11730 Whittier #65 · West Whittier-Los Nietos, CA 90601

$130,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 2 Days on market

Built 1978 Est $125k · 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 +5.8/15.0
• Schools +4.7/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover Whittier Downs, a welcoming 55+ gated community where connection, creativity, and comfort come together in a close-knit neighborhood of just 75 homes. This charming 2-bedroom, 2-bath home offers a unique floor plan, solid construction, and easy-care living with no carpet throughout. The spacious living room features a dramatic 9-foot beamed ceiling and flows seamlessly into the formal dining area, creating an inviting open-concept space accented by soft sand-tan and white tones. A separate den adds flexibility and character with a decorative cutout accent wall, built-in storage, and cheerful robin's egg blue and turquoise accents. Numerous built-ins throughout the home maximize sto

Key facts

• Gated community
• Unique floor plan
• No carpet

Tags

• GATED COMMUNITY
• UNIQUE FLOOR PLAN
• NO CARPET
• 9 FOOT BEAMED CEILING
• FORMAL DINING AREA
• SEPARATE DEN

Property features AI

Finance

• Other: Rent includes trash and sewer
• Financial info: Land lease amount charged monthly
• HOA & community: Senior community; Whittier Downs Mobile Home Park; Community features include gutters, curbs, street lighting, storm drains, suburban setting; Land lease (park) monthly

Exterior

• Parking: Concrete driveway; Driveway slopes up from street; Carport; Guest and private parking available
• Security: Carbon monoxide detector(s); Fire and smoke detection system; Security lights; Automatic gate with gated community; Resident manager on site; Manager approval required
• Utilities: District/public water; Sewer paid; public sewer connected; Natural gas connected; Electricity and cable connected; 220V in kitchen
• Home design: Single-story/mobile home (one level); Entry at street level; Turnkey condition; Mobile home remains (12' x 60'); Rectangular, lot-level/flat setting; Zero lot line; Near public transit and close to clubhouse; Private road frontage
• Construction: Vinyl exterior; Synthetic/composition roof with ridge vents; Permanent, pillar/post/pier, concrete perimeter raised foundation; Year built per assessor
• Exterior features: Covered concrete patio and open patio on slab; Awning; Exterior lighting; Shed; Block wall fencing; In-ground, heated, gunite community pool; In-ground community spa

Interior

• Kitchen: Remodeled kitchen with stone/granite counters; Double oven; Gas cooktop; Range/stove hood; Refrigerator; Dishwasher; Microwave; Vented exhaust fan; Pots & pan drawers; Water heater unit
• Bedrooms: Main floor primary bedroom; All bedrooms on one level; Primary suite with walk-in closet
• Flooring: Tile; Wood; Laminate
• Bathrooms: Two full bathrooms; Upgraded finishes; Soaking tub and bathtub; Shower and shower-in-tub; Double sinks in primary bath; Exhaust fans and linen/storage closet; Granite counters
• Heating & cooling: Central gas cooling; Forced air heating; Central furnace
• Interior features: Beamed ceilings; Built-in shelving/cabinetry; High (9'+) ceilings; Ceiling fan; Granite counters; Wood product walls; Panel doors; Sliding glass door(s); Mirrored closet doors; Shutters and plantation shutters; Skylights; Blinds and screens; Unfurnished
• Laundry & utility: Inside laundry in a separate room; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Cap rate 19.7% vs local median 2.8% in West Whittier-Los Nietos — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Whittier Union High (suburban): math 42% / reading 65% proficiency, ranked #111 of 517 in CA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 77 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 32% of the median local income ($104k/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 $899 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 + 3.4% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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 $55k; list at $130k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.16% ✓
• Cap rate: 19.70%
• Cash-on-cash: 47.88%
• DSCR: 3.13
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $125,280
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11730 Whittier Blvd #63	0.00mi	2/2.0	1,440 (0%)	1mo	$120,000	$83	99
11730 Whittier Blvd #27	0.00mi	2/2.0	1,440 (0%)	1mo	$129,000	$90	99
11730 Whittier Blvd #20	0.00mi	2/2.0	1,440 (0%)	12mo	$125,000	$87	90
11730 Whittier Blv. #47	0.00mi	2/2.0	1,440 (0%)	23mo	$121,200	$84	81
11730 Whittier Blvd #40	0.00mi	2/2.0	1,296 (-10%)	6mo	$109,400	$84	79
11730 Whittier Blvd #12	0.00mi	2/2.0	1,600 (+11%)	8mo	$159,900	$100	75

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 · 3.39% rent growth · sell at horizon

5-year hold

• IRR: 45.7%
• Equity multiple: 2.99×
• Total profit: $72,506
• Equity at exit: $19,383

10-year hold

• IRR: 51.7%
• Equity multiple: 6.13×
• Total profit: $186,682
• Equity at exit: $11,240

Cash invested: $36,400 (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 90601

• Rents YoY: 3.4%
• Active inventory: 77
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,814 high
• Mortgage (P&I): −$682
• Tax from tax record: −$35 /mo · $418/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $1,452

