16707 Garfield Ave #2008 · Paramount, CA 90723

$159,900

3 bd · 2.0 ba · 1,324 sqft · Manufactured public records · 17 Days on market

Built 1990 Fair condition Est $230k · 31% under

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

WELCOME TO THIS INVITING MOBILE HOME, THIS IS BETTER THAN RENTING. WALK IN TO A SPACIOUS LIVING ROOM WITH TILE FLOORING, SPACIOUS DINING AREA WITH BUILT IN DOUBLE SIDED CHINA CABINET. BIG KITCHEN WITH PANTRY. THIS HOME OFFERS 3 LARGE BEDROOMS, 2 BATHS. PRIMARY BEDROOM HAS ONSUIT BATHROOM, VERY LARGE VANITY AREA WITH AMPLE CLOSET SPACE. 2 CAR SPACE CARPORT. SHED TO STORE TOOLS OR PATIO FURNITURE. THE COMMUNITY OFFERS A PLAYGROUND AND POOL. THIS IS A FAMILY MOBILE HOME PARK.

Key facts

• Pantry
• Onsuit bathroom
• Large vanity area

Tags

• SPACIOUS LIVING ROOM
• TILE FLOORING
• BIG KITCHEN
• PANTRY
• ONSUIT BATHROOM
• LARGE VANITY AREA

Property features AI

Finance

• Other: Private paved road frontage; Directions: North of the 91 FWY, west of Garfield Ave
• HOA & community: Located in Cherry Field Mobile Home Park; Land lease in park: $1,150 monthly (park-reported); Rent includes water and trash; Manager approval required

Exterior

• Parking: Attached carport for 2 cars; Has parking
• Security: Smoke and carbon monoxide detectors
• Utilities: Public/district water; Sewer or septic (unknown); Natural gas available; Electricity available
• Home design: Single-story mobile home (model: CAREFREE); Faces north; Raised foundation; No interior steps; Two or more access exits
• Construction: Composition roof; Raised foundation; Mobile home remains on site; Double body type
• Exterior features: Front porch; Cabana; Patio; Community pool (fenced); One shed; No landscaping; Street lighting

Interior

• Kitchen: Pantry; Tile and Formica counters
• Bedrooms: All bedrooms on one level
• Flooring: Tile; Carpet
• Bathrooms: Two full bathrooms; Bathtub; Shower in tub
• Heating & cooling: Central furnace (heating)
• Interior features: Built-in storage and shelving; Ceiling fan; Pantry; Tile countertops; Formica countertops; Panel doors; Blinds; Carbon monoxide and smoke detectors
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.8% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $3,156/mo this rent would consume 50% 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 $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 + 0.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($158k) 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 $157,501 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.97% ✓
• Cap rate: 17.84%
• Cash-on-cash: 41.25%
• DSCR: 2.84
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $230,376
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16511 Garfield Unit B4	0.11mi	3/2.0	1,296 (-2%)	5mo	$250,000	$193	87
16601 Garfield Ave #107	0.14mi	2/2.0 (-1)	1,344 (+2%)	7mo	$190,000	$141	80
16601 Garfield #129	0.14mi	3/2.0	1,232 (-7%)	6mo	$180,000	$146	77
16707 Garfield Ave #1707	0.00mi	3/2.0	1,176 (-11%)	8mo	$260,000	$221	75
16707 S Garfield, #1703 #1703	0.00mi	3/2.0	1,413 (+7%)	23mo	$150,000	$106	70
16600 Orange Ave #129	0.24mi	3/2.0	1,248 (-6%)	22mo	$217,500	$174	61
16600 Orange Ave Spc 111	0.24mi	3/2.0	1,440 (+9%)	16mo	$158,000	$110	61
16511 Garfield Ave Unit 62B	0.11mi	4/2.0 (+1)	1,140 (-14%)	8mo	$250,000	$219	60

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: 34.5%
• Equity multiple: 2.40×
• Total profit: $62,816
• Equity at exit: $23,842

10-year hold

• IRR: 39.9%
• Equity multiple: 4.24×
• Total profit: $144,989
• Equity at exit: $13,825

Cash invested: $44,772 (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: 4.2×

Monthly cashflow live

• Estimated rent: $3,156 high
• Mortgage (P&I): −$839
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$663
• Net cashflow: $1,539

