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

$159,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 98 Days on market

Manufactured home Built 1973 Fair condition 3,500 sqft lot $138/sqft · 26% below area Est $214k · 26% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Schools +5.9/10.0
• Rent growth +5.0/5.0
• Appreciation +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.6

Key facts

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

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $804 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 2.5% 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); John A. Rowland High (math 49% / reading 68%, grade C, #223 of 1,170 statewide, top 19%, 2,025 students, 67% FRL) — zoned schools average 74% FRL vs 56% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.3%/yr); 108 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 32% 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($145k) 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 $144,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.38% ✓
• Cap rate: 12.36%
• Cash-on-cash: 21.68%
• DSCR: 1.96
• GRM: 6.0

CMA / ARV

• ARV (median comp): $213,900
• List price: $159,000
• Delta: -25.67%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 6 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%)	3mo	$85,000	$74	98
1441 Paso Real Ave #123	0.00mi	2/2.0	1,200 (+4%)	13mo	$158,000	$132	82
1441 S Paseo Real #202	0.10mi	2/1.0	1,056 (-8%)	13mo	$190,000	$180	66
1441 Paso Real Ave #216	0.00mi	3/2.0 (+1)	1,290 (+12%)	12mo	$200,000	$155	65
1560 S Otterbein Ave #6	0.56mi	3/2.0 (+1)	1,152 (0%)	19mo	$195,000	$169	53
1560 S Otterbein #138 Ave #138	0.56mi	3/2.0 (+1)	1,320 (+15%)	12mo	$300,000	$227	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: 19.4%
• Equity multiple: 1.83×
• Total profit: $37,018
• Equity at exit: $23,707

10-year hold

• IRR: 30.7%
• Equity multiple: 4.39×
• Total profit: $150,834
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 3 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $199,440 ($157/sqft)
• Median days on market: 92 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +18.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 91748

• Rents YoY: 10.3%
• Active inventory: 108
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,200 high
• Mortgage (P&I): −$834
• Tax from tax record: −$34 /mo · $404/yr
• Insurance: −$66
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $804

Break-even live

Break-even rent $1,182

Max offer price $159,000

Occupancy floor 58%

Sensitivity live

Price	-10% $894	-5% $849	+0% $804	+5% $759	+10% $714
Rent	-10% $630	-5% $717	+0% $804	+5% $891	+10% $978
Rate	-1.0pp $884	-0.5pp $845	base $804	+0.5pp $763	+1.0pp $721

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18600 Colima Rd Rowland Heights, CA	1.0–2.0	1.0	657	$2,338	$3.56	2d	16	0.29mi
18567 Colima Rd Rowland Heights, CA	1.0–2.0	1.0–2.0	845	$2,400	$2.84	0d	20	0.29mi
18617 Trot Ave Rowland Heights, CA	3.0	2.0	1251	$3,350	$2.68	66d	1	0.33mi
1439 S Jellick Ave Unit B Rowland Heights, CA	2.0	1.5	1049	$2,300	$2.19	54d	1	0.42mi
19231 Tranbarger St Rowland Heights, CA	3.0	2.0	1170	$3,200	$2.74	93d	1	0.62mi
1769 Batson Ave Unit 3 La Puente, CA	2.0	1.0	859	$2,195	$2.56	32d	1	0.64mi
18573 Farjardo St Rowland Heights, CA	3.0	2.0	1300	$3,750	$2.88	93d	1	0.74mi
18658 Mescalero St Rowland Heights, CA	3.0	2.0	1352	$3,800	$2.81	71d	1	0.78mi
18247 Via Calma #3 Rowland Heights, CA	2.0	1.0	836	$1,995	$2.39	56d	1	0.80mi
1940 Fullerton Rd Rowland Heights, CA	1.0–2.0	1.0	775	$1,919	$2.48	42d	1	0.82mi
2240 Electra Ave Rowland Heights, CA	3.0	2.0	1256	$3,200	$2.55	30d	1	0.99mi
2415 Los Padres Dr Rowland Heights, CA	3.0	2.0	1120	$3,300	$2.95	66d	1	1.00mi
2601 E Valley Blvd West Covina, CA	2.0	2.0	1000	$2,650	$2.65	39d	1	1.00mi
2243 Otterbein Ave Rowland Heights, CA	3.0	2.0	1286	$3,600	$2.80	93d	1	1.01mi
18626 Barroso St Rowland Heights, CA	3.0	2.0	1446	$3,890	$2.69	52d	1	1.04mi
18626 Barroso St Rowland Heights, CA	3.0	2.0	1446	$3,600	$2.49	19d	1	1.04mi
2817 E Valley Blvd West Covina, CA	2.0	1.0	887	$2,170	$2.45	4d	1	1.08mi
2847 Valley Blvd West Covina, CA	1.0–2.0	1.0	879	$2,685	$3.05	0d	8	1.09mi
Searls Dr Unit A Rowland Heights, CA	2.0	1.0	750	$2,600	$3.47	93d	1	1.09mi
18814 Elizondo St La Puente, CA	3.0	2.0	1268	$3,800	$3.00	4d	1	1.17mi
2143 Arcdale Ave Rowland Heights, CA	3.0	2.0	1386	$3,500	$2.53	73d	1	1.20mi
17800 Colima Rd Rowland Heights, CA	1.0–2.0	1.0–2.0	764	$2,905	$3.80	0d	16	1.34mi

