3107 San Gabriel #17 · Rosemead, CA 91770

$149,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 37 Days on market

Built 2001 Est $232k · 36% 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
• Schools +5.0/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, location, location, this is it!! Spacious 3 bedrooms 2 baths manufactured home in the heart Rosemead. Well maintained and ready for its new owner. Spacious family room, leading to dining room and open kitchen. Added bonus, indoor laundry room for easy access. Covered carport with new shed. Additional parking in back of community. Conveniently located near grocery stores, restaurants, 10 & 60 fwy. Centrically located near San Gabriel, Alhambra, Montebello, Monterey Park, and El Monte. Come tour, before it’s too late.

Key facts

• Functional layout
• 2 parking spots
• Built 2001

Tags

• TRADE WINDS MOBILE ESTATES
• PRIME ROSEMEAD LOCATION
• MINUTES FROM LOCAL SHOPPING
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Living area per public records; Parcel number 8950307017; Directions: San Gabriel Blvd and Park St; Latitude 34.064679, Longitude -118.091364
• HOA & community: Community has street lighting and sidewalks; Located in the Trade Winds park; Land lease of $1,900

Exterior

• Parking: 2 parking spaces; 2 carport spaces
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home (double-wide); Mobile home remains on site
• Construction: Mobile home measuring approximately 6 ft by 49 ft; 1 story
• Exterior features: No pool

Interior

• Kitchen: Gas oven
• Bathrooms: 2 full bathrooms
• Interior features: Main entry at level 1
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $149k.

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 $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.5% vs local median 2.2% in Rosemead — 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 62/100 on livability (#498 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment B; Watch: crime D, amenities D, cost of living F.
• Market conditions: Rents soft (-1.2%/yr); 62 active listings in the ZIP; 40 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 $3,057/mo this rent would consume 49% of the median local household income ($75k/yr) (locally 2383% 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 $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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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.
• Current owner paid $58k; list at $149k implies a 157% gain — meaningful room to come down on a strong offer.

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 $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 2.05% ✓
• Cap rate: 18.48%
• Cash-on-cash: 43.54%
• DSCR: 2.94
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $232,320
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3107 N San Gabriel Blvd #7	0.00mi	2/2.0 (-1)	1,000 (-5%)	2mo	$220,000	$220	85

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: 37.1%
• Equity multiple: 2.52×
• Total profit: $63,276
• Equity at exit: $22,216

10-year hold

• IRR: 42.3%
• Equity multiple: 4.46×
• Total profit: $144,492
• Equity at exit: $12,883

Cash invested: $41,720 (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 91770

• Rents YoY: -1.2%
• Active inventory: 62
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $3,057 high
• Mortgage (P&I): −$781
• Tax from tax record: −$58 /mo · $690/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $1,514

Break-even live

Break-even rent $1,141

Max offer price $149,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,598	-5% $1,556	+0% $1,514	+5% $1,472	+10% $1,429
Rent	-10% $1,272	-5% $1,393	+0% $1,514	+5% $1,634	+10% $1,755
Rate	-1.0pp $1,589	-0.5pp $1,552	base $1,514	+0.5pp $1,475	+1.0pp $1,436

