1441 Paso Real Ave #45 · Rowland Heights, CA 91748

$149,000

3 bd · 3.0 ba · 800 sqft · Manufactured public records · 70 Days on market

Built 1971 3,500 sqft lot $186/sqft · 9% above area Est $137k · 9% over

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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
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• ARV discount +3.6/15.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully upgraded and move-in ready, this home offers approximately 800 sqft of living space with 3 bedrooms and 3 bathrooms, The home was remodeled a few years ago with an updated kitchen, bathrooms, and flooring, and recently refreshed with new interior and exterior paint and landscaped front and back yards. A long, wide carport that fits up to 3 cars. Prime location within walking distance to multiple supermarkets, restaurants, banks, and everyday conveniences. Motivated seller — don’t miss this versatile opportunity! Agent: Please Text your business card furst to set up appointment, read Agent's remark

Key facts

• 3,500 sq ft lot
• Community pool
• Built 1971

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $149k).
• Recommended offer: $140k (6.0% 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.
• Market conditions: Rents rising fast (+10.3%/yr); 102 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 39% 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 $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 + 8.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $33k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $149k implies a 247% 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 $140,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. 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: 1.80% ✓
• Cap rate: 16.33%
• Cash-on-cash: 35.83%
• DSCR: 2.59
• GRM: 4.6

CMA / ARV

• ARV (median comp): $137,069
• List price: $149,000
• Delta: 8.70%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1441 S Paso Real Ave #237	0.00mi	2/2.0 (-1)	768 (-4%)	18mo	$119,990	$156	69
1441 S Paso Real Ave #32	0.00mi	3/2.0	880 (+10%)	22mo	$166,000	$189	61
1441 S Paso Real Ave #263	0.10mi	2/1.0 (-1)	720 (-10%)	17mo	$100,000	$139	51

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: 36.7%
• Equity multiple: 2.66×
• Total profit: $69,310
• Equity at exit: $22,216

10-year hold

• IRR: 45.7%
• Equity multiple: 6.44×
• Total profit: $226,798
• Equity at exit: $12,883

Cash invested: $41,720 (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 91748

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

Monthly cashflow live

• Estimated rent: $2,682 high
• Mortgage (P&I): −$781
• Tax from tax record: −$30 /mo · $356/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $1,246

Break-even live

Break-even rent $1,105

Max offer price $149,000

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 12 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
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
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
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
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
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 25 events

1. 2026-06-18
   days on market $149,000 Active 70 DOM
2. 2026-06-17
   days on market $149,000 Active 69 DOM
3. 2026-06-16
   days on market $149,000 Active 68 DOM
4. 2026-06-16
   price $149,000 Active 67 DOM
5. 2026-06-15
   days on market $158,000 Active 67 DOM
6. 2026-06-13
   days on market $158,000 Active 65 DOM
7. 2026-06-13
   remarks 646-char remark
8. 2026-06-13
   days on market $158,000 Active 64 DOM
9. 2026-06-09
   days on market $158,000 Active 61 DOM
10. 2026-06-08
    days on market $158,000 Active 60 DOM
11. 2026-06-07
    pricedays on market $158,000 Active 59 DOM
12. 2026-06-04
    days on market $168,000 Active 56 DOM
13. 2026-06-03
    days on market $168,000 Active 55 DOM
14. 2026-06-02
    days on market $168,000 Active 54 DOM
15. 2026-06-01
    days on market $168,000 Active 53 DOM
16. 2026-05-31
    days on market $168,000 Active 52 DOM
17. 2026-05-18
    price $168,000 630-char remark

    Show marketing remark (630 chars)

    Beautifully upgraded and move-in ready, this home offers approximately 800 sqft of living space with 3 bedrooms and 3 bathrooms, The home was remodeled a few years ago with an updated kitchen, bathrooms, and flooring, and recently refreshed with new interior and exterior paint and landscaped front and back yards. A long, wide carport that fits up to 3 cars. Prime location within walking distance to multiple supermarkets, restaurants, banks, and everyday conveniences. Motivated seller — don’t miss this versatile opportunity! Agent: Please Text your business card furst to set up appointment, read Agent's remark

18. 2026-04-21
    price $178,000 630-char remark

    Show marketing remark (630 chars)

    Beautifully upgraded and move-in ready, this home offers approximately 800 sqft of living space with 3 bedrooms and 3 bathrooms, The home was remodeled a few years ago with an updated kitchen, bathrooms, and flooring, and recently refreshed with new interior and exterior paint and landscaped front and back yards. A long, wide carport that fits up to 3 cars. Prime location within walking distance to multiple supermarkets, restaurants, banks, and everyday conveniences. Motivated seller — don’t miss this versatile opportunity! Agent: Please Text your business card furst to set up appointment, read Agent's remark

19. 2026-04-09
    listed $182,000 Active 630-char remark

    Show marketing remark (630 chars)

