
1441 Paso Real Ave #123	0.00mi	2/2.0	1,200 (+4%)	11mo	$158,000	$132	84
1441 S Paseo Real #202	0.10mi	2/1.0	1,056 (-8%)	12mo	$190,000	$180	68
1441 Paso Real Ave #216	0.00mi	3/2.0 (+1)	1,290 (+12%)	11mo	$200,000	$155	66
1560 S Otterbein Ave #6	0.56mi	3/2.0 (+1)	1,152 (0%)	18mo	$195,000	$169	54
1560 S Otterbein Ave #98	0.56mi	3/2.0 (+1)	1,152 (0%)	24mo	$170,000	$148	49
1560 S Otterbein #138 Ave #138	0.56mi	3/2.0 (+1)	1,320 (+15%)	10mo	$300,000	$227	36
1560 S Otterbein Ave #126	0.56mi	3/2.0 (+1)	1,248 (+8%)	23mo	$268,000	$215	36
1560 Otterbein Ave #46	0.56mi	3/2.0 (+1)	1,254 (+9%)	23mo	$160,000	$128	35

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 36.8%
• Equity multiple: 2.67×
• Total profit: $74,173
• Equity at exit: $23,707

10-year hold

• IRR: 45.8%
• Equity multiple: 6.45×
• Total profit: $242,580
• Equity at exit: $13,747

Cash invested: $44,520 (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 91748

• Rents YoY: 10.3%
• Active inventory: 102
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,868 high
• Mortgage (P&I): −$834
• Tax from tax record: −$34 /mo · $404/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $1,332

Break-even live

Break-even rent $1,182

Max offer price $159,000

Occupancy floor 49%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18600 Colima Rd Rowland Heights, CA	1.0–2.0	1.0	657	$2,335	$3.55	1d	17	0.29mi
18567 Colima Rd Rowland Heights, CA	1.0–2.0	1.0–2.0	845	$2,400	$2.84	3d	26	0.29mi
18617 Trot Ave Rowland Heights, CA	3.0	2.0	1251	$3,350	$2.68	17d	1	0.33mi
1439 S Jellick Ave Unit B Rowland Heights, CA	2.0	1.5	1049	$2,300	$2.19	4d	1	0.42mi
19050 Colima Rd Rowland Heights, CA	1.0–2.0	1.0–2.0	833	$2,595	$3.12	22d	2	0.45mi
19231 Tranbarger St Rowland Heights, CA	3.0	2.0	1170	$3,200	$2.74	43d	1	0.62mi
18573 Farjardo St Rowland Heights, CA	3.0	2.0	1300	$3,750	$2.88	43d	1	0.74mi
18658 Mescalero St Rowland Heights, CA	3.0	2.0	1352	$3,800	$2.81	22d	1	0.78mi
18247 Via Calma #3 Rowland Heights, CA	2.0	1.0	836	$1,995	$2.39	7d	1	0.80mi
1940 Fullerton Rd Rowland Heights, CA	1.0–2.0	1.0	775	$2,265	$2.92	43d	1	0.82mi
2240 Electra Ave Rowland Heights, CA	3.0	2.0	1256	$3,200	$2.55	17d	1	0.99mi
2415 Los Padres Dr Rowland Heights, CA	3.0	2.0	1120	$3,300	$2.95	17d	1	1.00mi
2601 E Valley Blvd West Covina, CA	1.0–2.0	1.0–2.0	925	$2,650	$2.86	7d	3	1.00mi
2243 Otterbein Ave Rowland Heights, CA	3.0	2.0	1286	$3,600	$2.80	43d	1	1.01mi
18626 Barroso St Rowland Heights, CA	3.0	2.0	1446	$3,890	$2.69	3d	1	1.04mi
2817 E Valley Blvd West Covina, CA	3.0	2.0	1050	$3,100	$2.95	43d	1	1.08mi
2847 Valley Blvd West Covina, CA	1.0–2.0	1.0	879	$3,040	$3.46	2d	7	1.09mi
Searls Dr Unit A Rowland Heights, CA	2.0	1.0	750	$2,600	$3.47	43d	1	1.09mi
2143 Arcdale Ave Rowland Heights, CA	3.0	2.0	1386	$3,500	$2.53	24d	1	1.20mi
17800 Colima Rd Rowland Heights, CA	1.0–2.0	1.0–2.0	775	$2,880	$3.72	5d	8	1.34mi

Listing history 18 events

1. 2026-06-18
   days on market $159,000 Active 47 DOM
2. 2026-06-17
   days on market $159,000 Active 46 DOM
3. 2026-06-16
   days on market $159,000 Active 45 DOM
4. 2026-06-15
   days on market $159,000 Active 44 DOM
5. 2026-06-13
   days on market $159,000 Active 42 DOM
6. 2026-06-13
   days on market $159,000 Active 41 DOM
7. 2026-06-09
   days on market $159,000 Active 38 DOM
8. 2026-06-08
   days on market $159,000 Active 37 DOM
9. 2026-06-07
   days on market $159,000 Active 36 DOM
10. 2026-06-04
    days on market $159,000 Active 33 DOM
11. 2026-06-03
    days on market $159,000 Active 32 DOM
12. 2026-06-02
    days on market $159,000 Active 31 DOM
13. 2026-06-01
    days on market $159,000 Active 30 DOM
14. 2026-05-31
    days on market $159,000 Active 29 DOM
15. 2026-05-02
    listed $159,000 Active
16. 2011-03-25
    soldstatus $39,000 Closed
17. 2011-03-18
    status Pending
18. 2011-03-13
    listed $39,900 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: $404 · $34/mo
• Projected year-2 tax: $1,208 · $101/mo
• Expected delta: +$805/yr (+$67/mo · 199.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,416
• − Mortgage interest: −$8,906
• − Property taxes: −$404
• − Insurance: −$795
• − Repairs & maintenance: −$2,753
• − Management: −$2,753
• − Depreciation: −$4,625
• Taxable income: $14,179
• Est. tax owed @ 24.0%: −$3,403
• After-tax cash flow: $12,582/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: Rowland Unified
• NCES district ID: 0633750
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 62% ▲ 11.00%
• Median HH income: $63,667
• Composite: 44.83/100
• National rank: #2733
• State rank: #134 of 517 in CA

Livability — Rowland Heights

• Score: 50/100
• State rank: #1123
• US rank: #25637

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rowland Heights, CA
• County: Los Angeles County · 9,444,647 people
• City population: 42,463
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 42,463
• Household income: $83,428
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1440.0

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: Majority Asian (59%)
• Race & ethnicity: Asian 59% Hispanic / Latino 31% Two or more races 6% White 6% Black 1%
• Hispanic origin (detail): Mexican 25%
• Foreign-born: 55% · China, Canada, South Korea
• Languages at home: 25% English-only · Chinese 37% Spanish 22% Tagalog/Filipino 5%

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: ▼ -754.24%
• Current HPI: 364.5923
• Rent YoY: ▲ 10.27%
• 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

+298.5% since first listed

4 events — show timeline

• 2026-05-02 Listed $159,000 CRMLS
• 2011-03-25 Sold (MLS) $39,000 CRMLS
• 2011-03-18 Pending — CRMLS
• 2011-03-13 Listed $39,900 CRMLS

Property tax history

+5.8%/yr

Latest (2025): $404 · +5.8% YoY. Source: county tax records.