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8036 Whitmore St Rosemead, CA	3.0	1.5	1200	$3,200	$2.67	8d	1	0.11mi
2727 Kelburn Ave Unit 2729 Rosemead, CA	3.0	1.0	925	$3,150	$3.41	3d	1	0.30mi
2730 Denton Ave Rosemead, CA	3.0	1.0	1000	$2,600	$2.60	13d	1	0.30mi
8449 Garvey Ave Rosemead, CA	2.0	2.0	1200	$3,145	$2.62	14d	1	0.45mi
3317 Del Mar Ave Unit D Rosemead, CA	2.0	1.5	1232	$2,980	$2.42	25d	1	0.51mi
3109 Walnut Grove Ave Unit 3111 Rosemead, CA	2.0	1.0	936	$2,600	$2.78	17d	1	0.56mi
7757 Hellman Ave Rosemead, CA	2.0	1.0	900	$2,250	$2.50	25d	1	0.61mi
2456 Delta Ave Rosemead, CA	2.0	1.0	906	$2,500	$2.76	25d	1	0.66mi
3612 Chariette Ave Rosemead, CA	3.0	2.0	1453	$3,000	$2.06	2d	1	0.68mi
2611 Muscatel Ave Rosemead, CA	2.0	1.0	1000	$2,300	$2.30	25d	1	0.88mi
190 N New Ave #2 Monterey Park, CA	2.0	2.5	1195	$3,250	$2.72	21d	1	0.91mi
190 N New Ave #2 Monterey Park, CA	2.0	2.5	1195	$3,250	$2.72	22d	1	0.91mi
180 N New Ave #2 Monterey Park, CA	2.0	2.5	1195	$3,250	$2.72	22d	1	0.91mi
180 N New Ave #5 Monterey Park, CA	2.0	2.5	1237	$3,320	$2.68	21d	1	0.91mi
180 N New Ave #5 Monterey Park, CA	2.0	2.5	1237	$3,320	$2.68	22d	1	0.91mi
180 N New Ave #2 Monterey Park, CA	2.0	2.5	1195	$3,250	$2.72	21d	1	0.91mi
170 N New Ave #1 Monterey Park, CA	2.0	2.5	1237	$3,310	$2.68	22d	1	0.91mi
170 N New Ave #3 Monterey Park, CA	2.0	2.5	1209	$3,280	$2.71	22d	1	0.91mi
170 N New Ave #3 Monterey Park, CA	2.0	2.5	1209	$3,280	$2.71	21d	1	0.91mi
170 N New Ave #1 Monterey Park, CA	2.0	2.5	1237	$3,320	$2.68	21d	1	0.91mi
160 N New Ave Monterey Park, CA	2.0	2.5	1328	$3,325	$2.50	21d	2	0.91mi
160 N New Ave Unit 8 Monterey Park, CA	2.0	2.5	1342	$3,350	$2.50	22d	1	0.91mi
160 N New Ave Unit 1 Monterey Park, CA	2.0	2.5	1314	$3,300	$2.51	21d	1	0.91mi
140 N New Ave #1 Monterey Park, CA	2.0	2.5	1237	$3,310	$2.68	21d	1	0.91mi
140 N New Ave #1 Monterey Park, CA	2.0	2.5	1237	$3,310	$2.68	22d	1	0.91mi
130 N New Ave #1 Monterey Park, CA	2.0	2.5	1342	$3,340	$2.49	22d	1	0.91mi
130 N New Ave #6 Monterey Park, CA	2.0	2.5	1334	$3,360	$2.52	21d	1	0.91mi
130 New Ave Unit 5 Monterey Park, CA	2.0	2.5	1373	$3,380	$2.46	14d	1	0.91mi
130 N New Ave #1 Monterey Park, CA	2.0	2.5	1342	$3,340	$2.49	21d	1	0.91mi
130 N New Ave #6 Monterey Park, CA	2.0	2.5	1334	$3,360	$2.52	22d	1	0.91mi
215 N New Ave Unit 215A Monterey Park, CA	2.0	1.0	900	$2,000	$2.22	25d	1	0.95mi
303 N New Ave Unit C Monterey Park, CA	2.0	1.0	850	$2,500	$2.94	4d	1	0.95mi
1622 Alegro Sq Unit J San Gabriel, CA	2.0	2.0	900	$2,280	$2.53	19d	1	0.98mi
1843 Delta Ave Rosemead, CA	3.0	2.0	1183	$3,500	$2.96	25d	1	1.02mi
8348 Rush St Rosemead, CA	2.0	2.0	986	$2,650	$2.69	17d	1	1.02mi
8348 Rush St Unit 8348 Rosemead, CA	2.0	2.0	986	$2,650	$2.69	16d	1	1.02mi
818 E Valley Blvd San Gabriel, CA	2.0	1.0	990	$2,400	$2.42	2d	1	1.04mi
2456 New Ave Unit 2458 C Rosemead, CA	2.0	1.0	850	$2,245	$2.64	25d	1	1.05mi
2456 New Ave Rosemead, CA	2.0	1.5	1000	$2,395	$2.40	3d	1	1.05mi
2458 New Ave Rosemead, CA	2.0	1.5	1100	$2,395	$2.18	8d	1	1.05mi

Listing history 24 events

1. 2026-06-18
   days on market $149,000 Active 37 DOM
2. 2026-06-17
   days on market $149,000 Active 36 DOM
3. 2026-06-16
   days on market $149,000 Active 35 DOM
4. 2026-06-15
   days on market $149,000 Active 34 DOM
5. 2026-06-13
   days on market $149,000 Active 32 DOM
6. 2026-06-09
   days on market $149,000 Active 28 DOM
7. 2026-06-08
   days on market $149,000 Active 27 DOM
8. 2026-06-07
   days on market $149,000 Active 26 DOM
9. 2026-06-04
   days on market $149,000 Active 23 DOM
10. 2026-06-03
    days on market $149,000 Active 22 DOM
11. 2026-06-02
    days on market $149,000 Active 21 DOM
12. 2026-06-01
    days on market $149,000 Active 20 DOM
13. 2026-05-31
    days on market $149,000 Active 19 DOM
14. 2026-05-12
    listed $149,000 Active
15. 2021-08-16
    soldstatus $58,000 Closed Sale 543-char remark

    Show marketing remark (543 chars)

    Location, location, location, this is it!! Spacious 3 bedrooms 2 baths manufactured home in the heart Rosemead. Well maintained and ready for its new owner. Spacious family room, leading to dining room and open kitchen. Added bonus, indoor laundry room for easy access. Covered carport with new shed. Additional parking in back of community. Conveniently located near grocery stores, restaurants, 10 & 60 fwy. Centrically located near San Gabriel, Alhambra, Montebello, Monterey Park, and El Monte. Come tour, before it’s too late.