Break-even live

Break-even rent $976

Max offer price $130,000

Occupancy floor 43%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6728 Whittier Ave Whittier, CA	3.0	1.0	1000	$2,800	$2.80	24d	1	0.51mi
12429 Hadley St Whittier, CA	2.0	1.0	900	$2,185	$2.43	24d	1	0.51mi
6535 Pickering Ave Unit 18 Whittier, CA	2.0	2.0	1200	$2,750	$2.29	24d	1	0.54mi
6535 Pickering Ave Apt 14 Whittier, CA	2.0	1.5	1100	$2,495	$2.27	24d	1	0.55mi
12103 Howard St Whittier, CA	3.0	1.0	1000	$2,950	$2.95	3d	1	0.62mi
6741 Newlin Ave Whittier, CA	2.0	2.0	1338	$3,700	$2.77	17d	1	0.63mi
7806 Wellsford Ave Whittier, CA	2.0	1.0	912	$3,299	$3.62	11d	1	0.71mi
7339 Milton Ave Whittier, CA	2.0	1.5	1000	$2,650	$2.65	11d	1	0.83mi
7339 Milton Ave Whittier, CA	2.0	1.5	1250	$2,795	$2.24	18d	1	0.83mi
6227 Greenleaf Ave Apt 3 Whittier, CA	3.0	2.0	1251	$3,000	$2.40	7d	1	0.88mi
6333 Bright Ave Unit 1E Whittier, CA	2.0	1.0	1012	$2,300	$2.27	6d	1	0.91mi
7026 Friends Ave Whittier, CA	3.0	2.0	1657	$4,250	$2.56	1d	1	1.07mi
10726 Orange Grv Unit 21 Whittier, CA	2.0	1.0	1000	$2,100	$2.10	22d	1	1.11mi
10733 Orange Grv Unit 33-03 Whittier, CA	3.0	1.5	1100	$2,795	$2.54	20d	1	1.11mi
7047 Painter Ave Whittier, CA	3.0	1.0	1104	$3,000	$2.72	11d	1	1.12mi
10820 Hunter Ave Whittier, CA	3.0	1.0	1316	$4,200	$3.19	1d	1	1.12mi
8115 Via Alta Whittier, CA	2.0	2.0	1018	$3,500	$3.44	1d	3	1.13mi
10717 Shire Pl Apt 6 Whittier, CA	2.0	2.0	980	$2,750	$2.81	24d	1	1.20mi
10509 El Rancho Dr Whittier, CA	3.0	1.0	960	$900	$0.94	24d	1	1.20mi
13421 Penn St Apt 11 Whittier, CA	2.0	2.0	898	$2,400	$2.67	4d	1	1.21mi
7901 Duchess Dr Whittier, CA	1.0–2.0	1.0–2.0	853	$2,495	$2.92	24d	2	1.22mi
8121 Broadway Ave Whittier, CA	1.0–3.0	1.0–2.0	779	$2,504	$3.21	1d	8	1.31mi
13602 Mar Vista St Whittier, CA	1.0–2.0	1.0–2.0	777	$2,750	$3.54	3d	6	1.33mi
7411 Norwalk Blvd Whittier, CA	2.0	2.0	995	$2,500	$2.51	24d	1	1.38mi
8720 Villa Dr Unit 2 Whittier, CA	3.0	2.0	1100	$3,750	$3.41	10d	1	1.40mi
13708 Via del Palma Ave Whittier, CA	1.0–2.0	1.0–2.0	850	$2,835	$3.34	6d	1	1.44mi
13745 Via del Palma Ave Whittier, CA	2.0	2.0	900	$2,500	$2.78	20d	1	1.49mi

Listing history 3 events

1. 2026-06-18
   days on market $130,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $130,000 Active 1 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: $418 · $35/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$570/yr (+$48/mo · 136.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥95°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,767
• − Mortgage interest: −$7,282
• − Property taxes: −$418
• − Insurance: −$650
• − Repairs & maintenance: −$2,701
• − Management: −$2,701
• − Depreciation: −$3,782
• Taxable income: $16,233
• Est. tax owed @ 24.0%: −$3,896
• After-tax cash flow: $13,532/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: Whittier Union High
• NCES district ID: 0642480
• Math proficiency: 42% ▲ 9.00%
• Reading proficiency: 65% ▲ 7.00%
• Median HH income: $66,675
• Composite: 47.19/100
• National rank: #2321
• State rank: #111 of 517 in CA

Livability — West Whittier-Los Nietos

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: West Whittier-Los Nietos, CA
• County: Los Angeles County · 9,444,647 people
• City population: 31,881
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 30,078
• Household income: $104,052
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 1104.0

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 (71%)
• Race & ethnicity: Hispanic / Latino 71% Two or more races 19% White 18% Asian 5% Native American 3% Black 1%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 19% · Canada, China
• Languages at home: 55% English-only · Spanish 39% Other Indo-European 2% Tagalog/Filipino 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: ▼ -890.50%
• Current HPI: 378.8101
• Rent YoY: ▲ 3.39%
• 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

+64.6% since first listed

9 events — show timeline

• 2026-06-16 Listed $130,000 CRMLS
• 2009-03-31 Listing Removed — CRMLS
• 2008-10-31 Listed $35,900 CRMLS
• 2008-09-02 Listing Removed — CRMLS
• 2008-05-07 Listed $55,000 CRMLS
• 2007-04-07 Listing Removed — CRMLS
• 2007-01-06 Listed $115,000 CRMLS
• 2006-06-16 Sold (MLS) $55,000 CRMLS
• 2006-02-21 Listed $79,000 CRMLS

Property tax history

+10.3%/yr

Latest (2025): $418 · +10.3% YoY. Source: county tax records.