8509 Beverly Blvd #102 · Pico Rivera, CA 90660

$245,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 54 Days on market

Built 1976 Fair condition $170/sqft · 13% above area Est $217k · 13% over

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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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +3.9/10.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Condition / age +2.2/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pride of ownership. This manufactured home has been lovingly maintained. The home offers a rare blend of vintage charm together with up to date maintenance. Built in the 70s the home remains in near-original condition, showcasing its authentic finishes while feeling remarkably fresh and move-in ready. Inside, you’ll find a spacious living area with plenty of space for even large furniture plus a family room. The kitchen is complemented by original cabinetry, countertops, and hardware that highlight the craftsmanship and design of the late 1970s. The kitchen retains its classic layout, featuring a brand new cooktop and ample storage, perfect for anyone who appreciates retro style or wants a unique canvas for light updates. The bedrooms are generously sized, with plenty of closet space. The bigger bathroom features separate tub and shower together with plenty of storage. Every detail—from the lighting to the flooring—reflects the era, yet everything has been kept in excellent working order. Outside, the home continues to impress with a clean exterior on a corner lot with a patio space ideal for entertaining. This is an opportunity to own a home in good order—perfect for buyers who value character, nostalgia, and quality upkeep.

Key facts

• Clean exterior
• Vintage charm
• Original cabinetry

Tags

• VINTAGE CHARM
• ORIGINAL CABINETRY
• AMPLE STORAGE
• SEPARATE TUB AND SHOWER
• CLEAN EXTERIOR
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $245k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $809 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $238k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 2.7% in Pico Rivera — 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 (#511 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A; Watch: schools D+, crime D-, amenities D-.
• El Rancho Unified (suburban): math 32% / reading 57% proficiency, ranked #185 of 517 in CA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.1%/yr); 68 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 43% of the median local income ($88k/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 $7k 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 + 4.1% rent growth), your $69k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $127k; list at $245k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $237,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.29% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.14%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (median comp): $217,105
• List price: $245,000
• Delta: 12.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8509 Beverly Blvd #76	0.04mi	2/2.0	1,392 (-3%)	1mo	$238,500	$171	92
8509 Beverly #65	0.03mi	2/2.0	1,440 (0%)	9mo	$245,000	$170	91
8509 Beverly Blvd #74	0.04mi	2/2.0	1,508 (+5%)	2mo	$245,000	$162	89
8509 Beverly Blvd #34	0.04mi	2/2.0	1,344 (-7%)	18mo	$205,000	$153	72
8509 Beverly Blvd Unit 121A	0.03mi	2/2.0	1,248 (-13%)	8mo	$220,000	$176	70

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 · 4.13% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.23×
• Total profit: $15,487
• Equity at exit: $36,530

10-year hold

• IRR: 16.1%
• Equity multiple: 2.39×
• Total profit: $95,281
• Equity at exit: $21,183

Cash invested: $68,600 (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 90660

• Rents YoY: 4.1%
• Active inventory: 68
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,167 high
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$665
• Net cashflow: $809

Break-even live

Break-even rent $2,143

Max offer price $245,000

Occupancy floor 69%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8813 Gallatin Rd #102 Pico Rivera, CA	3.0	3.5	1495	$3,600	$2.41	43d	1	0.36mi
8813 Gallatin Rd #101 Pico Rivera, CA	3.0	3.5	1578	$3,700	$2.34	43d	1	0.36mi
260 E Beverly Blvd Unit C Montebello, CA	3.0	2.5	1289	$3,595	$2.79	43d	1	0.43mi
8812 Beverly Rd Pico Rivera, CA	3.0	2.0	1464	$4,700	$3.21	6d	1	0.45mi
8936 Gallatin Rd Pico Rivera, CA	3.0	2.0	1258	$3,325	$2.64	43d	1	0.48mi
4200 Rosemead Blvd Pico Rivera, CA	2.0	2.0	1030	$2,745	$2.67	3d	1	0.49mi
637 Wilber Pl Montebello, CA	3.0	1.0	1087	$3,350	$3.08	24d	1	0.54mi
8939 Gallatin Rd #123 Pico Rivera, CA	3.0	2.0	1330	$3,200	$2.41	6d	1	0.55mi
512 N 2nd St Unit 4 Montebello, CA	2.0	1.0	1022	$2,300	$2.25	17d	1	0.66mi
140 E Whittier Blvd Montebello, CA	3.0–4.0	2.5–4.0	1742	$3,960	$2.27	1d	6	0.69mi
128 N 1st St Apt D Montebello, CA	2.0	1.5	980	$2,500	$2.55	10d	1	0.76mi
428 N 6th St Montebello, CA	3.0	1.0	1108	$3,200	$2.89	7d	1	0.92mi
229 S 5th St Montebello, CA	2.0	1.0	900	$2,500	$2.78	1d	1	1.16mi
205 S 7th St Montebello, CA	3.0	2.0	1517	$3,300	$2.18	1d	1	1.23mi
608 N Taylor Ave Montebello, CA	2.0	2.0	1200	$2,400	$2.00	1d	1	1.37mi
1221 W Lincoln Ave Montebello, CA	2.0	2.0	1300	$2,750	$2.12	4d	1	1.38mi
1301 W Lincoln Ave Montebello, CA	3.0	2.0	1600	$3,500	$2.19	1d	1	1.42mi
891 W Ashiya Rd Unit 1 Montebello, CA	3.0	3.0	1589	$2,500	$1.57	1d	1	1.44mi

