12700 Elliott Ave #35 · El Monte, CA 91732

$149,000

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 170 Days on market

Built 1997 Est $152k · at est.

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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
• ARV discount +8.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to own a home! Spacious with attached covered carport enough to fit 3 vehicles. Backyard fenced for privacy. This all age community has 2 swimming pools, club house for events and a park/playground. Close to public transportation, schools, restaurants. Accessible to the 10 and 605 freeways.

Key facts

• Swimming pools
• Backyard fenced
• Club house

Tags

• ATTACHED COVERED CARPORT
• BACKYARD FENCED
• SWIMMING POOLS
• CLUB HOUSE
• PARK PLAYGROUND
• PUBLIC TRANSPORTATION

Property features AI

Finance

• Other: Manager approval required; Pets allowed with breed restrictions
• Financial info: Monthly land lease: $1,900
• HOA & community: Land lease community (Brookside Country Club MHC)

Exterior

• Parking: Carport
• Utilities: Public sewer; District/public water
• Home design: Mobile home (double-wide); Single-story; Entry at street level
• Construction: Mobile home remains on site; Living area estimated; Dimensions approximately 46 by 24 (mobile home)
• Exterior features: Back yard; Community pool; Street lighting

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-level home; Street-level entry
• 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 $1k ($14k/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: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 2.4% in El Monte — 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 61/100 on livability (#554 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: crime D, amenities F, cost of living F.
• Mountain View Elementary (suburban): math 25% / reading 25% proficiency, ranked #417 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Maxson Elementary (467 students, 72% FRL); Mountain View High (1,249 students, 94% FRL) — zoned schools at 83% FRL track the district average.
• Market conditions: 83 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 41% of the median local income ($75k/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 $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 + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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.

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 $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 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 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?
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: 1.71% ✓
• Cap rate: 15.41%
• Cash-on-cash: 32.57%
• DSCR: 2.45
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $152,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12700 Elliott #292	0.00mi	3/2.0	1,080 (0%)	6mo	$170,000	$157	95
12700 Elliott #110	0.00mi	3/2.0	1,056 (-2%)	2mo	$149,000	$141	95
12700 Elliott #71	0.00mi	3/2.0	1,056 (-2%)	5mo	$143,000	$135	92
12700 Elliott Ave #438	0.00mi	3/2.0	1,104 (+2%)	6mo	$156,000	$141	91
12700 Elliott #151	0.00mi	3/2.0	1,152 (+7%)	2mo	$150,000	$130	87
12700 Elliott Ave #219	0.00mi	3/2.0	1,152 (+7%)	7mo	$150,000	$130	83
12700 Elliott Ave #168	0.00mi	3/2.0	1,152 (+7%)	7mo	$150,000	$130	83
12700 Elliott Ave #80	0.00mi	4/2.0 (+1)	1,152 (+7%)	5mo	$175,000	$152	80
12700 Elliott Ave #87	0.00mi	4/2.0 (+1)	1,164 (+8%)	7mo	$111,000	$95	76
12700 Elliott Ave #354	0.00mi	3/2.0	1,008 (-7%)	16mo	$170,000	$169	76
12700 ELLIOTT #392	0.00mi	3/2.0	1,152 (+7%)	17mo	$168,000	$146	75
12700 Elliot #456	0.15mi	4/2.0 (+1)	1,200 (+11%)	5mo	$122,000	$102	65

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: 27.6%
• Equity multiple: 2.15×
• Total profit: $47,935
• Equity at exit: $22,216

10-year hold

• IRR: 35.1%
• Equity multiple: 4.22×
• Total profit: $134,416
• 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 91732

• Active inventory: 83
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,555 high
• Mortgage (P&I): −$781
• Tax from tax record: −$43 /mo · $513/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $1,132

Break-even live

Break-even rent $1,122

Max offer price $149,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,217	-5% $1,175	+0% $1,132	+5% $1,090	+10% $1,048
Rent	-10% $931	-5% $1,032	+0% $1,132	+5% $1,233	+10% $1,334
Rate	-1.0pp $1,208	-0.5pp $1,170	base $1,132	+0.5pp $1,094	+1.0pp $1,055

