16600 Orange Ave #48 · Paramount, CA 90723

$235,000

3 bd · 2.0 ba · 1,320 sqft · Manufactured · 125 Days on market

Built 1967 Good condition $178/sqft · at area comps Est $227k · at est. ↓ 6% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +5.9/15.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.3/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow, this property is good move in condition, kitchen has been renovated with quartz counter tops and marble back splash, kitchen is fully equipped with stainless steel stove, microwave, doble doors refrigerator, with dishwasher and washer and dryer, new cabinets, it has a bar/island that seats comfortably 4 people, recessed lighting in the kitchen and living room, all blinds will stay with the property, laminated light brown floors throughout the entire home, recently painted in and out, double painted windows that makes the interior nice and quiet, interior laundry, master bedroom has a remote control celling fan, doble sink and wall to wall closet, lots of closet space, crown molding, glass shower doors. central heat, spacious cover patio perfect foe BBQ's and entertaining, space for 3 cars parking with carport, storage room, community offers pool, jacuzzi, kids soccer field and club house. close to the 91 FWY and 710 FWY, walking distance to shopping and markets. show this large home to your special buyers. .

Key facts

• Marble back splash
• Kitchen renovated
• Recessed lighting

Tags

• KITCHEN RENOVATED
• QUARTZ COUNTER TOPS
• MARBLE BACK SPLASH
• STAINLESS STEEL STOVE
• BAR ISLAND
• RECESSED LIGHTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $894 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 3.2% 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); 51 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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).
• At $3,187/mo this rent would consume 51% of the median local household income ($75k/yr) (locally 2420% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 125 days — a 12% lower offer ($207k) 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 $206,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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 1967 — 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: 1.36% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.30%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (median comp): $227,091
• List price: $235,000
• Delta: 3.48%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16511 Garfield Unit B4	0.23mi	3/2.0	1,296 (-2%)	5mo	$250,000	$193	82
16600 Orange Ave #129	0.00mi	3/2.0	1,248 (-6%)	22mo	$217,500	$174	72
16600 Orange Ave Spc 111	0.00mi	3/2.0	1,440 (+9%)	16mo	$158,000	$110	71
16601 Garfield Ave #107	0.35mi	2/2.0 (-1)	1,344 (+2%)	7mo	$190,000	$141	70
16601 Garfield #129	0.35mi	3/2.0	1,232 (-7%)	6mo	$180,000	$146	68
16707 Garfield Ave #1707	0.24mi	3/2.0	1,176 (-11%)	8mo	$260,000	$221	64
16707 S Garfield, #1703 #1703	0.24mi	3/2.0	1,413 (+7%)	23mo	$150,000	$106	58
16511 Garfield Ave Unit 62B	0.23mi	4/2.0 (+1)	1,140 (-14%)	8mo	$250,000	$219	55

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $9,566
• Equity at exit: $35,039

10-year hold

• IRR: 10.4%
• Equity multiple: 1.70×
• Total profit: $45,744
• Equity at exit: $20,319

Cash invested: $65,800 (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: 51
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,187 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $894

Break-even live

Break-even rent $2,056

Max offer price $235,000

Occupancy floor 67%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	24d	1	0.39mi
6765 Lemon Ave Long Beach, CA	3.0	2.0	1197	$3,800	$3.17	3d	1	0.51mi
6501 Cherry Ave Long Beach, CA	2.0	1.0	915	$1,874	$2.05	15d	1	0.83mi
6651 Millmark Ave Long Beach, CA	4.0	2.0	1440	$3,750	$2.60	43d	1	0.85mi
6890 Paramount Blvd Unit 12 Long Beach, CA	3.0	1.0	1100	$2,695	$2.45	43d	1	0.93mi
6327 California Ave Long Beach, CA	4.0	3.0	1400	$4,500	$3.21	1d	1	1.05mi
6327 California Ave Long Beach, CA	4.0	2.5	1400	$4,450	$3.18	43d	1	1.05mi
6202 Cherry Ave Unit 6202 Long Beach, CA	2.0	1.0	875	$2,175	$2.49	43d	1	1.20mi
15334 Orizaba Ave Paramount, CA	3.0	1.0	1116	$3,095	$2.77	43d	1	1.23mi
7227 Richfield St Paramount, CA	2.0	1.0–2.0	890	$2,450	$2.75	2d	1	1.27mi
7317 Richfield St Unit 7317 Paramount, CA	3.0	1.0	924	$3,200	$3.46	43d	1	1.29mi
6045 Cherry Ave Unit 1 Long Beach, CA	3.0	1.0	1095	$2,850	$2.60	12d	1	1.35mi
3384 E 67th St Apt 2 Long Beach, CA	3.0	1.0	1000	$3,234	$3.23	43d	1	1.38mi

Listing history 3 events

1. 2026-05-31
   days on market $235,000 Active 125 DOM
2. 2026-03-06
   price $235,000 1029-char remark

   Show marketing remark (1029 chars)

   Wow, this property is good move in condition, kitchen has been renovated with quartz counter tops and marble back splash, kitchen is fully equipped with stainless steel stove, microwave, doble doors refrigerator, with dishwasher and washer and dryer, new cabinets, it has a bar/island that seats comfortably 4 people, recessed lighting in the kitchen and living room, all blinds will stay with the property, laminated light brown floors throughout the entire home, recently painted in and out, double painted windows that makes the interior nice and quiet, interior laundry, master bedroom has a remote control celling fan, doble sink and wall to wall closet, lots of closet space, crown molding, glass shower doors. central heat, spacious cover patio perfect foe BBQ's and entertaining, space for 3 cars parking with carport, storage room, community offers pool, jacuzzi, kids soccer field and club house. close to the 91 FWY and 710 FWY, walking distance to shopping and markets. show this large home to your special buyers. .

3. 2026-01-26
   listed $249,000 Active 1029-char remark

   Show marketing remark (1029 chars)

   Wow, this property is good move in condition, kitchen has been renovated with quartz counter tops and marble back splash, kitchen is fully equipped with stainless steel stove, microwave, doble doors refrigerator, with dishwasher and washer and dryer, new cabinets, it has a bar/island that seats comfortably 4 people, recessed lighting in the kitchen and living room, all blinds will stay with the property, laminated light brown floors throughout the entire home, recently painted in and out, double painted windows that makes the interior nice and quiet, interior laundry, master bedroom has a remote control celling fan, doble sink and wall to wall closet, lots of closet space, crown molding, glass shower doors. central heat, spacious cover patio perfect foe BBQ's and entertaining, space for 3 cars parking with carport, storage room, community offers pool, jacuzzi, kids soccer field and club house. close to the 91 FWY and 710 FWY, walking distance to shopping and markets. show this large home to your special buyers. .

ⓘ 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 · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥90°F today · 19 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: $38,248
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$3,060
• − Management: −$3,060
• − Depreciation: −$6,836
• Taxable income: $7,429
• Est. tax owed @ 24.0%: −$1,783
• After-tax cash flow: $8,945/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 75/100 Cosmetic rehab

This property is in good condition with recent renovations and updates, making it a good move-in condition. It has a good curb appeal and is ready for a new owner.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Replace outdoor lighting — Improves safety and aesthetics
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace outdoor lighting — Improves safety and aesthetics ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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: 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

-5.6% since first listed

2 events — show timeline

• 2026-03-06 Price Changed $235,000 CRMLS
• 2026-01-26 Listed $249,000 CRMLS