Listing history 18 events

1. 2026-06-18
   days on market $245,000 Active 54 DOM
2. 2026-06-17
   days on market $245,000 Active 53 DOM
3. 2026-06-16
   days on market $245,000 Active 52 DOM
4. 2026-06-15
   days on market $245,000 Active 51 DOM
5. 2026-06-13
   days on market $245,000 Active 49 DOM
6. 2026-06-13
   days on market $245,000 Active 48 DOM
7. 2026-06-09
   days on market $245,000 Active 45 DOM
8. 2026-06-08
   days on market $245,000 Active 44 DOM
9. 2026-06-07
   days on market $245,000 Active 43 DOM
10. 2026-06-04
    days on market $245,000 Active 40 DOM
11. 2026-06-03
    days on market $245,000 Active 39 DOM
12. 2026-06-02
    days on market $245,000 Active 38 DOM
13. 2026-06-01
    days on market $245,000 Active 37 DOM
14. 2026-05-31
    days on market $245,000 Active 36 DOM
15. 2026-04-25
    listed $245,000 Active 1270-char remark

    Show marketing remark (1270 chars)

    Pride of ownership. This manufactured home has been lovingly maintained. The home offers a rare blend of vintage charm together with up to date maintenance. Built in the 70s the home remains in near-original condition, showcasing its authentic finishes while feeling remarkably fresh and move-in ready. Inside, you’ll find a spacious living area with plenty of space for even large furniture plus a family room. The kitchen is complemented by original cabinetry, countertops, and hardware that highlight the craftsmanship and design of the late 1970s. The kitchen retains its classic layout, featuring a brand new cooktop and ample storage, perfect for anyone who appreciates retro style or wants a unique canvas for light updates. The bedrooms are generously sized, with plenty of closet space. The bigger bathroom features separate tub and shower together with plenty of storage. Every detail—from the lighting to the flooring—reflects the era, yet everything has been kept in excellent working order. Outside, the home continues to impress with a clean exterior on a corner lot with a patio space ideal for entertaining. This is an opportunity to own a home in good order—perfect for buyers who value character, nostalgia, and quality upkeep.

16. 2022-06-17
    soldstatus $127,000 Closed Sale 800-char remark

    Show marketing remark (800 chars)

    "ACT FAST", "HOME SWEET HOME" Beautiful Mobile Home Located on a Corner Lot in Desirable Villa Nova Senior Park, Home has a Large Front Porch with Patio Area, Large Living Room and Dining Area with Built-In Hutch , Home Features 2 Bedrooms & 2 Bathrooms, Nice Kitchen with Bay Window Looking Out To Front Porch, Appliances include Dishwasher, Cook Top Stove, and Built-In Oven, Sliding Glass Door Leads to Family Room with Built-In Desk, Large Closets in Both Bedrooms, Master Bedroom has Walk-In Closet and Master Bath includes Large Tub, Shower, Double Sinks with Vanity, Large Laundry Room includes Washer & Dryer, New Laminate and Carpet Flooring Throughout Home, 2 Car Carport w/ Storage Shed, "A MUST SEE TO APPRECIATE". .. "HURRY WON'T LAST"

17. 2022-05-24
    status Pending Sale 800-char remark

    Show marketing remark (800 chars)