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2642 Maxson Rd Unit 6 El Monte, CA	2.0	1.0	900	$2,195	$2.44	0d	1	0.60mi
2826 Cogswell Rd Unit A El Monte, CA	2.0	1.5	1156	$2,650	$2.29	19d	1	0.88mi
1946 Bryce Rd South El Monte, CA	2.0	1.0	950	$2,300	$2.42	0d	1	0.92mi
1024 Bunbury Dr Whittier, CA	4.0	2.0	1414	$1,500	$1.06	4d	1	0.94mi
11937 Elliott Ave El Monte, CA	2.0	1.0	782	$2,850	$3.64	0d	1	0.95mi
11323 Schmidt Rd El Monte, CA	3.0	1.0	720	$2,450	$3.40	0d	1	1.12mi
3437 Belcroft Ave El Monte, CA	2.0	1.0	700	$2,195	$3.14	0d	1	1.15mi
2802 New Deal Ave Apt H El Monte, CA	3.0	1.0	850	$2,395	$2.82	0d	1	1.35mi
12350 Deana St Unit 8 El Monte, CA	2.0	1.0	741	$2,175	$2.94	0d	1	1.45mi

Listing history 22 events

1. 2026-06-21
   days on market $149,000 Active 170 DOM
2. 2026-06-18
   days on market $149,000 Active 167 DOM
3. 2026-06-17
   days on market $149,000 Active 166 DOM
4. 2026-06-16
   days on market $149,000 Active 165 DOM
5. 2026-06-15
   days on market $149,000 Active 164 DOM
6. 2026-06-13
   days on market $149,000 Active 162 DOM
7. 2026-06-13
   days on market $149,000 Active 161 DOM
8. 2026-06-09
   days on market $149,000 Active 158 DOM
9. 2026-06-08
   days on market $149,000 Active 157 DOM
10. 2026-06-07
    pricedays on market $149,000 Active 156 DOM
11. 2026-06-04
    days on market $152,000 Active 153 DOM
12. 2026-06-03
    days on market $152,000 Active 152 DOM
13. 2026-06-02
    days on market $152,000 Active 151 DOM
14. 2026-06-01
    days on market $152,000 Active 150 DOM
15. 2026-05-31
    days on market $152,000 Active 149 DOM
16. 2026-01-02
    listed $152,000 Active
17. 2025-12-31
    historical
18. 2025-07-04
    listed $159,000 Active
19. 2015-12-31
    historical
20. 2015-01-02
    listed $49,990 Active
21. 2014-12-30
    historical
22. 2013-07-16
    listed $49,990 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: $513 · $43/mo
• Projected year-2 tax: $1,132 · $94/mo
• Expected delta: +$620/yr (+$52/mo · 120.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 20 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: $30,663
• − Mortgage interest: −$8,346
• − Property taxes: −$513
• − Insurance: −$745
• − Repairs & maintenance: −$2,453
• − Management: −$2,453
• − Depreciation: −$4,335
• Taxable income: $11,819
• Est. tax owed @ 24.0%: −$2,836
• After-tax cash flow: $10,753/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: Mountain View Elementary
• NCES district ID: 0626190
• Math proficiency: 25% ▼ -3.00%
• Reading proficiency: 25% ▼ -15.00%
• Median HH income: $41,311
• Composite: 21.23/100
• National rank: #8404
• State rank: #417 of 517 in CA

Livability — El Monte

• Score: 61/100
• State rank: #554
• US rank: #18369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Monte, CA
• County: Los Angeles County · 9,444,647 people
• City population: 85,051
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 57,431
• Household income: $75,108
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 2538.0

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 (65%)
• Race & ethnicity: Hispanic / Latino 65% Asian 29% Two or more races 22% White 3% Native American 2%
• Hispanic origin (detail): Mexican 57%
• Foreign-born: 49% · Canada, China, Vietnam
• Languages at home: 20% English-only · Spanish 54% Chinese 16% Vietnamese 7%

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: ▼ -1009.25%
• Current HPI: 413.0584
• 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

+204.1% since first listed

7 events — show timeline

• 2026-01-02 Listed $152,000 CRMLS
• 2025-12-31 Listing Removed — CRMLS
• 2025-07-04 Listed $159,000 CRMLS
• 2015-12-31 Listing Removed — CRMLS
• 2015-01-02 Listed $49,990 CRMLS
• 2014-12-30 Listing Removed — CRMLS
• 2013-07-16 Listed $49,990 CRMLS

Property tax history

+7.0%/yr

Latest (2025): $513 · +7.0% YoY. Source: county tax records.