16511 Garfield Unit D40 · Paramount, CA 90723

$79,800

1 bd · 1.0 ba · 500 sqft · Manufactured · 166 Days on market

Manufactured home 55+ age-restricted Built 1991 Good condition $160/sqft · 38% below area Est $129k · 38% under

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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 +22.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Appreciation +2.5/10.0
• Schools +2.5/10.0
• Rent growth +2.3/5.0
• Manufactured-home adj. -5.3

Listing remarks MLS

55+ COMMUNITY -Welcome to this newer-built mobile home offering exceptional space, comfort, and convenience. Centrally located near major freeway access, shopping, dining, and everyday essentials, this home provides the perfect blend of accessibility and easy living. Step inside to a bright, open floor plan filled with natural light. This home offers one generously sized bedroom and one full bathroom, providing a comfortable and functional layout. Enjoy year-round comfort with central heating and air conditioning. Outside, there is parking for two cars side by side, along with nearby guest parking. The home is located within a well-maintained mobile home community that offers fantastic amenities, including a community pool, clubhouse, and on-site car wash area, enhancing the overall lifestyle and convenience. Space rent is $1,035 per month. This move-in-ready home offers great value and is a must-see. Schedule your private showing today!

Key facts

• Clubhouse
• Community pool
• Major freeway access

Tags

• DOUBLE-WIDE MOBILE HOME
• MAJOR FREEWAY ACCESS
• COMMUNITY POOL
• CLUBHOUSE
• ON-SITE CAR WASH AREA

🏷️ Possibly a rental listed for sale. The $79,800 price doesn't fit this home's estimated sale value (~$128,700) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 3.2% 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); 62 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $9k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,224 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.88% ✓
• Cap rate: 15.80%
• Cash-on-cash: 33.95%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

• ARV (median comp): $128,700
• List price: $79,800
• Delta: -38.00%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15321 S Frailey Ave	1.44mi	2/1.0 (+1)	500 (0%)	2mo	$470,000	$940	59
16707 Garfield Ave #1414	0.17mi	2/1.0 (+1)	586 (+17%)	11mo	$83,000	$142	52
1050 E 72nd	0.64mi	1/1.0	556 (+11%)	1mo	$615,000	$1,106	51
1050 E 72nd	0.64mi	1/1.0	556 (+11%)	4mo	$385,000	$692	48
2890 E Artesia #36	0.90mi	1/1.0	556 (+11%)	4mo	$287,500	$517	43
2890 E Artesia Blvd #57	0.90mi	1/1.0	556 (+11%)	10mo	$330,000	$594	38
15000 Downey Ave #355	1.37mi	1/1.0	624 (+25%)	4mo	$305,000	$489	37
16403 Parkshire Ct	0.85mi	2/1.0 (+1)	432 (-14%)	6mo	$525,000	$1,215	33
15000 Downey Ave #231	1.37mi	1/1.0	624 (+25%)	10mo	$305,000	$489	31
15000 Downey Ave #204	1.37mi	1/1.0	624 (+25%)	13mo	$300,000	$481	29
14819 Downey Ave #207	1.41mi	1/1.0	575 (+15%)	14mo	$120,000	$209	28
14819 Downey Ave #301	1.41mi	1/1.0	575 (+15%)	18mo	$400,000	$696	25

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: 25.9%
• Equity multiple: 2.03×
• Total profit: $22,964
• Equity at exit: $11,898

10-year hold

• IRR: 31.7%
• Equity multiple: 3.46×
• Total profit: $54,965
• Equity at exit: $6,900

Cash invested: $22,344 (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: 62
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$418
• Tax est. 1.5%: −$100 /mo · $1,197/yr
• Insurance: −$33
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $632

Break-even live

Break-even rent $698

Max offer price $79,800

Occupancy floor 53%

Sensitivity live

Price	-10% $687	-5% $660	+0% $632	+5% $605	+10% $577
Rent	-10% $514	-5% $573	+0% $632	+5% $691	+10% $751
Rate	-1.0pp $672	-0.5pp $652	base $632	+0.5pp $611	+1.0pp $590

