8600 Contreras St #35 · Paramount, CA 90723

$140,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 94 Days on market

Built 1978 1,000 sqft lot $146/sqft · 70% above area

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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 +7.5/15.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience modern living, open concept, in this beautiful 55+ Senior Community residence. This 2 bedroom 2 bath home features an inside laundry room and enhanced by a living room, dining room, kitchen equipped with a decorative backsplash. The home is fitted handsome laminated floors for added sophistication and new Tankless Heater just installed. COMMUNITY AMENITIES INCLUDED: 1, Gated entry ensuring privacy 2. A sparkling swimming pool and jacuzzi for sun soaked relaxation 3. A well-equipped clubhouse offering an outdoor kitchen perfect for BBQ gatherings 4. A beautifully maintained garden area for a tranquil moments 5. A dedicated dog park that includes a dog wash/shampoo room 6. Convenient facility with hand carwash . .. .. A MUST SEE!

Key facts

• Tankless heater
• Swimming pool
• Laminated floors

Tags

• INSIDE LAUNDRY ROOM
• DECORATIVE BACKSPLASH
• LAMINATED FLOORS
• TANKLESS HEATER
• GATED ENTRY
• SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

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 ($3k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.3% 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; 35 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).
• This rent runs 40% 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 $968 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 + 0.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $140k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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 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?
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: 1.79% ✓
• Cap rate: 16.25%
• Cash-on-cash: 35.57%
• DSCR: 2.58
• GRM: 4.7

CMA / ARV

• ARV (median comp): $82,500
• List price: $140,000
• Delta: 69.70%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 2.12×
• Total profit: $43,931
• Equity at exit: $20,874

10-year hold

• IRR: 33.8%
• Equity multiple: 3.68×
• Total profit: $104,960
• Equity at exit: $12,105

Cash invested: $39,200 (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: 4.7×

Monthly cashflow live

• Estimated rent: $2,506 high
• Mortgage (P&I): −$734
• Tax from tax record: −$25 /mo · $299/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $1,162

Break-even live

Break-even rent $1,035

Max offer price $140,000

Occupancy floor 49%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8831 Rosecrans Ave Unit 17 Downey, CA	2.0	1.0	675	$2,150	$3.19	7d	1	0.28mi
15142 Georgia Ave Paramount, CA	3.0	2.0	864	$3,200	$3.70	7d	1	0.60mi
9200 Somerset Blvd Bellflower, CA	1.0	1.0	600	$1,865	$3.11	7d	1	0.66mi
15334 Orizaba Ave Paramount, CA	3.0	1.0	1116	$3,095	$2.77	43d	1	0.72mi
9308 Somerset Blvd Bellflower, CA	1.0	1.0	650	$1,925	$2.96	18d	1	0.76mi
13940 Paramount Blvd Paramount, CA	1.0	1.0	600	$1,950	$3.25	43d	1	0.82mi
14009 Paramount Blvd Paramount, CA	1.0–2.0	1.0–2.0	880	$2,375	$2.70	43d	1	0.83mi
7950 Howe St Paramount, CA	2.0	2.0	876	$2,350	$2.68	43d	1	0.85mi
13947 Paramount Blvd Paramount, CA	2.0	2.0	900	$2,605	$2.89	43d	1	0.86mi
13202 Downey Ave Paramount, CA	2.0	2.0	875	$2,550	$2.91	7d	1	0.90mi
8350 Gardendale St Paramount, CA	2.0	2.0	920	$2,750	$2.99	16d	1	0.90mi
15754 Faculty Ave Unit 1/2 Bellflower, CA	1.0	1.0	600	$2,200	$3.67	24d	1	0.95mi
13801 Paramount Blvd Paramount, CA	1.0–2.0	1.0–2.0	899	$2,805	$3.12	1d	10	0.99mi
16245 Lakewood Blvd Bellflower, CA	2.0	1.0	966	$2,402	$2.49	43d	1	1.00mi
13842 3/4 Arthur Ave Paramount, CA	3.0	1.0	905	$2,795	$3.09	6d	1	1.07mi
12709 Lakewood Blvd Unit 107 Downey, CA	2.0	1.5	1110	$2,575	$2.32	43d	1	1.09mi
13822 Arthur Ave Paramount, CA	2.0	2.0	817	$2,410	$2.95	24d	1	1.09mi
9610 Rosecrans Ave Bellflower, CA	2.0	1.0	1050	$3,195	$3.04	43d	1	1.11mi
15109 Ryon Ave Bellflower, CA	2.0	2.0	816	$2,700	$3.31	7d	1	1.14mi
8709 Lyndora St Unit D Downey, CA	2.0	1.0	750	$2,100	$2.80	24d	1	1.21mi
9408 Harvard St Unit 6 Bellflower, CA	2.0	1.0	661	$2,450	$3.71	24d	1	1.23mi
8747 Imperial Hwy Downey, CA	1.0	1.0	551	$1,995	$3.62	16d	1	1.26mi
8721 Imperial Hwy Downey, CA	1.0–2.0	1.0	907	$2,358	$2.60	6d	1	1.27mi
8629 Imperial Hwy Downey, CA	1.0	1.0	650	$1,970	$3.03	13d	2	1.29mi
9515 Harvard St Bellflower, CA	2.0	1.0	900	$3,195	$3.55	24d	1	1.30mi
7317 Richfield St Unit 7317 Paramount, CA	3.0	1.0	924	$3,200	$3.46	43d	1	1.30mi
9453 Los Angeles St Bellflower, CA	1.0	1.0	750	$2,250	$3.00	43d	1	1.30mi
9420 Olive St Bellflower, CA	2.0	1.0	800	$2,695	$3.37	24d	1	1.34mi
16825 Passage Ave Paramount, CA	2.0	2.5	860	$2,950	$3.43	43d	1	1.37mi
16825 Passage Ave Paramount, CA	2.0	2.5	860	$2,899	$3.37	1d	1	1.37mi
7227 Richfield St Paramount, CA	2.0	1.0–2.0	890	$2,450	$2.75	2d	1	1.38mi
9649 Harvard St Bellflower, CA	2.0	1.0	720	$2,680	$3.72	10d	1	1.41mi
9700 Harvard St Bellflower, CA	2.0	1.0	800	$2,300	$2.88	43d	1	1.48mi
9462 Oak St Apt 8 Bellflower, CA	2.0	1.0	850	$2,095	$2.46	15d	1	1.49mi
9563 Mayne St Unit 9565 1/2 Bellflower, CA	2.0	1.0	800	$2,400	$3.00	43d	1	1.49mi

