10550 Dunlap Xing #141 · West Whittier-Los Nietos, CA 90606

$255,000

2 bd · 2.0 ba · 1,160 sqft · Manufactured public records · 24 Days on market

Built 2015 Good condition Est $278k · 8% 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 +25.8/30.0
• ARV discount +11.3/15.0
• DSCR +8.6/10.0
• 1% rule +5.8/10.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Wow, what a property!!! Welcome to Whittier Mobile Country Club, a wonderful 55+ Senior Community with fantastic amenities and even better homes. This 2-bedroom, 2-bathroom mobile home is truly exceptional, offering plenty of space, wonderful upgrades, low maintenance, and a location as private as you can get within the community. The mobile home is situated at the cul-de-sac of the community, where you’ll find very few cars or people crossing the street most of the time. The property features a lovely, newly painted front porch, perfect for enjoying the sunrise each morning with a cup of coffee. The home has been completely renovated, with new paint inside and out, fresh flooring, ne

Key facts

• Cul-de-sac location
• Serviced ac system
• Completely renovated

Tags

• CUL-DE-SAC LOCATION
• COMPLETELY RENOVATED
• UPDATED LIGHTING FIXTURES
• SERVICED AC SYSTEM
• SERVICED WATER HEATER
• BRAND-NEW APPLIANCES

Property features AI

Finance

• Other: Manager approval required; Pets allowed
• Financial info: Land lease amount applies
• HOA & community: Whittier Mobile Home Country Club park; Association amenities include sauna, golf, pool, spa; Senior community; Community features include golf course; Land lease applies

Exterior

• Parking: 2 garage spaces; 2 carport spaces; Guest parking (total 4 parking spaces)
• Utilities: Standard electric service; Natural gas connected; Public/District water; Public sewer
• Home design: Single-story (1 total story); Mobile home remains on site; Faces west
• Construction: Shingle roof; Pillar/post/pier foundation; Mobile home approximately 21 ft wide by 60 ft long; Year built reported by seller
• Exterior features: Front porch; Community pool; Wood skirting; 1 shed; Has patio

Interior

• Kitchen: Microwave; Refrigerator; Gas range; Dishwasher
• Flooring: Vinyl flooring
• Bathrooms: 2 upgraded full bathrooms with bathtub
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Front entry; Community spa; Double-pane windows
• Laundry & utility: Inside laundry; Has laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $622 ($7k/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: $251k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 2.8% in West Whittier-Los Nietos — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Whittier Union High (suburban): math 42% / reading 65% proficiency, ranked #111 of 517 in CA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Daniel Phelan Elementary (534 students, 50% FRL); Katherine Edwards Middle (916 students, 73% FRL); Santa Fe High (math 44% / reading 66%, grade C, #249 of 1,170 statewide, top 22%, 1,935 students, 79% FRL) — zoned schools average 67% FRL vs 26% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 34 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 33% of the median local income ($100k/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.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $251,175 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.08% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.45%
• DSCR: 1.46
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $278,400
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10550 Dunlap Crossing Rd #74	0.02mi	2/2.0	1,200 (+3%)	0mo	$175,000	$146	93
10550 Dunlap Crossing Rd #171	0.03mi	2/2.0	1,200 (+3%)	11mo	$255,000	$213	84
10550 Dunlap Crossing Rd #100	0.00mi	3/2.0 (+1)	1,120 (-3%)	13mo	$269,000	$240	79
10550 Dunlap Crossing Rd #55	0.01mi	2/2.0	1,040 (-10%)	6mo	$259,000	$249	77

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-1,805
• Equity at exit: $38,021

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $49,086
• 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 90606

• Active inventory: 34
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,765 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$119 /mo · $1,427/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $622

Break-even live

Break-even rent $1,978

Max offer price $255,000

Occupancy floor 73%

Sensitivity live

Price	-10% $766	-5% $694	+0% $622	+5% $550	+10% $477
Rent	-10% $403	-5% $512	+0% $622	+5% $731	+10% $840
Rate	-1.0pp $750	-0.5pp $687	base $622	+0.5pp $556	+1.0pp $488