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: $19,950
• Closing costs: $2,394
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6769 Cherry Ave Long Beach, CA	2.0	1.0	650	$1,695	$2.61	0d	1	0.43mi
6759 Cherry Ave Long Beach, CA	1.0	1.0	610	$1,695	$2.78	7d	1	0.44mi
15909 Vermont Ave Paramount, CA	1.0	1.0	742	$1,995	$2.69	3d	2	0.45mi
7029 Orange Ave Long Beach, CA	2.0	1.0	700	$2,519	$3.60	93d	1	0.52mi
1518 E Artesia Blvd Long Beach, CA	1.0	1.0	423	$1,795	$4.24	9d	1	0.71mi
15915 Orizaba Ave Paramount, CA	1.0	1.0	600	$2,150	$3.58	39d	1	0.73mi
6529 Walnut Ave Long Beach, CA	—	1.0	400	$2,000	$5.00	0d	1	0.77mi
6831 Obispo Ave Long Beach, CA	2.0	2.0	750	$2,495	$3.33	17d	1	0.83mi
2921 E Artesia Blvd Long Beach, CA	2.0	1.0	700	$1,495	$2.14	93d	1	0.87mi
7115 Somerset Blvd Unit A Paramount, CA	1.0	1.0	700	$2,250	$3.21	93d	1	0.93mi
7115 Somerset Blvd Unit C Paramount, CA	1.0	1.0	500	$2,000	$4.00	93d	1	0.93mi
6650 Myrtle Ave Long Beach, CA	—	1.0	400	$1,450	$3.62	93d	1	0.93mi
3101 E Artesia Blvd Long Beach, CA	1.0	1.0	560	$1,950	$3.48	0d	3	0.94mi
2821 E 65th St Unit A Long Beach, CA	1.0	1.0	620	$1,895	$3.06	38d	1	0.95mi
15334 Orizaba Ave Paramount, CA	—	1.0	350	$1,195	$3.41	56d	1	0.96mi
3301 E Artesia Blvd Long Beach, CA	1.0	1.0	550	$1,595	$2.90	93d	1	1.08mi
6813 Atlantic Ave Long Beach, CA	1.0	1.0	520	$1,925	$3.70	30d	1	1.11mi
2350 E Poppy St Long Beach, CA	1.0	1.0	500	$2,350	$4.70	93d	1	1.12mi
2051 E Harding St Long Beach, CA	1.0	1.0	542	$2,300	$4.24	93d	1	1.13mi
6651 Millmark Ave Unit A Long Beach, CA	1.0	1.0	487	$1,800	$3.70	93d	1	1.13mi
6651 Millmark Ave Unit A Long Beach, CA	1.0	1.0	487	$1,800	$3.70	54d	1	1.13mi
6546 Indiana Ave Unit 6546-O Long Beach, CA	1.0	1.0	535	$1,695	$3.17	93d	1	1.14mi
17045 Passage Ave Bellflower, CA	1.0	1.0	740	$2,300	$3.11	8d	1	1.21mi
6290 California Ave Unit C Long Beach, CA	1.0	1.0	500	$2,150	$4.30	93d	1	1.24mi
17050 Passage Ave Bellflower, CA	1.0–2.0	1.0–2.0	828	$2,075	$2.51	70d	2	1.24mi
8633 Park St Unit 1/2 Bellflower, CA	2.0	1.0	536	$2,299	$4.29	93d	1	1.29mi
6479 Atlantic Ave Long Beach, CA	1.0	1.0	513	$1,863	$3.63	0d	7	1.31mi
6029 Cherry Ave Unit 1 Long Beach, CA	1.0	1.0	463	$1,695	$3.66	73d	1	1.32mi
560 E 64th St Unit 11 Long Beach, CA	1.0	1.0	555	$1,725	$3.11	1d	1	1.36mi
14409 Gundry Ave Paramount, CA	2.0	1.0	475	$1,975	$4.16	38d	1	1.36mi
15000 Downey Ave Paramount, CA	1.0	1.0	624	$1,895	$3.04	17d	1	1.37mi
6351 Linden Ave Unit 12 Long Beach, CA	1.0	1.0	700	$1,850	$2.64	0d	1	1.41mi
6255 Atlantic Ave Long Beach, CA	1.0	1.0	600	$1,925	$3.21	1d	3	1.45mi
500 E Poppy St Long Beach, CA	1.0	1.0	551	$1,875	$3.40	64d	1	1.47mi
454 E 63rd St Long Beach, CA	1.0	1.0	630	$2,300	$3.65	68d	1	1.49mi

