650 La Seda Rd Unit 19C · South San Jose Hills, CA 91744

$155,000

4 bd · 2.0 ba · 960 sqft · Manufactured · 45 Days on market

Built 1970 Fair condition $161/sqft · at area comps Est $156k · at est.

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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 +7.7/15.0
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This mobile home features 2 bedrooms, 1 bathroom, and a versatile bonus room—perfect for a home office, kids’ playroom, or guest space. It’s a great opportunity to personalize and add value with your own touches. Conveniently located near major freeways for easy commuting. Home needs TLC. Bring your vision and make it your own. Price is negotiable!!

Key facts

• Remodeled
• Laminate flooring
• Great location

Tags

• REMODELED
• UPGRADED
• GREAT LOCATION
• NEW WALL-TO-WALL CARPET
• LAMINATE FLOORING
• NEW WINDOWS

Property features AI

Finance

• Other: Park name: Rancho La Seda MHC; Lot noted as 0-1 unit/acre; Park directions: E Valley Blvd to La Seda Rd
• HOA & community: Located in Rancho La Seda MHC (mobile home community); Manager approval required; Pets allowed — contact manager; Monthly land lease of $1,350 (current)

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public sewer; District/public water; Standard electric; Sewer, electricity and water connected
• Home design: Single-story mobile home; Mobile home remains on site; Mobile dimensions approximately 20' x 48'; Total of one story
• Construction: Year built per public records; Estimated living area
• Exterior features: Community pool; Park within the community; Two sheds

Interior

• Kitchen: Gas range; Quartz counters
• Bedrooms: All bedrooms on main level
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom; One 3/4 bathroom; Upgraded and remodeled bathrooms; Walk-in shower and bathtub
• Heating & cooling: Ductless heating; Ductless cooling
• Interior features: Quartz counters; Double pane windows; Tinted windows; One-level home; Entry on main level
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $155k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.7% vs local median 3.2% in South San Jose Hills — 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 63/100 on livability (#449 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A, employment A-; Watch: crime F, amenities F, cost of living 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: Nogales High (math 29% / reading 57%, grade F, #460 of 1,170 statewide, top 40%, 1,668 students, 82% FRL) — zoned schools average 82% FRL vs 56% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+13.2%/yr); 70 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 43% of the median local income ($94k/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 $43k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 $60k; list at $155k implies a 158% gain — meaningful room to come down on a strong offer.

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 $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.19% ✓
• Cap rate: 18.74%
• Cash-on-cash: 44.44%
• DSCR: 2.98
• GRM: 3.8

CMA / ARV

• ARV (median comp): $155,663
• List price: $155,000
• Delta: -0.43%
• Verdict: FAIR
• Comps: 7 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 47.0%
• Equity multiple: 3.19×
• Total profit: $95,217
• Equity at exit: $23,111

10-year hold

• IRR: 54.9%
• Equity multiple: 7.83×
• Total profit: $296,481
• Equity at exit: $13,402

Cash invested: $43,400 (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 91744

• Rents YoY: 13.2%
• Active inventory: 70
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $3,390 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$712
• Net cashflow: $1,607

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 48%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2817 E Valley Blvd West Covina, CA	3.0	2.0	1050	$3,100	$2.95	43d	1	0.77mi

Listing history 28 events

1. 2026-06-18
   days on market $155,000 Active 45 DOM
2. 2026-06-17
   days on market $155,000 Active 44 DOM
3. 2026-06-16
   days on market $155,000 Active 43 DOM
4. 2026-06-15
   days on market $155,000 Active 42 DOM
5. 2026-06-13
   days on market $155,000 Active 40 DOM
6. 2026-06-13
   days on market $155,000 Active 39 DOM
7. 2026-06-09
   days on market $155,000 Active 36 DOM
8. 2026-06-08
   days on market $155,000 Active 35 DOM
9. 2026-06-07
   days on market $155,000 Active 34 DOM
10. 2026-06-04
    days on market $155,000 Active 31 DOM
11. 2026-06-03
    days on market $155,000 Active 30 DOM
12. 2026-06-02
    days on market $155,000 Active 29 DOM
13. 2026-06-01
    days on market $155,000 Active 28 DOM
14. 2026-05-31
    days on market $155,000 Active 27 DOM
15. 2026-05-04
    listed $155,000 Active 811-char remark
16. 2025-12-02
    soldstatus $60,000 Closed Sale 369-char remark

