16511 Garfield Unit 45B · Paramount, CA 90723

$255,000

4 bd · 3.0 ba · 1,520 sqft · Manufactured public records · 203 Days on market

Built 1971 Good condition $168/sqft · 24% above area Est $217k · 18% over ↓ 2% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.3/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Paramount Mobile Village. This is the SENIOR PARK for those 50 and older. This is a beautifully remodeled 4-bedroom, 3-bathroom home. This is a spacious home. 1,600 sq. ft. features a stylish kitchen with wood cabinets and granite countertops. The layout includes one convenient downstairs bedroom and bathroom, kitchen, laundry room, and three additional good-sized bedrooms upstairs. The upstairs has 3 bedrooms and 2 bathrooms. The master bedroom has a bathroom and a patio. Enjoy a large upstairs balcony, 20 x 4 ft perfect for relaxing with view above all the other 1 story homes homes in the park. . The home is upgraded with dual-pane windows, recessed lighting, and big ceramic tile flooring. Washer and dryer hookups are included for added convenience. Outside, you’ll find two storage sheds, a covered patio ideal for outdoor furniture, and 3 parking spaces directly in front of the home. The property has been remodeled inside and out, offering modern comfort and move-in-ready appeal. This is a unique 2-story manufactured home with a stucco exterior. Brick stairs in the front. There is a swimming pool and a clubhouse.

Key facts

• Dual-pane windows
• Remodeled kitchen
• Recessed lighting

Tags

• REMODELED KITCHEN
• GRANITE COUNTERTOPS
• LARGE UPSTAIRS BALCONY
• DUAL-PANE WINDOWS
• RECESSED LIGHTING
• CERAMIC TILE FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $255k. Condition is rated good.

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 ($4k rent vs $255k).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 3.3% 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $3,711/mo this rent would consume 59% 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 $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 + 0.0% rent growth), your $71k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 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 1971 — 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: 1.46% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.65%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (median comp): $216,635
• List price: $255,000
• Delta: 17.71%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16511 Garfield Unit B4	0.00mi	3/2.0 (-1)	1,296 (-15%)	5mo	$250,000	$193	62
16600 Orange Ave Spc 111	0.23mi	3/2.0 (-1)	1,440 (-5%)	16mo	$158,000	$110	58
16707 S Garfield, #1703 #1703	0.11mi	3/2.0 (-1)	1,413 (-7%)	23mo	$150,000	$106	55

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: 8.3%
• Equity multiple: 1.31×
• Total profit: $22,332
• Equity at exit: $38,021

10-year hold

• IRR: 14.8%
• Equity multiple: 2.03×
• Total profit: $73,542
• 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 90723

• Rents YoY: -1.0%
• Active inventory: 51
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $3,711 high
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,825/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$779
• Net cashflow: $1,169

Break-even live

Break-even rent $2,231

Max offer price $255,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,346	-5% $1,257	+0% $1,169	+5% $1,081	+10% $993
Rent	-10% $876	-5% $1,023	+0% $1,169	+5% $1,316	+10% $1,462
Rate	-1.0pp $1,298	-0.5pp $1,234	base $1,169	+0.5pp $1,103	+1.0pp $1,036

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6765 Lemon Ave Long Beach, CA	3.0	2.0	1197	$3,800	$3.17	3d	1	0.66mi
6890 Paramount Blvd Unit 12 Long Beach, CA	3.0	1.0	1100	$2,695	$2.45	44d	1	0.72mi
6651 Millmark Ave Long Beach, CA	4.0	2.0	1440	$3,750	$2.60	44d	1	1.03mi
15334 Orizaba Ave Paramount, CA	3.0	1.0	1116	$3,095	$2.77	44d	1	1.05mi
6327 California Ave Long Beach, CA	4.0	3.0	1400	$4,500	$3.21	2d	1	1.15mi
6327 California Ave Long Beach, CA	4.0	2.5	1400	$4,450	$3.18	44d	1	1.15mi
6327 California Ave Long Beach, CA	4.0	2.5	1400	$4,500	$3.21	0d	1	1.15mi
6045 Cherry Ave Unit 1 Long Beach, CA	3.0	1.0	1095	$2,850	$2.60	13d	1	1.31mi

Listing history 24 events

1. 2026-06-21
   days on market $255,000 Active 203 DOM
2. 2026-06-18
   days on market $255,000 Active 200 DOM
3. 2026-06-17
   days on market $255,000 Active 199 DOM
4. 2026-06-16
   days on market $255,000 Active 198 DOM
5. 2026-06-15
   days on market $255,000 Active 197 DOM
6. 2026-06-13
   days on market $255,000 Active 195 DOM
7. 2026-06-13
   days on market $255,000 Active 194 DOM
8. 2026-06-09
   days on market $255,000 Active 191 DOM
9. 2026-06-08
   days on market $255,000 Active 190 DOM
10. 2026-06-07
    days on market $255,000 Active 189 DOM
11. 2026-06-04
    days on market $255,000 Active 186 DOM
12. 2026-06-03
    days on market $255,000 Active 185 DOM
13. 2026-06-02
    days on market $255,000 Active 184 DOM
14. 2026-06-01
    days on market $255,000 Active 183 DOM
15. 2026-05-31
    days on market $255,000 Active 182 DOM
16. 2026-05-03
    price $255,000 1138-char remark