    "ACT FAST", "HOME SWEET HOME" Beautiful Mobile Home Located on a Corner Lot in Desirable Villa Nova Senior Park, Home has a Large Front Porch with Patio Area, Large Living Room and Dining Area with Built-In Hutch , Home Features 2 Bedrooms & 2 Bathrooms, Nice Kitchen with Bay Window Looking Out To Front Porch, Appliances include Dishwasher, Cook Top Stove, and Built-In Oven, Sliding Glass Door Leads to Family Room with Built-In Desk, Large Closets in Both Bedrooms, Master Bedroom has Walk-In Closet and Master Bath includes Large Tub, Shower, Double Sinks with Vanity, Large Laundry Room includes Washer & Dryer, New Laminate and Carpet Flooring Throughout Home, 2 Car Carport w/ Storage Shed, "A MUST SEE TO APPRECIATE". .. "HURRY WON'T LAST"

18. 2022-05-22
    listed $130,000 Active 800-char remark

    Show marketing remark (800 chars)

    "ACT FAST", "HOME SWEET HOME" Beautiful Mobile Home Located on a Corner Lot in Desirable Villa Nova Senior Park, Home has a Large Front Porch with Patio Area, Large Living Room and Dining Area with Built-In Hutch , Home Features 2 Bedrooms & 2 Bathrooms, Nice Kitchen with Bay Window Looking Out To Front Porch, Appliances include Dishwasher, Cook Top Stove, and Built-In Oven, Sliding Glass Door Leads to Family Room with Built-In Desk, Large Closets in Both Bedrooms, Master Bedroom has Walk-In Closet and Master Bath includes Large Tub, Shower, Double Sinks with Vanity, Large Laundry Room includes Washer & Dryer, New Laminate and Carpet Flooring Throughout Home, 2 Car Carport w/ Storage Shed, "A MUST SEE TO APPRECIATE". .. "HURRY WON'T LAST"

ⓘ 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 6/10 Major 7 d/yr ≥96°F today · 21 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: $38,001
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$3,040
• − Management: −$3,040
• − Depreciation: −$7,127
• Taxable income: $6,170
• Est. tax owed @ 24.0%: −$1,481
• After-tax cash flow: $8,222/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 · 13 photos

Fair 45/100 Moderate rehab

The home is in fair condition with moderate repairs needed in the kitchen and bathroom. Updating these areas will significantly increase its resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — Original cabinetry and countertops need updating
• Moderate Bathroom fixtures — Original fixtures and layout need updating

Value-add opportunities

• Resale Updating kitchen cabinets and countertops — Modernizing the kitchen will attract more buyers
• Resale Updating bathroom fixtures and layout — Modernizing the bathroom will attract more buyers
• Both Painting the exterior and interior — Improving the home's appearance will attract more buyers and renters
• Both Landscaping and improving the patio area — Enhancing the curb appeal will attract more buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Original cabinetry and countertops need updating	Moderate	$3,000–15,000
Bathroom fixtures · Original fixtures and layout need updating	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Resale Updating kitchen cabinets and countertops — Modernizing the kitchen will attract more buyers ↑
• Resale Updating bathroom fixtures and layout — Modernizing the bathroom will attract more buyers ↑
• Both Painting the exterior and interior — Improving the home's appearance will attract more buyers and renters ↑
• Both Landscaping and improving the patio area — Enhancing the curb appeal will attract more buyers and renters ↑

ⓘ 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: El Rancho Unified
• NCES district ID: 0612180
• Math proficiency: 32% ▲ 3.00%
• Reading proficiency: 57% ▲ 14.00%
• Median HH income: $58,233
• Composite: 38.91/100
• National rank: #4093
• State rank: #185 of 517 in CA

Livability — Pico Rivera

• Score: 61/100
• State rank: #511
• US rank: #17324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pico Rivera, CA
• County: Los Angeles County · 9,444,647 people
• City population: 60,272
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 60,272
• Household income: $88,201
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 1257.0

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 (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 21% White 4% Asian 3% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 78%
• Foreign-born: 30% · Canada, Vietnam, China
• Languages at home: 34% English-only · Spanish 63% Tagalog/Filipino 1% Vietnamese 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: ▼ -898.63%
• Current HPI: 437.4769
• Rent YoY: ▲ 4.13%
• 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

+88.5% since first listed

4 events — show timeline

• 2026-04-25 Listed $245,000 CRMLS
• 2022-06-17 Sold (MLS) $127,000 CRMLS
• 2022-05-24 Pending — CRMLS
• 2022-05-22 Listed $130,000 CRMLS