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 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7411 Norwalk Blvd Whittier, CA	2.0	2.0	995	$2,500	$2.51	26d	1	0.24mi
11443 Dicky St Whittier, CA	3.0	2.0	1235	$3,800	$3.08	0d	1	0.74mi
8028 Boer Ave Unit 03 Whittier, CA	1.0	1.0	725	$1,850	$2.55	0d	1	0.78mi
8121 Broadway Ave Whittier, CA	1.0–3.0	1.0–2.0	779	$2,504	$3.21	0d	9	0.85mi
9050 Carron Dr Pico Rivera, CA	1.0	1.0	623	$2,439	$3.91	6d	7	1.14mi
10509 El Rancho Dr Whittier, CA	3.0	1.0	960	$900	$0.94	26d	1	1.21mi
7806 Wellsford Ave Whittier, CA	2.0	1.0	912	$3,299	$3.62	12d	1	1.25mi
4928 Durfee Ave Pico Rivera, CA	2.0	2.0	1000	$2,695	$2.69	0d	2	1.30mi
11918 Greyford St Unit 4 Whittier, CA	2.0	1.0	800	$2,050	$2.56	22d	1	1.32mi
10726 Orange Grv Unit 21 Whittier, CA	2.0	1.0	1000	$2,100	$2.10	23d	1	1.33mi
10733 Orange Grv Unit 33-03 Whittier, CA	3.0	1.5	1100	$2,795	$2.54	22d	1	1.36mi
5593 Pioneer Blvd #18 Whittier, CA	2.0	1.5	880	$2,650	$3.01	8d	1	1.38mi
7820 Farmland Ave Pico Rivera, CA	3.0	1.0	800	$3,295	$4.12	6d	1	1.44mi
10717 Shire Pl Apt 6 Whittier, CA	2.0	2.0	980	$2,750	$2.81	26d	1	1.46mi
7320 Rosemead Blvd Pico Rivera, CA	2.0	2.0	883	$2,650	$3.00	21d	3	1.47mi
10820 Hunter Ave Whittier, CA	3.0	1.0	1316	$4,200	$3.19	0d	1	1.50mi

Listing history 17 events

1. 2026-06-21
   days on market $255,000 Active 24 DOM
2. 2026-06-18
   days on market $255,000 Active 21 DOM
3. 2026-06-17
   days on market $255,000 Active 20 DOM
4. 2026-06-16
   days on market $255,000 Active 19 DOM
5. 2026-06-15
   price $255,000 Active 18 DOM
6. 2026-06-15
   days on market $265,000 Active 18 DOM
7. 2026-06-13
   days on market $265,000 Active 16 DOM
8. 2026-06-13
   days on market $265,000 Active 15 DOM
9. 2026-06-09
   days on market $265,000 Active 12 DOM
10. 2026-06-08
    days on market $265,000 Active 11 DOM
11. 2026-06-07
    days on market $265,000 Active 10 DOM
12. 2026-06-04
    days on market $265,000 Active 7 DOM
13. 2026-06-03
    days on market $265,000 Active 6 DOM
14. 2026-06-02
    days on market $265,000 Active 5 DOM
15. 2026-06-01
    days on market $265,000 Active 4 DOM
16. 2026-05-31
    days on market $265,000 Active 3 DOM
17. 2026-05-28
    listed $265,000 Active

ⓘ 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: $1,427 · $119/mo
• Projected year-2 tax: $1,938 · $162/mo
• Expected delta: +$511/yr (+$43/mo · 35.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 6 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,177
• − Mortgage interest: −$14,284
• − Property taxes: −$1,427
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,654
• − Management: −$2,654
• − Depreciation: −$7,418
• Taxable income: $3,464
• Est. tax owed @ 24.0%: −$831
• After-tax cash flow: $6,629/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 2-bedroom, 2-bathroom mobile home is in excellent condition with recent renovations, making it move-in ready and ideal for both resale and rental.

Value-add opportunities

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

Renovation cost estimate screening

Value-add ROI direction

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

ⓘ 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: Whittier Union High
• NCES district ID: 0642480
• Math proficiency: 42% ▲ 9.00%
• Reading proficiency: 65% ▲ 7.00%
• Median HH income: $66,675
• Composite: 47.19/100
• National rank: #2321
• State rank: #111 of 517 in CA

Livability — West Whittier-Los Nietos

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: West Whittier-Los Nietos, CA
• County: Los Angeles County · 9,444,647 people
• City population: 31,881
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 32,057
• Household income: $100,428
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 556.0

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 17% White 8% Asian 5% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 24% · Canada, South Korea, Vietnam
• Languages at home: 41% English-only · Spanish 55% Tagalog/Filipino 2% Korean 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: ▼ -973.24%
• Current HPI: 428.5874
• Rent YoY: —
• 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

• 2026-05-28 Listed $265,000 CRMLS

Property tax history

+7.4%/yr

Latest (2025): $1,427 · +7.4% YoY. Source: county tax records.