    Show marketing remark (369 chars)

    This mobile home features 2 bedrooms, 1 bathroom, and a versatile bonus room—perfect for a home office, kids’ playroom, or guest space. It’s a great opportunity to personalize and add value with your own touches. Conveniently located near major freeways for easy commuting. Home needs TLC. Bring your vision and make it your own. Price is negotiable!!

17. 2025-12-02
    status Pending Sale 369-char remark

    Show marketing remark (369 chars)

    This mobile home features 2 bedrooms, 1 bathroom, and a versatile bonus room—perfect for a home office, kids’ playroom, or guest space. It’s a great opportunity to personalize and add value with your own touches. Conveniently located near major freeways for easy commuting. Home needs TLC. Bring your vision and make it your own. Price is negotiable!!

18. 2025-11-19
    status Active Under Contract 369-char remark

    Show marketing remark (369 chars)

    This mobile home features 2 bedrooms, 1 bathroom, and a versatile bonus room—perfect for a home office, kids’ playroom, or guest space. It’s a great opportunity to personalize and add value with your own touches. Conveniently located near major freeways for easy commuting. Home needs TLC. Bring your vision and make it your own. Price is negotiable!!

19. 2025-11-14
    price $50,000 369-char remark

    Show marketing remark (369 chars)

    This mobile home features 2 bedrooms, 1 bathroom, and a versatile bonus room—perfect for a home office, kids’ playroom, or guest space. It’s a great opportunity to personalize and add value with your own touches. Conveniently located near major freeways for easy commuting. Home needs TLC. Bring your vision and make it your own. Price is negotiable!!

20. 2025-11-12
    status Active 369-char remark

    Show marketing remark (369 chars)

    This mobile home features 2 bedrooms, 1 bathroom, and a versatile bonus room—perfect for a home office, kids’ playroom, or guest space. It’s a great opportunity to personalize and add value with your own touches. Conveniently located near major freeways for easy commuting. Home needs TLC. Bring your vision and make it your own. Price is negotiable!!

21. 2025-10-30
    historical Active Under Contract 369-char remark

    Show marketing remark (369 chars)

    This mobile home features 2 bedrooms, 1 bathroom, and a versatile bonus room—perfect for a home office, kids’ playroom, or guest space. It’s a great opportunity to personalize and add value with your own touches. Conveniently located near major freeways for easy commuting. Home needs TLC. Bring your vision and make it your own. Price is negotiable!!

22. 2025-09-08
    price $100,000 369-char remark

    Show marketing remark (369 chars)

    This mobile home features 2 bedrooms, 1 bathroom, and a versatile bonus room—perfect for a home office, kids’ playroom, or guest space. It’s a great opportunity to personalize and add value with your own touches. Conveniently located near major freeways for easy commuting. Home needs TLC. Bring your vision and make it your own. Price is negotiable!!

23. 2025-08-23
    price $120,000 369-char remark

    Show marketing remark (369 chars)

    This mobile home features 2 bedrooms, 1 bathroom, and a versatile bonus room—perfect for a home office, kids’ playroom, or guest space. It’s a great opportunity to personalize and add value with your own touches. Conveniently located near major freeways for easy commuting. Home needs TLC. Bring your vision and make it your own. Price is negotiable!!

24. 2025-08-19
    price $123,200 369-char remark

    Show marketing remark (369 chars)

    This mobile home features 2 bedrooms, 1 bathroom, and a versatile bonus room—perfect for a home office, kids’ playroom, or guest space. It’s a great opportunity to personalize and add value with your own touches. Conveniently located near major freeways for easy commuting. Home needs TLC. Bring your vision and make it your own. Price is negotiable!!

