10745 Victoria Ave #70 · South Whittier, CA 90604

$178,400

2 bd · 2.0 ba · 920 sqft · Manufactured public records · 87 Days on market

Built 1993 Good condition Est $152k · 18% over

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Why this score? — see what drove the C 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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• Schools +4.7/10.0
• Condition / age +3.8/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to resort-style senior living in the heart of Whittier! Discover the perfect blend of comfort and convenience in this beautifully maintained 2-bedroom, 2-bathroom manufactured home, nestled within the highly sought-after 55+ Candlewood Park. Lovingly cared-for by the original family since 2000, this home features a spacious, open-concept living room with stunning vaulted ceilings, perfect for entertaining. The vibrant community boasts a resort-style swimming pool, a clubhouse for social events, and ample guest parking, all within a quiet and peaceful neighborhood. Situated in one of Whittier's most coveted pockets, this home offers a tranquil retreat while keeping you close to every

Key facts

• Community pool
• Built 1993
• Listed 86 days

Property features AI

Finance

• Other: Living area per assessor's data
• Financial info: Land lease of $1,100
• HOA & community: Part of an association; Senior community; Community curbs

Exterior

• Parking: Carport; Has parking (located in Candlewood Park Co)
• Utilities: Public sewer; District/Public water
• Home design: Single-story home; Entry on the first level; Mobile home remains on site (20 ft by 45 ft)
• Construction: Year built reported by seller
• Exterior features: Community pool; Rectangular lot with a yard

Interior

• Bathrooms: Two full bathrooms
• Interior features: Front door entry
• Laundry & utility: Laundry in an individual room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $178k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $178k).
• Recommended offer: $168k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.5% in South Whittier — 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 55/100 on livability (#849 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A; Watch: crime F, amenities F, commute F.
• 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: 45 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).

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 + 3.0% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,696 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.20% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.10%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $151,800
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10745 Victoria #4	0.00mi	2/2.0	1,040 (+13%)	1mo	$170,000	$163	77
10745 Victoria Ave #46	0.00mi	2/2.0	1,040 (+13%)	13mo	$250,000	$240	68
10745 Victoria Ave #14	0.00mi	2/2.0	1,032 (+12%)	16mo	$169,888	$165	66

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $560
• Equity at exit: $26,600

10-year hold

• IRR: 10.0%
• Equity multiple: 1.77×
• Total profit: $38,523
• Equity at exit: $15,425

Cash invested: $49,952 (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 90604

• Active inventory: 45
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,146 high
• Mortgage (P&I): −$936
• Tax est. 1.5%: −$223 /mo · $2,676/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $462

Break-even live

Break-even rent $1,561

Max offer price $178,400

Occupancy floor 73%

Sensitivity live

Price	-10% $585	-5% $524	+0% $462	+5% $401	+10% $339
Rent	-10% $293	-5% $377	+0% $462	+5% $547	+10% $632
Rate	-1.0pp $552	-0.5pp $508	base $462	+0.5pp $416	+1.0pp $369

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: $44,600
• Closing costs: $5,352
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14300 Mulberry Dr Whittier, CA	1.0	1.0	600	$2,060	$3.43	0d	3	0.72mi
14035 Dicky St Whittier, CA	1.0	1.0	700	$1,850	$2.64	23d	1	0.72mi
14017 Dicky St Unit F Whittier, CA	1.0	1.0	600	$1,850	$3.08	0d	1	0.74mi
13955 Coteau Dr Whittier, CA	1.0	1.0	610	$1,695	$2.78	16d	1	0.74mi
14035 Coteau Dr Whittier, CA	1.0–2.0	1.0–1.5	725	$2,350	$3.24	0d	3	0.75mi
14340 Mulberry Dr Whittier, CA	2.0	1.0	850	$2,375	$2.79	0d	1	0.76mi
10002 Ben Hur Ave Unit I Whittier, CA	1.0	1.0	603	$1,595	$2.65	4d	1	0.77mi
11622 Carmenita Rd Whittier, CA	2.0–4.0	1.0–2.5	1049	$2,935	$2.80	0d	1	0.79mi
14145 Mulberry Dr Apt C Whittier, CA	1.0	1.0	675	$1,785	$2.64	0d	1	0.81mi
13919 Coteau Dr Whittier, CA	1.0	1.0	655	$2,050	$3.13	2d	1	0.82mi
13919 Coteau Dr Whittier, CA	2.0	1.0	790	$2,595	$3.28	0d	1	0.82mi
14149 Mulberry Dr Whittier, CA	1.0	1.0	675	$1,785	$2.64	11d	1	0.82mi
14119 Mulberry Dr Whittier, CA	1.0–3.0	1.0	700	$2,188	$3.12	0d	2	0.83mi
14105 Leffingwell Rd Whittier, CA	1.0–2.0	1.0–1.5	598	$2,350	$3.93	0d	1	0.84mi
11442 Colima Rd Whittier, CA	2.0	2.0	900	$2,300	$2.56	0d	1	0.95mi
11500 Colima Rd Whittier, CA	2.0	1.0	600	$2,250	$3.75	0d	2	0.95mi
14515 Leffingwell Rd Whittier, CA	2.0	1.0	1050	$2,495	$2.38	2d	6	0.97mi
11506 Obert Ave Unit 09 Whittier, CA	1.0	1.0	745	$1,750	$2.35	11d	1	1.01mi
13926 Ramhurst Dr La Mirada, CA	1.0	1.0	700	$1,900	$2.71	44d	1	1.26mi

