4849 Peck Rd #48 · El Monte, CA 91732

$110,000

2 bd · 1.0 ba · 800 sqft · Manufactured · 386 Days on market

Built 1957 Est $117k · 6% under ↓ 19% 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
• ARV discount +10.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME TO This is the ideal community always quiet community , well maintained and clean. Kitchen has beautiful cabinets with beautiful counter tops. Ready to move-in turnkey. Tankless water heater must see to appreciate. You could enjoy morning coffee and plants in your own gardens. Short distance to shops restaurants, parks & public transportation ideal for those looking for experience the best of city living.

Key facts

• Close to restaurants
• Private entrance
• Built 1957

Tags

• PRIVATE ENTRANCE
• CLOSE TO RETAIL STORES
• CLOSE TO RESTAURANTS

Property features AI

Finance

• Other: Living area is estimated; Located in El Rovia Mobile Home Park
• Financial info: Land lease of $1,770 monthly (seller provided); Rent includes gas, electric, trash, water and sewer; Manager approval required for tenancy; Pets: call for policy
• HOA & community: Part of an association; Street lighting; Suburban community

Exterior

• Parking: Concrete driveway; Carport; Parking available in El Rovia Mobile Home Park
• Utilities: Public sewer; District/Public water
• Home design: Mobile home (expando); Mobile home remains on site; Total of 1 story
• Construction: Mobile width 13 ft; Mobile length 29 ft; Year built per public records
• Exterior features: No pool; Paved lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Ductless cooling
• Interior features: Single-level home with side entry; One story
• Laundry & utility: Community laundry available; Has laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.7% vs local median 2.4% in El Monte — 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 61/100 on livability (#554 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: schools D+, crime D, amenities F.
• El Monte Union High (suburban): math 34% / reading 59% proficiency, ranked #543 of 1,400 in CA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 84 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 38% of the median local income ($75k/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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 386 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $90k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 386 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 1957 — 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 D 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: 2.18% ✓
• Cap rate: 18.68%
• Cash-on-cash: 44.22%
• DSCR: 2.97
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $116,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4849 Peck Rd #77	0.00mi	2/1.0	720 (-10%)	8mo	$105,000	$146	76

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: 41.2%
• Equity multiple: 2.77×
• Total profit: $54,502
• Equity at exit: $16,401

10-year hold

• IRR: 47.4%
• Equity multiple: 5.57×
• Total profit: $140,693
• Equity at exit: $9,511

Cash invested: $30,800 (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 91732

• Active inventory: 84
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,399 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $1,135

Break-even live

Break-even rent $962

Max offer price $110,000

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12065 Hallwood Dr El Monte, CA	3.0	2.0	1102	$3,050	$2.77	3d	1	0.66mi
11126 Daines Dr Temple City, CA	2.0	1.0	1051	$3,200	$3.04	2d	1	1.08mi
4064 E Live Oak Ave Arcadia, CA	1.0–2.0	1.0–2.0	949	$3,222	$3.39	17d	10	1.11mi
5425 Santa Anita Ave Temple City, CA	1.0	1.0	875	$1,875	$2.14	1d	1	1.16mi
521 E Live Oak Ave Arcadia, CA	2.0	1.0	834	$2,500	$3.00	3d	1	1.17mi
521 Live Oak Ave Unit 521B Arcadia, CA	2.0	1.0	834	$2,500	$3.00	2d	1	1.17mi
11519 Forest Grove St El Monte, CA	2.0	1.5	1000	$2,900	$2.90	3d	1	1.25mi
4128 Tyler Ave El Monte, CA	1.0–2.0	1.0	700	$2,100	$3.00	1d	2	1.26mi
2955 Mayflower Ave Arcadia, CA	1.0–2.0	1.0	650	$2,100	$3.23	15d	2	1.26mi
10644 Fairhall St Unit B Temple City, CA	2.0	2.0	780	$2,400	$3.08	1d	1	1.30mi
5607 Santa Anita Ave Temple City, CA	2.0	1.0	650	$2,095	$3.22	15d	1	1.30mi
11507 Medina Ct Unit 11507-C El Monte, CA	1.0	1.0	750	$1,550	$2.07	1d	1	1.33mi
11690 Ramona Blvd El Monte, CA	2.0	1.0	900	$2,300	$2.56	1d	1	1.34mi
3809 Pine Ave El Monte, CA	3.0	2.0	750	$2,700	$3.60	17d	1	1.35mi
11903 Deana St El Monte, CA	3.0	2.0	1000	$2,800	$2.80	7d	1	1.36mi
2853 Doolittle Ave Arcadia, CA	2.0	1.0	1000	$2,200	$2.20	24d	1	1.37mi
3914 Penn Mar Ave El Monte, CA	2.0	1.0	850	$2,100	$2.47	1d	1	1.38mi
3817 Cogswell Rd El Monte, CA	1.0–2.0	1.0–2.0	912	$2,195	$2.41	1d	1	1.38mi
3850 Penn Mar Ave Unit 9 El Monte, CA	2.0	1.0	552	$1,560	$2.83	1d	1	1.40mi
5335 El Monte Ave Temple City, CA	2.0	1.0	873	$3,200	$3.67	4d	1	1.43mi
10668 Olive St Temple City, CA	2.0	1.0	950	$2,300	$2.42	17d	1	1.44mi
12040 Deana St Unit 42-3/4 El Monte, CA	1.0	1.0	550	$1,800	$3.27	1d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $110,000 Active 386 DOM
2. 2026-06-17
   days on market $110,000 Active 385 DOM
3. 2026-06-16
   days on market $110,000 Active 384 DOM
4. 2026-06-15
   days on market $110,000 Active 383 DOM
5. 2026-06-13
   days on market $110,000 Active 381 DOM
6. 2026-06-13
   days on market $110,000 Active 380 DOM
7. 2026-06-09
   days on market $110,000 Active 377 DOM
8. 2026-06-08
   days on market $110,000 Active 376 DOM
9. 2026-06-07
   days on market $110,000 Active 375 DOM
10. 2026-06-04
    days on market $110,000 Active 372 DOM
11. 2026-06-03
    days on market $110,000 Active 371 DOM
12. 2026-06-02
    days on market $110,000 Active 370 DOM
13. 2026-06-01
    days on market $110,000 Active 369 DOM
14. 2026-05-31
    days on market $110,000 Active 368 DOM
15. 2025-10-22
    price $110,000
16. 2025-05-28
    listed $115,000 Active
17. 2024-03-27
    soldstatus $90,000 Closed Sale 424-char remark