16. 2021-08-13
    status Pending Sale 543-char remark

    Show marketing remark (543 chars)

    Location, location, location, this is it!! Spacious 3 bedrooms 2 baths manufactured home in the heart Rosemead. Well maintained and ready for its new owner. Spacious family room, leading to dining room and open kitchen. Added bonus, indoor laundry room for easy access. Covered carport with new shed. Additional parking in back of community. Conveniently located near grocery stores, restaurants, 10 & 60 fwy. Centrically located near San Gabriel, Alhambra, Montebello, Monterey Park, and El Monte. Come tour, before it’s too late.

17. 2021-08-03
    historical Active Under Contract 543-char remark

    Show marketing remark (543 chars)

    Location, location, location, this is it!! Spacious 3 bedrooms 2 baths manufactured home in the heart Rosemead. Well maintained and ready for its new owner. Spacious family room, leading to dining room and open kitchen. Added bonus, indoor laundry room for easy access. Covered carport with new shed. Additional parking in back of community. Conveniently located near grocery stores, restaurants, 10 & 60 fwy. Centrically located near San Gabriel, Alhambra, Montebello, Monterey Park, and El Monte. Come tour, before it’s too late.

18. 2021-07-03
    price $60,000 543-char remark

    Show marketing remark (543 chars)

    Location, location, location, this is it!! Spacious 3 bedrooms 2 baths manufactured home in the heart Rosemead. Well maintained and ready for its new owner. Spacious family room, leading to dining room and open kitchen. Added bonus, indoor laundry room for easy access. Covered carport with new shed. Additional parking in back of community. Conveniently located near grocery stores, restaurants, 10 & 60 fwy. Centrically located near San Gabriel, Alhambra, Montebello, Monterey Park, and El Monte. Come tour, before it’s too late.

19. 2021-03-06
    listed $70,000 Active 543-char remark

    Show marketing remark (543 chars)

    Location, location, location, this is it!! Spacious 3 bedrooms 2 baths manufactured home in the heart Rosemead. Well maintained and ready for its new owner. Spacious family room, leading to dining room and open kitchen. Added bonus, indoor laundry room for easy access. Covered carport with new shed. Additional parking in back of community. Conveniently located near grocery stores, restaurants, 10 & 60 fwy. Centrically located near San Gabriel, Alhambra, Montebello, Monterey Park, and El Monte. Come tour, before it’s too late.

20. 2021-02-16
    historical
21. 2021-02-13
    status Active
22. 2021-01-09
    status Active
23. 2020-11-30
    listed $70,000 Active
24. 2020-11-23
    historical

ⓘ 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: $690 · $58/mo
• Projected year-2 tax: $1,132 · $94/mo
• Expected delta: +$442/yr (+$37/mo · 64.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 20 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: $36,680
• − Mortgage interest: −$8,346
• − Property taxes: −$690
• − Insurance: −$745
• − Repairs & maintenance: −$2,934
• − Management: −$2,934
• − Depreciation: −$4,335
• Taxable income: $16,694
• Est. tax owed @ 24.0%: −$4,007
• After-tax cash flow: $14,158/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)

No district data.

Livability — Rosemead

• Score: 62/100
• State rank: #498
• US rank: #16795

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosemead, CA
• County: Los Angeles County · 9,444,647 people
• City population: 58,382
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 58,382
• Household income: $75,000
• Rent vs Own: 51.0% rent · 49.0% own
• Severe rent burden: 2383.0

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 Asian (65%)
• Race & ethnicity: Asian 65% Hispanic / Latino 29% Two or more races 5% White 4% Native American 1%
• Hispanic origin (detail): Mexican 25%
• Foreign-born: 57% · Vietnam, China, Canada
• Languages at home: 20% English-only · Chinese 36% Spanish 22% Vietnamese 15%

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: ▼ -1316.03%
• Current HPI: 437.2197
• Rent YoY: ▼ -1.18%
• 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

+112.9% since first listed

11 events — show timeline

• 2026-05-12 Listed $149,000 CRMLS
• 2021-08-16 Sold (MLS) $58,000 CRMLS
• 2021-08-13 Pending — CRMLS
• 2021-08-03 Contingent — CRMLS
• 2021-07-03 Price Changed $60,000 CRMLS
• 2021-03-06 Listed $70,000 CRMLS
• 2021-02-16 Listing Removed — CRMLS
• 2021-02-13 Relisted — CRMLS
• 2021-01-09 Relisted — CRMLS
• 2020-11-30 Listed $70,000 CRMLS
• 2020-11-23 Coming Soon — CRMLS

Property tax history

+5.9%/yr

Latest (2025): $690 · +5.9% YoY. Source: county tax records.