Listing history 18 events

1. 2026-06-21
   days on market $178,400 Active 87 DOM
2. 2026-06-18
   days on market $178,400 Active 84 DOM
3. 2026-06-17
   days on market $178,400 Active 83 DOM
4. 2026-06-16
   days on market $178,400 Active 82 DOM
5. 2026-06-15
   days on market $178,400 Active 81 DOM
6. 2026-06-13
   days on market $178,400 Active 79 DOM
7. 2026-06-13
   days on market $178,400 Active 78 DOM
8. 2026-06-09
   days on market $178,400 Active 75 DOM
9. 2026-06-08
   days on market $178,400 Active 74 DOM
10. 2026-06-07
    days on market $178,400 Active 73 DOM
11. 2026-06-04
    days on market $178,400 Active 70 DOM
12. 2026-06-03
    days on market $178,400 Active 69 DOM
13. 2026-06-02
    days on market $178,400 Active 68 DOM
14. 2026-06-01
    days on market $178,400 Active 67 DOM
15. 2026-05-31
    days on market $178,400 Active 66 DOM
16. 2026-05-10
    status Active
17. 2026-05-04
    historical Active Under Contract
18. 2026-03-26
    listed $178,400 Active

ⓘ 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 ≥93°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,748
• − Mortgage interest: −$9,993
• − Property taxes: −$2,676
• − Insurance: −$892
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − Depreciation: −$5,190
• Taxable income: $2,877
• Est. tax owed @ 24.0%: −$690
• After-tax cash flow: $4,856/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 · 7 photos

Good 75/100 Cosmetic rehab

This well-maintained manufactured home offers a good starting point for a cosmetic renovation, with updates that can significantly enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — Simple update could freshen the kitchen
• Minor bathroom fixtures — Update could improve aesthetics
• Minor interior paint — Fresh paint could brighten the interior

Value-add opportunities

• Both Paint interior walls — Fresh paint can brighten the interior and improve curb appeal
• Both Replace kitchen cabinets — New cabinets can modernize the kitchen and improve functionality
• Both Update bathroom fixtures — Modern fixtures can improve the bathroom's functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Simple update could freshen the kitchen	Minor	$500–3,000
bathroom fixtures · Update could improve aesthetics	Minor	$500–3,000
interior paint · Fresh paint could brighten the interior	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can brighten the interior and improve curb appeal ↑
• Both Replace kitchen cabinets — New cabinets can modernize the kitchen and improve functionality ↑
• Both Update bathroom fixtures — Modern fixtures can improve the bathroom's functionality and aesthetics ↑

ⓘ 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: 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 — South Whittier

• Score: 55/100
• State rank: #849
• US rank: #23357

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Whittier, CA
• County: Los Angeles County · 9,444,647 people
• City population: 39,378
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 39,276
• Household income: $105,074
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 829.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% White 20% Two or more races 16% Asian 8% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 57%
• Common ancestry: Lithuanian 1% Italian 1% Iranian 1%
• Foreign-born: 21% · Canada, South Korea, Vietnam
• Languages at home: 50% English-only · Spanish 42% Tagalog/Filipino 2% Korean 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: ▼ -818.78%
• Current HPI: 443.0471
• Rent YoY: —
• 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

3 events — show timeline

• 2026-05-10 Relisted — CRMLS
• 2026-05-04 Contingent — CRMLS
• 2026-03-26 Listed $178,400 CRMLS

Property tax history

+8.0%/yr

Latest (2025): $354 · +8.0% YoY. Source: county tax records.