650 La Seda Rd Unit 21A · South San Jose Hills, CA 91744

$255,000

4 bd · 2.0 ba · 960 sqft · Manufactured public records · 34 Days on market

Built 1970 Good condition

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

AMAZING FULLY UPGRADED MANUFACTURED HOME IN TURN KEY CONDITION, READY TO MOVE IN WITH 4 BEDROOMS AND 2 FULL BATHROOMS. OPEN SPACE LIVING ROOM WITH FIRE PLACE, RECESS LIGHTING AND A BEAUTIFUL KITCHEN WITH WHITE CABINETS AND GRANITE COUNTERTOPS. EXCELLENT PRIVATE PATIO WITH NEWER STAMP CONCRETE, SURROUND SOUND SYSTEM FOR YOUR PRIVATE EVENTS. LONG PRIVATE DRIVEWAY PERFECT FOR 4 CARS. THIS CHARMING HOME OFFERS A GREAT OPPORTUNITY FOR HOMEBUYERS SEEKING AFFORDABILITY IN A DESIRABLE LOCATION. THIS IS A MUST SEE PROPERTY.

Key facts

• Fire place
• Beautiful kitchen
• White cabinets

Tags

• FULLY UPGRADED
• OPEN SPACE LIVING ROOM
• FIRE PLACE
• RECESS LIGHTING
• BEAUTIFUL KITCHEN
• WHITE CABINETS

Property features AI

Finance

• Other: Park name: Rancho La Seda Mobile Home Community; Pets allowed with breed restrictions
• Financial info: Land lease amount: $1,250
• HOA & community: Part of an association; Land lease community

Exterior

• Parking: Located in Rancho La Seda Mobile Home Community
• Utilities: Public sewer; District/public water
• Home design: Manufactured/mobile home (Model: Villa West); One story; Entry on main level
• Construction: Mobile home remains on site; Mobile dimensions approximately 20 ft by 108 ft; Year built reported by appraiser
• Exterior features: Community pool; Yard; Curbs

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Single-level home; Main level entry
• Laundry & utility: Laundry in carport; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $916 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $247k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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.
• 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 $2k of loan paydown is wiped out by about $8k 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 $71k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.

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 $247,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.33% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.40%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 11.7%
• Equity multiple: 1.49×
• Total profit: $34,997
• Equity at exit: $38,021

10-year hold

• IRR: 24.3%
• Equity multiple: 3.62×
• Total profit: $187,367
• Equity at exit: $22,048

Cash invested: $71,400 (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: 6.3×

Monthly cashflow live

• Estimated rent: $3,390 medium
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,825/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$712
• Net cashflow: $916

Break-even live

Break-even rent $2,231

Max offer price $255,000

Occupancy floor 68%

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: $63,750
• Closing costs: $7,650
• 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 15 events

1. 2026-06-18
   days on market $255,000 Active 34 DOM
2. 2026-06-17
   days on market $255,000 Active 33 DOM
3. 2026-06-16
   days on market $255,000 Active 32 DOM
4. 2026-06-15
   days on market $255,000 Active 31 DOM
5. 2026-06-13
   days on market $255,000 Active 29 DOM
6. 2026-06-13
   days on market $255,000 Active 28 DOM
7. 2026-06-09
   days on market $255,000 Active 25 DOM
8. 2026-06-08
   days on market $255,000 Active 24 DOM
9. 2026-06-07
   days on market $255,000 Active 23 DOM
10. 2026-06-04
    days on market $255,000 Active 20 DOM
11. 2026-06-03
    days on market $255,000 Active 19 DOM
12. 2026-06-02
    days on market $255,000 Active 18 DOM
13. 2026-06-01
    days on market $255,000 Active 17 DOM
14. 2026-05-31
    days on market $255,000 Active 16 DOM
15. 2026-05-15
    listed $255,000 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 ≥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: −$14,284
• − Property taxes: −$3,825
• − Insurance: −$1,275
• − Repairs & maintenance: −$3,255
• − Management: −$3,255
• − Depreciation: −$7,418
• Taxable income: $7,373
• Est. tax owed @ 24.0%: −$1,769
• After-tax cash flow: $9,224/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

Good 80/100 Cosmetic rehab

This fully upgraded manufactured home is in excellent condition, ready to move in with 4 bedrooms and 2 bathrooms. It offers a great opportunity for homebuyers seeking affordability in a desirable location.

Value-add opportunities

• Both landscaping — improves curb appeal and adds value
• Both painting exterior — fresh paint enhances curb appeal and value
• Both upgrading air conditioning units — modern units improve comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and adds value ↑
• Both painting exterior — fresh paint enhances curb appeal and value ↑
• Both upgrading air conditioning units — modern units improve comfort and energy efficiency ↑

ⓘ 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

1 event — show timeline

• 2026-05-15 Listed $255,000 CRMLS

Property tax history

+6.3%/yr

Latest (2025): $295 · +6.3% YoY. Source: county tax records.