Listing history 23 events

1. 2026-06-18
   days on market $140,000 Active 94 DOM
2. 2026-06-17
   days on market $140,000 Active 93 DOM
3. 2026-06-16
   days on market $140,000 Active 92 DOM
4. 2026-06-15
   days on market $140,000 Active 91 DOM
5. 2026-06-13
   days on market $140,000 Active 89 DOM
6. 2026-06-13
   days on market $140,000 Active 88 DOM
7. 2026-06-10
   price $140,000 Active 85 DOM
8. 2026-06-09
   days on market $150,000 Active 85 DOM
9. 2026-06-08
   days on market $150,000 Active 84 DOM
10. 2026-06-07
    days on market $150,000 Active 83 DOM
11. 2026-06-04
    days on market $150,000 Active 80 DOM
12. 2026-06-03
    days on market $150,000 Active 79 DOM
13. 2026-06-02
    days on market $150,000 Active 78 DOM
14. 2026-06-01
    days on market $150,000 Active 77 DOM
15. 2026-05-31
    days on market $150,000 Active 76 DOM
16. 2026-03-16
    listed $150,000 Active 820-char remark

    Show marketing remark (820 chars)

    Experience modern living, open concept, in this beautiful 55+ Senior Community residence. This 2 bedroom 2 bath home features an inside laundry room and enhanced by a living room, dining room, kitchen equipped with a decorative backsplash. The home is fitted handsome laminated floors for added sophistication and new Tankless Heater just installed. COMMUNITY AMENITIES INCLUDED: 1, Gated entry ensuring privacy 2. A sparkling swimming pool and jacuzzi for sun soaked relaxation 3. A well-equipped clubhouse offering an outdoor kitchen perfect for BBQ gatherings 4. A beautifully maintained garden area for a tranquil moments 5. A dedicated dog park that includes a dog wash/shampoo room 6. Convenient facility with hand carwash . .. .. A MUST SEE!

17. 2026-03-16
    historical

    Show marketing remark (820 chars)

    Experience modern living, open concept, in this beautiful 55+ Senior Community residence. This 2 bedroom 2 bath home features an inside laundry room and enhanced by a living room, dining room, kitchen equipped with a decorative backsplash. The home is fitted handsome laminated floors for added sophistication and new Tankless Heater just installed. COMMUNITY AMENITIES INCLUDED: 1, Gated entry ensuring privacy 2. A sparkling swimming pool and jacuzzi for sun soaked relaxation 3. A well-equipped clubhouse offering an outdoor kitchen perfect for BBQ gatherings 4. A beautifully maintained garden area for a tranquil moments 5. A dedicated dog park that includes a dog wash/shampoo room 6. Convenient facility with hand carwash . .. .. A MUST SEE!

18. 2026-02-20
    listed $150,000 Active
19. 2026-02-17
    historical
20. 2006-10-13
    soldstatus $40,000
21. 2006-05-29
    listed $45,999
22. 2005-09-13
    soldstatus $47,500
23. 2005-04-05
    listed $47,500

ⓘ 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: $299 · $25/mo
• Projected year-2 tax: $1,064 · $89/mo
• Expected delta: +$765/yr (+$64/mo · 256.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥91°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,068
• − Mortgage interest: −$7,842
• − Property taxes: −$299
• − Insurance: −$700
• − Repairs & maintenance: −$2,405
• − Management: −$2,405
• − Depreciation: −$4,073
• Taxable income: $12,344
• Est. tax owed @ 24.0%: −$2,962
• After-tax cash flow: $10,983/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: 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

+215.8% since first listed

8 events — show timeline

• 2026-03-16 Listing Removed — CRMLS
• 2026-03-16 Listed $150,000 CRMLS
• 2026-02-20 Listed $150,000 CRMLS
• 2026-02-17 Coming Soon — CRMLS
• 2006-10-13 Sold (MLS) $40,000 CRMLS
• 2006-05-29 Listed $45,999 CRMLS
• 2005-09-13 Sold (MLS) $47,500 CRMLS
• 2005-04-05 Listed $47,500 CRMLS

Property tax history

+6.1%/yr

Latest (2025): $299 · +6.1% YoY. Source: county tax records.