    Show marketing remark (424 chars)

    WELCOME TO This is the ideal community always quiet community , well maintained and clean. Kitchen has beautiful cabinets with beautiful counter tops. Ready to move-in turnkey. Tankless water heater must see to appreciate. You could enjoy morning coffee and plants in your own gardens. Short distance to shops restaurants, parks & public transportation ideal for those looking for experience the best of city living.

18. 2024-03-17
    historical Active Under Contract 424-char remark

    Show marketing remark (424 chars)

    WELCOME TO This is the ideal community always quiet community , well maintained and clean. Kitchen has beautiful cabinets with beautiful counter tops. Ready to move-in turnkey. Tankless water heater must see to appreciate. You could enjoy morning coffee and plants in your own gardens. Short distance to shops restaurants, parks & public transportation ideal for those looking for experience the best of city living.

19. 2024-03-11
    status Active 424-char remark

    Show marketing remark (424 chars)

    WELCOME TO This is the ideal community always quiet community , well maintained and clean. Kitchen has beautiful cabinets with beautiful counter tops. Ready to move-in turnkey. Tankless water heater must see to appreciate. You could enjoy morning coffee and plants in your own gardens. Short distance to shops restaurants, parks & public transportation ideal for those looking for experience the best of city living.

20. 2024-01-21
    status Active 424-char remark

    Show marketing remark (424 chars)

    WELCOME TO This is the ideal community always quiet community , well maintained and clean. Kitchen has beautiful cabinets with beautiful counter tops. Ready to move-in turnkey. Tankless water heater must see to appreciate. You could enjoy morning coffee and plants in your own gardens. Short distance to shops restaurants, parks & public transportation ideal for those looking for experience the best of city living.

21. 2024-01-06
    status Active 424-char remark

    Show marketing remark (424 chars)

    WELCOME TO This is the ideal community always quiet community , well maintained and clean. Kitchen has beautiful cabinets with beautiful counter tops. Ready to move-in turnkey. Tankless water heater must see to appreciate. You could enjoy morning coffee and plants in your own gardens. Short distance to shops restaurants, parks & public transportation ideal for those looking for experience the best of city living.

22. 2023-10-30
    price $110,000 424-char remark

    Show marketing remark (424 chars)

    WELCOME TO This is the ideal community always quiet community , well maintained and clean. Kitchen has beautiful cabinets with beautiful counter tops. Ready to move-in turnkey. Tankless water heater must see to appreciate. You could enjoy morning coffee and plants in your own gardens. Short distance to shops restaurants, parks & public transportation ideal for those looking for experience the best of city living.

23. 2023-08-08
    listed $135,000 Active 424-char remark

    Show marketing remark (424 chars)

    WELCOME TO This is the ideal community always quiet community , well maintained and clean. Kitchen has beautiful cabinets with beautiful counter tops. Ready to move-in turnkey. Tankless water heater must see to appreciate. You could enjoy morning coffee and plants in your own gardens. Short distance to shops restaurants, parks & public transportation ideal for those looking for experience the best of city living.

ⓘ 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 ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,788
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$2,303
• − Management: −$2,303
• − Depreciation: −$3,200
• Taxable income: $12,620
• Est. tax owed @ 24.0%: −$3,029
• After-tax cash flow: $10,592/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: El Monte Union High
• NCES district ID: 0612120
• Math proficiency: 34% ▲ 4.00%
• Reading proficiency: 59% ▲ 3.00%
• Median HH income: $46,859
• Composite: 41.69/100
• National rank: #7198
• State rank: #543 of 1400 in CA

Livability — El Monte

• Score: 61/100
• State rank: #554
• US rank: #18369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Monte, CA
• County: Los Angeles County · 9,444,647 people
• City population: 85,051
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 57,431
• Household income: $75,108
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 2538.0

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 (65%)
• Race & ethnicity: Hispanic / Latino 65% Asian 29% Two or more races 22% White 3% Native American 2%
• Hispanic origin (detail): Mexican 57%
• Foreign-born: 49% · Canada, China, Vietnam
• Languages at home: 20% English-only · Spanish 54% Chinese 16% Vietnamese 7%

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: ▼ -1009.25%
• Current HPI: 413.0584
• 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

-18.5% since first listed

9 events — show timeline

• 2025-10-22 Price Changed $110,000 CRMLS
• 2025-05-28 Listed $115,000 CRMLS
• 2024-03-27 Sold (MLS) $90,000 CRMLS
• 2024-03-17 Contingent — CRMLS
• 2024-03-11 Relisted — CRMLS
• 2024-01-21 Relisted — CRMLS
• 2024-01-06 Relisted — CRMLS
• 2023-10-30 Price Changed $110,000 CRMLS
• 2023-08-08 Listed $135,000 CRMLS