1560 S Otterbein Ave #167 · Rowland Heights, CA 91748

$219,999

3 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 123 Days on market

Built 1976 Good condition $212/sqft · 18% above area Est $186k · 18% over

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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
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• Condition / age +3.8/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this well-maintained, freshly painted inside and out manufactured home in Hi-Lee Village Mobile Home Park, built in 1976 in Rowland Heights, California. This charming 3-bedroom, 2-bathroom home offers approximately 1,040 square feet of living space, plus a fully enclosed bonus sunroom—perfect for additional living, entertaining, or relaxation space. The home features new sliding door, updated windows, and a recently replaced roof, providing added value and peace of mind. Step outside and enjoy your own fruit trees. Nestled in a clean, all-ages mobile home park ideal for families, it is conveniently located near the 60 and 57 freeways, offering easy access for commuters. A full home inspection and termite clearance have already been completed for your confidence. Don’t miss this fantastic opportunity!

Key facts

• Updated windows
• Full home inspection
• Fruit trees

Tags

• FULLY ENCLOSED BONUS SUNROOM
• NEW SLIDING DOOR
• UPDATED WINDOWS
• RECENTLY REPLACED ROOF
• FRUIT TREES
• FULL HOME INSPECTION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 2.7% in Rowland Heights — 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 50/100 on livability (#1,123 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A; Watch: crime C-, amenities F, commute 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 (+10.3%/yr); 102 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $3,320/mo this rent would consume 48% of the median local household income ($83k/yr) (locally 1440% 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 $7k 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 $62k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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 1976 — 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. 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: 1.51% ✓
• Cap rate: 12.30%
• Cash-on-cash: 21.47%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (median comp): $185,860
• List price: $219,999
• Delta: 18.37%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1560 S Otterbein Ave #6	0.00mi	3/2.0	1,152 (+11%)	18mo	$195,000	$169	67
1560 S Otterbein Ave #98	0.00mi	3/2.0	1,152 (+11%)	24mo	$170,000	$148	62
1441 S Paseo Real #202	0.51mi	2/1.0 (-1)	1,056 (+2%)	12mo	$190,000	$180	55
1441 Paso Real Ave #198	0.56mi	2/2.0 (-1)	1,152 (+11%)	1mo	$85,000	$74	50

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 1.85×
• Total profit: $52,134
• Equity at exit: $32,803

10-year hold

• IRR: 31.1%
• Equity multiple: 4.50×
• Total profit: $215,826
• Equity at exit: $19,021

Cash invested: $61,600 (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 91748

• Rents YoY: 10.3%
• Active inventory: 102
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,320 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$697
• Net cashflow: $1,102

Break-even live

Break-even rent $1,925

Max offer price $219,999

Occupancy floor 62%

Sensitivity live

Price	-10% $1,254	-5% $1,178	+0% $1,102	+5% $1,026	+10% $950
Rent	-10% $840	-5% $971	+0% $1,102	+5% $1,233	+10% $1,364
Rate	-1.0pp $1,213	-0.5pp $1,158	base $1,102	+0.5pp $1,045	+1.0pp $987

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19231 Tranbarger St Rowland Heights, CA	3.0	2.0	1170	$3,200	$2.74	44d	1	0.11mi
1316 Raleo Ave Rowland Heights, CA	4.0	2.0	1200	$5,000	$4.17	16d	1	0.25mi
19050 Colima Rd Rowland Heights, CA	1.0–2.0	1.0–2.0	833	$2,595	$3.12	22d	2	0.31mi
19319 Pilario St Rowland Heights, CA	4.0	2.0	1480	$3,750	$2.53	44d	1	0.35mi
Searls Dr Unit A Rowland Heights, CA	2.0	1.0	750	$2,600	$3.47	44d	1	0.52mi
1809 Paso Real Ave Rowland Heights, CA	4.0	2.0	1259	$3,500	$2.78	25d	1	0.62mi
18600 Colima Rd Rowland Heights, CA	1.0–2.0	1.0	657	$2,335	$3.55	2d	17	0.80mi
2143 Arcdale Ave Rowland Heights, CA	3.0	2.0	1386	$3,500	$2.53	25d	1	0.83mi
2240 Electra Ave Rowland Heights, CA	3.0	2.0	1256	$3,200	$2.55	18d	1	0.83mi
18567 Colima Rd Rowland Heights, CA	1.0–2.0	1.0–2.0	845	$2,400	$2.84	3d	26	0.86mi
2847 Valley Blvd West Covina, CA	1.0–2.0	1.0	879	$3,040	$3.46	2d	7	0.87mi
18617 Trot Ave Rowland Heights, CA	3.0	2.0	1251	$3,350	$2.68	18d	1	0.89mi
2243 Otterbein Ave Rowland Heights, CA	3.0	2.0	1286	$3,600	$2.80	44d	1	0.89mi
2817 E Valley Blvd West Covina, CA	3.0	2.0	1050	$3,100	$2.95	44d	1	0.90mi
1808 Santa Ysabela Dr Rowland Heights, CA	4.0	2.0	1175	$3,500	$2.98	21d	1	0.93mi
1439 S Jellick Ave Unit B Rowland Heights, CA	2.0	1.5	1049	$2,300	$2.19	5d	1	0.99mi
2601 E Valley Blvd West Covina, CA	1.0–2.0	1.0–2.0	925	$2,650	$2.86	8d	3	1.03mi
18417 Santar St Rowland Heights, CA	4.0	2.0	1142	$3,300	$2.89	17d	1	1.08mi
18658 Mescalero St Rowland Heights, CA	3.0	2.0	1352	$3,800	$2.81	22d	1	1.08mi
18573 Farjardo St Rowland Heights, CA	3.0	2.0	1300	$3,750	$2.88	44d	1	1.14mi
2415 Los Padres Dr Rowland Heights, CA	3.0	2.0	1120	$3,300	$2.95	17d	1	1.30mi
18626 Barroso St Rowland Heights, CA	3.0	2.0	1446	$3,890	$2.69	3d	1	1.30mi
18247 Via Calma #3 Rowland Heights, CA	2.0	1.0	836	$1,995	$2.39	8d	1	1.35mi
1940 Fullerton Rd Rowland Heights, CA	1.0–2.0	1.0	775	$2,265	$2.92	44d	1	1.35mi