Break-even live

Break-even rent $1,208

Max offer price $159,900

Occupancy floor 46%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	0.38mi
6765 Lemon Ave Long Beach, CA	3.0	2.0	1197	$3,800	$3.17	3d	1	0.58mi
6501 Cherry Ave Long Beach, CA	2.0	1.0	915	$1,874	$2.05	15d	1	0.63mi
6890 Paramount Blvd Unit 12 Long Beach, CA	3.0	1.0	1100	$2,695	$2.45	44d	1	0.68mi
6651 Millmark Ave Long Beach, CA	4.0	2.0	1440	$3,750	$2.60	44d	1	0.96mi
6202 Cherry Ave Unit 6202 Long Beach, CA	2.0	1.0	875	$2,175	$2.49	44d	1	1.01mi
6327 California Ave Long Beach, CA	4.0	3.0	1400	$4,500	$3.21	1d	1	1.03mi
6327 California Ave Long Beach, CA	4.0	2.5	1400	$4,450	$3.18	44d	1	1.03mi
3384 E 67th St Apt 2 Long Beach, CA	3.0	1.0	1000	$3,234	$3.23	44d	1	1.12mi
15334 Orizaba Ave Paramount, CA	3.0	1.0	1116	$3,095	$2.77	44d	1	1.14mi
6045 Cherry Ave Unit 1 Long Beach, CA	3.0	1.0	1095	$2,850	$2.60	13d	1	1.17mi
17050 Passage Ave Bellflower, CA	1.0–2.0	1.0–2.0	828	$2,495	$3.01	21d	2	1.32mi
8523 Cedar St Bellflower, CA	2.0	2.0	1175	$3,000	$2.55	6d	1	1.40mi
7227 Richfield St Paramount, CA	2.0	1.0–2.0	890	$2,450	$2.75	2d	1	1.40mi
7317 Richfield St Unit 7317 Paramount, CA	3.0	1.0	924	$3,200	$3.46	44d	1	1.40mi
15005 Indiana Ave Paramount, CA	2.0	2.0	1134	$3,300	$2.91	24d	1	1.45mi
5821 John Ave Long Beach, CA	3.0	2.0	1600	$3,750	$2.34	24d	1	1.48mi
5821 John Ave Long Beach, CA	3.0	2.0	1600	$3,750	$2.34	5d	1	1.48mi
8623 Cedar St Bellflower, CA	2.0	1.5	1100	$3,195	$2.90	24d	1	1.50mi

Listing history 13 events

1. 2026-06-18
   days on market $159,900 Active 17 DOM
2. 2026-06-17
   days on market $159,900 Active 16 DOM
3. 2026-06-16
   days on market $159,900 Active 15 DOM
4. 2026-06-15
   days on market $159,900 Active 14 DOM
5. 2026-06-13
   days on market $159,900 Active 12 DOM
6. 2026-06-13
   days on market $159,900 Active 11 DOM
7. 2026-06-09
   days on market $159,900 Active 8 DOM
8. 2026-06-08
   days on market $159,900 Active 7 DOM
9. 2026-06-07
   days on market $159,900 Active 6 DOM
10. 2026-06-04
    days on market $159,900 Active 3 DOM
11. 2026-06-03
    days on market $159,900 Active 2 DOM
12. 2026-06-02
    remarks 478-char remark
13. 2026-06-02
    listed $159,900 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: $590 · $49/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$626/yr (+$52/mo · 106.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 5 d/yr ≥90°F today · 16 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: $37,873
• − Mortgage interest: −$8,957
• − Property taxes: −$590
• − Insurance: −$800
• − Repairs & maintenance: −$3,030
• − Management: −$3,030
• − Depreciation: −$4,652
• Taxable income: $16,816
• Est. tax owed @ 24.0%: −$4,036
• After-tax cash flow: $14,432/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 45/100 Moderate rehab

This mobile home requires moderate repairs and updates to its kitchen and bathrooms, as well as exterior siding. Painting the interior and replacing the cabinets would significantly enhance its resale value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom cabinets — dated and in need of replacement
• Moderate exterior siding — moderate wear

Value-add opportunities

• Resale paint interior walls — enhances curb appeal and interior aesthetics
• Resale replace kitchen cabinets — modernizes the kitchen and adds value
• Resale replace bathroom cabinets — modernizes the bathroom and adds value
• Resale repair exterior siding — improves curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom cabinets · dated and in need of replacement	Moderate	$3,000–15,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal and interior aesthetics ↑
• Resale replace kitchen cabinets — modernizes the kitchen and adds value ↑
• Resale replace bathroom cabinets — modernizes the bathroom and adds value ↑
• Resale repair exterior siding — improves curb appeal and adds 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: 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

1 event — show timeline

• 2026-06-01 Listed $159,900 CRMLS

Property tax history

+21.5%/yr

Latest (2025): $590 · +21.5% YoY. Source: county tax records.