    Beautifully upgraded and move-in ready, this home offers approximately 800 sqft of living space with 3 bedrooms and 3 bathrooms, The home was remodeled a few years ago with an updated kitchen, bathrooms, and flooring, and recently refreshed with new interior and exterior paint and landscaped front and back yards. A long, wide carport that fits up to 3 cars. Prime location within walking distance to multiple supermarkets, restaurants, banks, and everyday conveniences. Motivated seller — don’t miss this versatile opportunity! Agent: Please Text your business card furst to set up appointment, read Agent's remark

20. 2026-04-09
    historical $182,000 630-char remark

    Show marketing remark (630 chars)

    Beautifully upgraded and move-in ready, this home offers approximately 800 sqft of living space with 3 bedrooms and 3 bathrooms, The home was remodeled a few years ago with an updated kitchen, bathrooms, and flooring, and recently refreshed with new interior and exterior paint and landscaped front and back yards. A long, wide carport that fits up to 3 cars. Prime location within walking distance to multiple supermarkets, restaurants, banks, and everyday conveniences. Motivated seller — don’t miss this versatile opportunity! Agent: Please Text your business card furst to set up appointment, read Agent's remark

21. 2017-10-12
    soldstatus $43,000 Closed Sale 342-char remark

    Show marketing remark (342 chars)

    PRICE REDUCED!! WHY PAY HIGH RENT WHEN LOWEST PRICE TO OWN YOUR HOME! Seller very motivated! Need TLC. 2 bedrooms & 1 bathroom, Large spacious living area. Large Patio off to Living area. Covered carport. Nice size Backyard. It's Centrally located in Rowland Heights, easy access to Freeway, Restaurants, Schools and Shopping Centers.

22. 2017-10-05
    status Pending Sale 342-char remark

    Show marketing remark (342 chars)

    PRICE REDUCED!! WHY PAY HIGH RENT WHEN LOWEST PRICE TO OWN YOUR HOME! Seller very motivated! Need TLC. 2 bedrooms & 1 bathroom, Large spacious living area. Large Patio off to Living area. Covered carport. Nice size Backyard. It's Centrally located in Rowland Heights, easy access to Freeway, Restaurants, Schools and Shopping Centers.

23. 2017-09-12
    historical Active Under Contract 342-char remark

    Show marketing remark (342 chars)

    PRICE REDUCED!! WHY PAY HIGH RENT WHEN LOWEST PRICE TO OWN YOUR HOME! Seller very motivated! Need TLC. 2 bedrooms & 1 bathroom, Large spacious living area. Large Patio off to Living area. Covered carport. Nice size Backyard. It's Centrally located in Rowland Heights, easy access to Freeway, Restaurants, Schools and Shopping Centers.

24. 2017-08-17
    price $54,988 342-char remark

    Show marketing remark (342 chars)

    PRICE REDUCED!! WHY PAY HIGH RENT WHEN LOWEST PRICE TO OWN YOUR HOME! Seller very motivated! Need TLC. 2 bedrooms & 1 bathroom, Large spacious living area. Large Patio off to Living area. Covered carport. Nice size Backyard. It's Centrally located in Rowland Heights, easy access to Freeway, Restaurants, Schools and Shopping Centers.

25. 2017-07-30
    listed $69,000 Active 342-char remark

    Show marketing remark (342 chars)

    PRICE REDUCED!! WHY PAY HIGH RENT WHEN LOWEST PRICE TO OWN YOUR HOME! Seller very motivated! Need TLC. 2 bedrooms & 1 bathroom, Large spacious living area. Large Patio off to Living area. Covered carport. Nice size Backyard. It's Centrally located in Rowland Heights, easy access to Freeway, Restaurants, Schools and Shopping Centers.

ⓘ 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: $356 · $30/mo
• Projected year-2 tax: $1,132 · $94/mo
• Expected delta: +$776/yr (+$65/mo · 217.7%)

ⓘ 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: $32,184
• − Mortgage interest: −$8,346
• − Property taxes: −$356
• − Insurance: −$745
• − Repairs & maintenance: −$2,575
• − Management: −$2,575
• − Depreciation: −$4,335
• Taxable income: $13,253
• Est. tax owed @ 24.0%: −$3,181
• After-tax cash flow: $11,767/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

+143.5% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $168,000 CRMLS
• 2026-04-21 Price Changed $178,000 CRMLS
• 2026-04-09 Listed $182,000 CRMLS
• 2026-04-09 Coming Soon $182,000 CRMLS
• 2017-10-12 Sold (MLS) $43,000 CRMLS
• 2017-10-05 Pending — CRMLS
• 2017-09-12 Contingent — CRMLS
• 2017-08-17 Price Changed $54,988 CRMLS
• 2017-07-30 Listed $69,000 CRMLS

Property tax history

+4.5%/yr

Latest (2025): $356 · +4.5% YoY. Source: county tax records.