1441 Paso Real · Rowland Heights, CA 91748

$120,000

2 bd · 2.0 ba · 5,407 sqft · Land public records · 252 Days on market

Built 1971 $22/sqft · 88% below area Est $137k · 12% 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 +13.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent Investment Opportunity!This charming mobile home is perfect for investors looking for a great flip or for anyone ready to create their dream home. It features 2 bedrooms and 1 bathroom, with a nice-sized backyard and a two-car carport for convenience. Ideally situated near the entrance of the community, this property offers easy access and everyday convenience. Enjoy beautiful sunset views from your own yard and envision the potential this home has to offer. With a little TLC, you can transform this property into a cozy retreat or a profitable investment — the possibilities are endless!

Key facts

• Nice-sized backyard
• Two-car carport
• Sunset views

Tags

• NICE-SIZED BACKYARD
• TWO-CAR CARPORT
• SUNSET VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $120k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.1% 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; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 44% of the median local income ($83k/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 $830 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 + 8.0% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $80k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 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. 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: 2.54% ✓
• Cap rate: 22.11%
• Cash-on-cash: 56.50%
• DSCR: 3.51
• GRM: 3.3

CMA / ARV

• ARV (median comp): $136,833
• List price: $120,000
• Delta: -12.30%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 60.5%
• Equity multiple: 3.90×
• Total profit: $97,494
• Equity at exit: $17,892

10-year hold

• IRR: 66.9%
• Equity multiple: 9.58×
• Total profit: $288,250
• Equity at exit: $10,375

Cash invested: $33,600 (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: 3.3×

Monthly cashflow live

• Estimated rent: $3,052 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $1,582

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,665	-5% $1,624	+0% $1,582	+5% $1,541	+10% $1,499
Rent	-10% $1,341	-5% $1,461	+0% $1,582	+5% $1,703	+10% $1,823
Rate	-1.0pp $1,642	-0.5pp $1,613	base $1,582	+0.5pp $1,551	+1.0pp $1,519

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $120,000 Active 252 DOM
2. 2026-06-17
   days on market $120,000 Active 251 DOM
3. 2026-06-16
   days on market $120,000 Active 250 DOM
4. 2026-06-15
   days on market $120,000 Active 249 DOM
5. 2026-06-13
   days on market $120,000 Active 247 DOM
6. 2026-06-13
   days on market $120,000 Active 246 DOM
7. 2026-06-09
   days on market $120,000 Active 243 DOM
8. 2026-06-08
   days on market $120,000 Active 242 DOM
9. 2026-06-07
   days on market $120,000 Active 241 DOM
10. 2026-06-04
    days on market $120,000 Active 238 DOM
11. 2026-06-03
    days on market $120,000 Active 237 DOM
12. 2026-06-02
    days on market $120,000 Active 236 DOM
13. 2026-06-01
    days on market $120,000 Active 235 DOM
14. 2026-05-31
    days on market $120,000 Active 234 DOM
15. 2026-04-14
    historical
16. 2026-03-26
    listed $199,800 Active
17. 2026-03-12
    historical
18. 2026-02-25
    listed $218,000 Active
19. 2026-02-11
    price $120,000
20. 2026-01-16
    price $125,000
21. 2025-12-27
    price $130,000
22. 2025-10-09
    listed $135,000 Active
23. 2009-08-16
    historical
24. 2009-05-13
    price $90,000
25. 2009-02-11
    listed $104,900
26. 1981-06-18
    soldstatus $2,730,000

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 21 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: $36,628
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,930
• − Management: −$2,930
• − Depreciation: −$3,491
• Taxable income: $18,155
• Est. tax owed @ 24.0%: −$4,357
• After-tax cash flow: $14,628/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: 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

-92.7% since first listed

12 events — show timeline

• 2026-04-14 Listing Removed — CRMLS
• 2026-03-26 Listed $199,800 CRMLS
• 2026-03-12 Listing Removed — CRMLS
• 2026-02-25 Listed $218,000 CRMLS
• 2026-02-11 Price Changed $120,000 CRMLS
• 2026-01-16 Price Changed $125,000 CRMLS
• 2025-12-27 Price Changed $130,000 CRMLS
• 2025-10-09 Listed $135,000 CRMLS
• 2009-08-16 Listing Removed — CRMLS
• 2009-05-13 Price Changed $90,000 CRMLS
• 2009-02-11 Listed $104,900 CRMLS
• 1981-06-18 Sold (Public Records) $2,730,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $172,995 · +3.4% YoY. Source: county tax records.