Listing history 50 events

1. 2026-08-08
   days on market $79,800 Active 166 DOM
2. 2026-08-06
   days on market $79,800 Active 164 DOM
3. 2026-08-05
   days on market $79,800 Active 163 DOM
4. 2026-08-04
   days on market $79,800 Active 162 DOM
5. 2026-08-03
   days on market $79,800 Active 161 DOM
6. 2026-07-31
   price $79,800 Active 158 DOM
7. 2026-07-31
   days on market $79,900 Active 158 DOM
8. 2026-07-30
   days on market $79,900 Active 157 DOM
9. 2026-07-30
   days on market $79,900 Active 156 DOM
10. 2026-07-28
    days on market $79,900 Active 155 DOM
11. 2026-07-26
    days on market $79,900 Active 153 DOM
12. 2026-07-24
    days on market $79,900 Active 151 DOM
13. 2026-07-23
    days on market $79,900 Active 150 DOM
14. 2026-07-22
    days on market $79,900 Active 149 DOM
15. 2026-07-21
    days on market $79,900 Active 148 DOM
16. 2026-07-20
    days on market $79,900 Active 147 DOM
17. 2026-07-18
    days on market $79,900 Active 145 DOM
18. 2026-07-18
    days on market $79,900 Active 144 DOM
19. 2026-07-16
    days on market $79,900 Active 143 DOM
20. 2026-07-15
    days on market $79,900 Active 142 DOM
21. 2026-07-14
    days on market $79,900 Active 141 DOM
22. 2026-07-13
    days on market $79,900 Active 140 DOM
23. 2026-07-13
    days on market $79,900 Active 139 DOM
24. 2026-07-11
    days on market $79,900 Active 138 DOM
25. 2026-07-10
    days on market $79,900 Active 137 DOM
26. 2026-07-09
    days on market $79,900 Active 136 DOM
27. 2026-07-07
    days on market $79,900 Active 134 DOM
28. 2026-07-06
    days on market $79,900 Active 133 DOM
29. 2026-07-06
    days on market $79,900 Active 132 DOM
30. 2026-07-05
    days on market $79,900 Active 131 DOM
31. 2026-07-03
    days on market $79,900 Active 130 DOM
32. 2026-07-02
    days on market $79,900 Active 129 DOM
33. 2026-07-01
    days on market $79,900 Active 128 DOM
34. 2026-06-30
    days on market $79,900 Active 127 DOM
35. 2026-06-29
    days on market $79,900 Active 126 DOM
36. 2026-06-28
    days on market $79,900 Active 125 DOM
37. 2026-06-27
    days on market $79,900 Active 124 DOM
38. 2026-06-26
    pricedays on market $79,900 Active 123 DOM
39. 2026-06-24
    days on market $89,000 Active 121 DOM
40. 2026-06-22
    days on market $89,000 Active 119 DOM
41. 2026-06-21
    days on market $89,000 Active 118 DOM
42. 2026-06-18
    days on market $89,000 Active 115 DOM
43. 2026-06-17
    days on market $89,000 Active 114 DOM
44. 2026-06-16
    days on market $89,000 Active 113 DOM
45. 2026-06-15
    days on market $89,000 Active 112 DOM
46. 2026-06-13
    days on market $89,000 Active 110 DOM
47. 2026-06-13
    days on market $89,000 Active 109 DOM
48. 2026-06-09
    days on market $89,000 Active 106 DOM
49. 2026-06-08
    days on market $89,000 Active 105 DOM
50. 2026-06-07
    days on market $89,000 Active 104 DOM

ⓘ 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 6 d/yr ≥90°F today · 18 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: $17,979
• − Mortgage interest: −$4,470
• − Property taxes: −$1,197
• − Insurance: −$399
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$2,321
• Taxable income: $6,715
• Est. tax owed @ 24.0%: −$1,612
• After-tax cash flow: $5,974/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 Est. rehab $2,500–$7,500 screening

This mobile home is in good condition with a good layout and amenities. It is located in a well-maintained community and is ready for a new owner to move in.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — A well-maintained yard can attract more buyers and renters. ↑
• Both Add a small outdoor seating area — Can increase both resale and rental value by adding a functional and attractive outdoor space. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary Wesley Gaines F CA #917/1,571 Nat'l #28,475/41,679 Middle Leona Jackson F CA #382/498 Nat'l #11,105/14,009

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

C Composite livability gradescore 64/100

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 · 10,940,515 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: 18% of renters

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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%

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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%

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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

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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

+122.5% since first listed

9 events — show timeline

• 2026-05-07 Relisted — CRMLS
• 2026-04-24 Pending — CRMLS
• 2026-03-06 Relisted — CRMLS
• 2026-02-27 Pending — CRMLS
• 2026-02-03 Listed $89,000 CRMLS
• 2022-02-15 Pending — CRMLS
• 2022-01-21 Contingent — CRMLS
• 2022-01-20 Listing Removed — CRMLS
• 2021-12-28 Listed $40,000 CRMLS