Listing history 15 events

1. 2026-06-18
   days on market $219,999 Active 123 DOM
2. 2026-06-17
   days on market $219,999 Active 122 DOM
3. 2026-06-16
   days on market $219,999 Active 121 DOM
4. 2026-06-15
   days on market $219,999 Active 120 DOM
5. 2026-06-13
   days on market $219,999 Active 118 DOM
6. 2026-06-13
   days on market $219,999 Active 117 DOM
7. 2026-06-09
   days on market $219,999 Active 114 DOM
8. 2026-06-08
   days on market $219,999 Active 113 DOM
9. 2026-06-07
   days on market $219,999 Active 112 DOM
10. 2026-06-04
    days on market $219,999 Active 109 DOM
11. 2026-06-03
    days on market $219,999 Active 108 DOM
12. 2026-06-02
    days on market $219,999 Active 107 DOM
13. 2026-06-01
    days on market $219,999 Active 106 DOM
14. 2026-05-31
    days on market $219,999 Active 105 DOM
15. 2026-02-15
    listed $219,999 Active 832-char remark

    Show marketing remark (832 chars)

    Discover this well-maintained, freshly painted inside and out manufactured home in Hi-Lee Village Mobile Home Park, built in 1976 in Rowland Heights, California. This charming 3-bedroom, 2-bathroom home offers approximately 1,040 square feet of living space, plus a fully enclosed bonus sunroom—perfect for additional living, entertaining, or relaxation space. The home features new sliding door, updated windows, and a recently replaced roof, providing added value and peace of mind. Step outside and enjoy your own fruit trees. Nestled in a clean, all-ages mobile home park ideal for families, it is conveniently located near the 60 and 57 freeways, offering easy access for commuters. A full home inspection and termite clearance have already been completed for your confidence. Don’t miss this fantastic opportunity!

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 22 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: $39,834
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,187
• − Management: −$3,187
• − Depreciation: −$6,400
• Taxable income: $10,337
• Est. tax owed @ 24.0%: −$2,481
• After-tax cash flow: $10,744/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 75/100 Cosmetic rehab

This well-maintained manufactured home in Hi-Lee Village Mobile Home Park is in good condition with recent updates, making it a solid investment for both resale and rental.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value.
• Rental Replace or clean gutters — Clean gutters improve drainage and prevent water damage, which is important for renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value. ↑
• Rental Replace or clean gutters — Clean gutters improve drainage and prevent water damage, which is important for renters. ↑

ⓘ 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 — Rowland Heights

• Score: 50/100
• State rank: #1123
• US rank: #25637

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rowland Heights, CA
• County: Los Angeles County · 9,444,647 people
• City population: 42,463
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 42,463
• Household income: $83,428
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1440.0

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: Majority Asian (59%)
• Race & ethnicity: Asian 59% Hispanic / Latino 31% Two or more races 6% White 6% Black 1%
• Hispanic origin (detail): Mexican 25%
• Foreign-born: 55% · China, Canada, South Korea
• Languages at home: 25% English-only · Chinese 37% Spanish 22% Tagalog/Filipino 5%

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: ▼ -754.24%
• Current HPI: 364.5923
• Rent YoY: ▲ 10.27%
• 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

• 2026-02-15 Listed $219,999 CRMLS

Property tax history

+6.8%/yr

Latest (2025): $352 · +6.8% YoY. Source: county tax records.