25. 2025-07-12
    status Active 369-char remark

    Show marketing remark (369 chars)

    This mobile home features 2 bedrooms, 1 bathroom, and a versatile bonus room—perfect for a home office, kids’ playroom, or guest space. It’s a great opportunity to personalize and add value with your own touches. Conveniently located near major freeways for easy commuting. Home needs TLC. Bring your vision and make it your own. Price is negotiable!!

26. 2025-05-30
    listed $145,000 Active 369-char remark

    Show marketing remark (369 chars)

    This mobile home features 2 bedrooms, 1 bathroom, and a versatile bonus room—perfect for a home office, kids’ playroom, or guest space. It’s a great opportunity to personalize and add value with your own touches. Conveniently located near major freeways for easy commuting. Home needs TLC. Bring your vision and make it your own. Price is negotiable!!

27. 2025-05-30
    price $145,000 369-char remark

    Show marketing remark (369 chars)

    This mobile home features 2 bedrooms, 1 bathroom, and a versatile bonus room—perfect for a home office, kids’ playroom, or guest space. It’s a great opportunity to personalize and add value with your own touches. Conveniently located near major freeways for easy commuting. Home needs TLC. Bring your vision and make it your own. Price is negotiable!!

28. 2025-05-20
    historical $130,000 369-char remark

    Show marketing remark (369 chars)

    This mobile home features 2 bedrooms, 1 bathroom, and a versatile bonus room—perfect for a home office, kids’ playroom, or guest space. It’s a great opportunity to personalize and add value with your own touches. Conveniently located near major freeways for easy commuting. Home needs TLC. Bring your vision and make it your own. Price is negotiable!!

ⓘ 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 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 · 20 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: $40,684
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$3,255
• − Management: −$3,255
• − Depreciation: −$4,509
• Taxable income: $17,883
• Est. tax owed @ 24.0%: −$4,292
• After-tax cash flow: $14,995/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

Fair 40/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Repainting the exterior and interior, replacing worn flooring, and addressing the siding will significantly enhance its curb appeal and value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major interior walls — Worn paint and visible wear
• Major flooring — Worn carpet and laminate flooring

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet and laminate flooring — Improves living space and value
• Both Paint interior walls — Enhances interior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
interior walls · Worn paint and visible wear	Major	$15,000–50,000
flooring · Worn carpet and laminate flooring	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet and laminate flooring — Improves living space and value ↑
• Both Paint interior walls — Enhances interior appearance and value ↑

ⓘ 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: 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 — South San Jose Hills

• Score: 63/100
• State rank: #449
• US rank: #15206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South San Jose Hills, CA
• County: Los Angeles County · 9,444,647 people
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 76,942
• Household income: $93,557
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1299.0

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 (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 18% Asian 14% White 4% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 69%
• Foreign-born: 39% · Canada, China, Vietnam
• Languages at home: 26% English-only · Spanish 62% Chinese 6% Tagalog/Filipino 3%

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: ▼ -953.57%
• Current HPI: 447.0241
• Rent YoY: ▲ 13.19%
• 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

+19.2% since first listed

14 events — show timeline

• 2026-05-04 Listed $155,000 CRMLS
• 2025-12-02 Sold (MLS) $60,000 CRMLS
• 2025-12-02 Pending — CRMLS
• 2025-11-19 Relisted — CRMLS
• 2025-11-14 Price Changed $50,000 CRMLS
• 2025-11-12 Relisted — CRMLS
• 2025-10-30 Contingent — CRMLS
• 2025-09-08 Price Changed $100,000 CRMLS
• 2025-08-23 Price Changed $120,000 CRMLS
• 2025-08-19 Price Changed $123,200 CRMLS
• 2025-07-12 Relisted — CRMLS
• 2025-05-30 Listed $145,000 CRMLS
• 2025-05-30 Price Changed $145,000 CRMLS
• 2025-05-20 Coming Soon $130,000 CRMLS