Property features AI

Finance

• Other: Lot size reported as 0-1 unit/acreLot size source: not tapedElevation units in feetManager 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 sewerDistrict/public water
• Home design: Single-story propertyMobile home remains on siteMobile dimensions approximately 24 ft by 48 ft
• Construction: Year built per assessorLiving area source: assessor's data
• Exterior features: Community poolStreet lighting

Interior

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

Listing history 50 events

1. 2026-08-08
   days on market $159,000 Active 98 DOM
2. 2026-08-06
   days on market $159,000 Active 96 DOM
3. 2026-08-05
   days on market $159,000 Active 95 DOM
4. 2026-08-04
   days on market $159,000 Active 94 DOM
5. 2026-08-03
   days on market $159,000 Active 93 DOM
6. 2026-07-31
   days on market $159,000 Active 90 DOM
7. 2026-07-30
   days on market $159,000 Active 88 DOM
8. 2026-07-28
   days on market $159,000 Active 87 DOM
9. 2026-07-26
   days on market $159,000 Active 85 DOM
10. 2026-07-24
    days on market $159,000 Active 83 DOM
11. 2026-07-23
    days on market $159,000 Active 82 DOM
12. 2026-07-22
    days on market $159,000 Active 81 DOM
13. 2026-07-21
    days on market $159,000 Active 80 DOM
14. 2026-07-20
    days on market $159,000 Active 79 DOM
15. 2026-07-18
    days on market $159,000 Active 77 DOM
16. 2026-07-18
    days on market $159,000 Active 76 DOM
17. 2026-07-16
    days on market $159,000 Active 75 DOM
18. 2026-07-15
    days on market $159,000 Active 74 DOM
19. 2026-07-14
    days on market $159,000 Active 73 DOM
20. 2026-07-13
    days on market $159,000 Active 72 DOM
21. 2026-07-13
    days on market $159,000 Active 71 DOM
22. 2026-07-11
    days on market $159,000 Active 70 DOM
23. 2026-07-10
    days on market $159,000 Active 69 DOM
24. 2026-07-09
    days on market $159,000 Active 68 DOM
25. 2026-07-07
    days on market $159,000 Active 66 DOM
26. 2026-07-06
    days on market $159,000 Active 65 DOM
27. 2026-07-06
    days on market $159,000 Active 64 DOM
28. 2026-07-05
    days on market $159,000 Active 63 DOM
29. 2026-07-03
    days on market $159,000 Active 62 DOM
30. 2026-07-02
    days on market $159,000 Active 61 DOM
31. 2026-07-01
    days on market $159,000 Active 60 DOM
32. 2026-06-30
    days on market $159,000 Active 59 DOM
33. 2026-06-29
    days on market $159,000 Active 58 DOM
34. 2026-06-28
    days on market $159,000 Active 57 DOM
35. 2026-06-27
    days on market $159,000 Active 56 DOM
36. 2026-06-26
    days on market $159,000 Active 55 DOM
37. 2026-06-24
    days on market $159,000 Active 53 DOM
38. 2026-06-22
    days on market $159,000 Active 51 DOM
39. 2026-06-21
    days on market $159,000 Active 50 DOM
40. 2026-06-18
    days on market $159,000 Active 47 DOM
41. 2026-06-17
    days on market $159,000 Active 46 DOM
42. 2026-06-16
    days on market $159,000 Active 45 DOM
43. 2026-06-15
    days on market $159,000 Active 44 DOM
44. 2026-06-13
    days on market $159,000 Active 42 DOM
45. 2026-06-13
    days on market $159,000 Active 41 DOM
46. 2026-06-09
    days on market $159,000 Active 38 DOM
47. 2026-06-08
    days on market $159,000 Active 37 DOM
48. 2026-06-07
    days on market $159,000 Active 36 DOM
49. 2026-06-04
    days on market $159,000 Active 33 DOM
50. 2026-06-03
    days on market $159,000 Active 32 DOM

ⓘ 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: $26,400
• − Mortgage interest: −$8,906
• − Property taxes: −$404
• − Insurance: −$795
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$4,625
• Taxable income: $7,445
• Est. tax owed @ 24.0%: −$1,787
• After-tax cash flow: $7,864/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 · 9 photos

Fair 45/100 Cosmetic rehab Est. rehab $5,760–$17,280 screening

This manufactured home requires cosmetic repairs and maintenance to improve its appearance and value. A fresh coat of paint and new carpet would significantly enhance its curb appeal and interior comfort.

Components & finishes AI

Flooring carpet

Deferred maintenance Est. $60,000–$180,000 screening

• Major Roof (roof) — roofs appear old and weathered
• Major Windows (windows) — windows appear old and weathered
• Major Electrical (electrical) — electrical panel appears old and weathered
• Major Plumbing (plumbing) — plumbing fixtures appear old and weathered
• Major Exterior (exterior) — exterior siding appears old and weathered
• Major Other — other components appear old and weathered

Repairs flagged

• Major Roof — Signs of aging
• Major Siding — Visible wear

Value-add opportunities

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpet — Improves comfort and reduces maintenance ↑
• Both Roof replacement — Essential for structural integrity and longevity ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Jellick Elementary Middle Alvarado Intermediate High John A. Rowland High C CA #223/1,170 Nat'l #3,934/17,239

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

D Composite livability gradescore 50/100

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 · 10,940,515 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: 11% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Lot size reported as 0-1 unit/acreLot size source: not tapedElevation units in feetManager 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 sewerDistrict/public water
• Home design: Single-story propertyMobile home remains on siteMobile dimensions approximately 24 ft by 48 ft
• Construction: Year built per assessorLiving area source: assessor's data
• Exterior features: Community poolStreet lighting

Interior

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

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.