    Show marketing remark (1138 chars)

    Paramount Mobile Village. This is the SENIOR PARK for those 50 and older. This is a beautifully remodeled 4-bedroom, 3-bathroom home. This is a spacious home. 1,600 sq. ft. features a stylish kitchen with wood cabinets and granite countertops. The layout includes one convenient downstairs bedroom and bathroom, kitchen, laundry room, and three additional good-sized bedrooms upstairs. The upstairs has 3 bedrooms and 2 bathrooms. The master bedroom has a bathroom and a patio. Enjoy a large upstairs balcony, 20 x 4 ft perfect for relaxing with view above all the other 1 story homes homes in the park. . The home is upgraded with dual-pane windows, recessed lighting, and big ceramic tile flooring. Washer and dryer hookups are included for added convenience. Outside, you’ll find two storage sheds, a covered patio ideal for outdoor furniture, and 3 parking spaces directly in front of the home. The property has been remodeled inside and out, offering modern comfort and move-in-ready appeal. This is a unique 2-story manufactured home with a stucco exterior. Brick stairs in the front. There is a swimming pool and a clubhouse.

17. 2026-02-06
    price $270,000 1138-char remark

    Show marketing remark (1138 chars)

    Paramount Mobile Village. This is the SENIOR PARK for those 50 and older. This is a beautifully remodeled 4-bedroom, 3-bathroom home. This is a spacious home. 1,600 sq. ft. features a stylish kitchen with wood cabinets and granite countertops. The layout includes one convenient downstairs bedroom and bathroom, kitchen, laundry room, and three additional good-sized bedrooms upstairs. The upstairs has 3 bedrooms and 2 bathrooms. The master bedroom has a bathroom and a patio. Enjoy a large upstairs balcony, 20 x 4 ft perfect for relaxing with view above all the other 1 story homes homes in the park. . The home is upgraded with dual-pane windows, recessed lighting, and big ceramic tile flooring. Washer and dryer hookups are included for added convenience. Outside, you’ll find two storage sheds, a covered patio ideal for outdoor furniture, and 3 parking spaces directly in front of the home. The property has been remodeled inside and out, offering modern comfort and move-in-ready appeal. This is a unique 2-story manufactured home with a stucco exterior. Brick stairs in the front. There is a swimming pool and a clubhouse.

18. 2025-11-30
    listed $260,000 Active 1138-char remark

    Show marketing remark (1138 chars)

    Paramount Mobile Village. This is the SENIOR PARK for those 50 and older. This is a beautifully remodeled 4-bedroom, 3-bathroom home. This is a spacious home. 1,600 sq. ft. features a stylish kitchen with wood cabinets and granite countertops. The layout includes one convenient downstairs bedroom and bathroom, kitchen, laundry room, and three additional good-sized bedrooms upstairs. The upstairs has 3 bedrooms and 2 bathrooms. The master bedroom has a bathroom and a patio. Enjoy a large upstairs balcony, 20 x 4 ft perfect for relaxing with view above all the other 1 story homes homes in the park. . The home is upgraded with dual-pane windows, recessed lighting, and big ceramic tile flooring. Washer and dryer hookups are included for added convenience. Outside, you’ll find two storage sheds, a covered patio ideal for outdoor furniture, and 3 parking spaces directly in front of the home. The property has been remodeled inside and out, offering modern comfort and move-in-ready appeal. This is a unique 2-story manufactured home with a stucco exterior. Brick stairs in the front. There is a swimming pool and a clubhouse.

19. 2025-10-08
    listed Active
20. 2025-09-11
    status Active
21. 2025-05-03
    price
22. 2025-04-01
    listed Active
23. 2025-01-06
    listed Active
24. 2024-03-23
    listed 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 5/10 Major FEMA zone X · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥90°F today · 21 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: $44,530
• − Mortgage interest: −$14,284
• − Property taxes: −$3,825
• − Insurance: −$1,275
• − Repairs & maintenance: −$3,562
• − Management: −$3,562
• − Depreciation: −$7,418
• Taxable income: $10,603
• Est. tax owed @ 24.0%: −$2,545
• After-tax cash flow: $11,487/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 · 0 photos

Good 75/100 Cosmetic rehab

This beautifully remodeled 4-bedroom, 3-bathroom home in Paramount Mobile Village is in good condition with minimal repairs needed. It offers a spacious layout and is ready for a new owner.

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Improves aesthetics and functionality
• Both New kitchen appliances — Enhances functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen appliances — Enhances functionality and appeal ↑

ⓘ 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

-1.9% since first listed

9 events — show timeline

• 2026-05-03 Price Changed $255,000 CRMLS
• 2026-02-06 Price Changed $270,000 CRMLS
• 2025-11-30 Listed $260,000 CRMLS
• 2025-10-08 Listed — TheMLS
• 2025-09-11 Relisted — TheMLS
• 2025-05-03 Price Changed — TheMLS
• 2025-04-01 Listed — TheMLS
• 2025-01-06 Listed — TheMLS
• 2024-03-23 Listed — TheMLS

Property tax history

+8.1%/yr

Latest (2025): $329 · +8.1% YoY. Source: county tax records.