9113 Rosecrans Ave · Bellflower, CA 90706

$20,000

1 bd · 1.0 ba · 768 sqft · Land public records · 35 Days on market

Built 1955 $26/sqft · 100% below area

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.4/10.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special & acirc; & euro; & ldquo; 1 Bed Mobile Home in Bellflower (Fixer Upper) Great opportunity for investors, flippers, or buyers looking to customize a space to their liking! This 1-bedroom, 1-bath mobile home features a functional layout with a small living area, gas kitchen, and standing shower. With some vision and renovation, this property has strong potential. ?? Property Highlights: & Acirc; & nbsp; & Acirc; & nbsp; & Acirc; & nbsp; & acirc; & euro; & cent; & Acirc; & nbsp; & Acirc; & nbsp; & Acirc; & nbsp; 1 Bedroom / 1 Bathroom & Acirc; & nbsp; & Acirc; & nbsp; & Acirc; &

Key facts

• Gas kitchen
• Standing shower
• Built 1955

Tags

• GAS KITCHEN
• STANDING SHOWER
• LOCATED IN BELLFLOWER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $20k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.
• Cap rate 105.4% vs local median 2.5% in Bellflower — 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 62/100 on livability (#483 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: amenities C-, health & safety D+, crime F.
• Downey Unified (suburban): math 41% / reading 53% proficiency, ranked #481 of 1,400 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.8%/yr); 70 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 35% of the median local income ($79k/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 $138 of loan paydown is wiped out by about $600 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 + 2.8% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $19,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 11.33% ✓
• Cap rate: 105.44%
• Cash-on-cash: 354.11%
• DSCR: 16.76
• GRM: 0.7

CMA / ARV

• ARV (median comp): $2,237,142,153
• List price: $20,000
• Delta: -100.00%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.79% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 19.14×
• Total profit: $101,565
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 40.67×
• Total profit: $222,152
• Equity at exit: $1,729

Cash invested: $5,600 (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 90706

• Rents YoY: 2.8%
• Active inventory: 70
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $2,267 high
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $1,653

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 22%

Sensitivity live

Price	-10% $1,666	-5% $1,659	+0% $1,653	+5% $1,646	+10% $1,639
Rent	-10% $1,473	-5% $1,563	+0% $1,653	+5% $1,742	+10% $1,832
Rate	-1.0pp $1,663	-0.5pp $1,658	base $1,653	+0.5pp $1,647	+1.0pp $1,642

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8831 Rosecrans Ave Unit 17 Downey, CA	2.0	1.0	675	$2,150	$3.19	8d	1	0.34mi
9610 Rosecrans Ave Bellflower, CA	2.0	1.0	1050	$3,195	$3.04	44d	1	0.60mi
9200 Somerset Blvd Bellflower, CA	1.0	1.0	600	$1,865	$3.11	8d	1	0.61mi
9308 Somerset Blvd Bellflower, CA	1.0	1.0	650	$1,925	$2.96	19d	1	0.64mi
12709 Lakewood Blvd Unit 107 Downey, CA	2.0	1.5	1110	$2,575	$2.32	44d	1	0.70mi
15109 Ryon Ave Bellflower, CA	2.0	2.0	816	$2,700	$3.31	8d	1	0.83mi
8709 Lyndora St Unit D Downey, CA	2.0	1.0	750	$2,100	$2.80	25d	1	0.87mi
8747 Imperial Hwy Downey, CA	1.0	1.0	551	$1,995	$3.62	17d	1	0.89mi
8350 Gardendale St Paramount, CA	2.0	2.0	920	$2,750	$2.99	17d	1	0.89mi
8721 Imperial Hwy Downey, CA	1.0–2.0	1.0	907	$2,358	$2.60	7d	1	0.92mi
13202 Downey Ave Paramount, CA	2.0	2.0	875	$2,550	$2.91	8d	1	0.95mi
8629 Imperial Hwy Downey, CA	1.0	1.0	650	$1,970	$3.03	13d	2	0.96mi
15754 Faculty Ave Unit 1/2 Bellflower, CA	1.0	1.0	600	$2,200	$3.67	25d	1	0.99mi
13940 Paramount Blvd Paramount, CA	1.0	1.0	600	$1,950	$3.25	44d	1	1.21mi
9408 Harvard St Unit 6 Bellflower, CA	2.0	1.0	661	$2,450	$3.71	25d	1	1.23mi
9515 Harvard St Bellflower, CA	2.0	1.0	900	$3,195	$3.55	25d	1	1.23mi
14009 Paramount Blvd Paramount, CA	1.0–2.0	1.0–2.0	880	$1,950	$2.22	44d	1	1.25mi
13947 Paramount Blvd Paramount, CA	2.0	2.0	900	$2,605	$2.89	44d	1	1.27mi
7950 Howe St Paramount, CA	2.0	2.0	876	$2,350	$2.68	44d	1	1.27mi
9453 Los Angeles St Bellflower, CA	1.0	1.0	750	$2,250	$3.00	44d	1	1.27mi
9649 Harvard St Bellflower, CA	2.0	1.0	720	$2,680	$3.72	11d	1	1.28mi
16245 Lakewood Blvd Bellflower, CA	2.0	1.0	966	$2,402	$2.49	44d	1	1.29mi
13801 Paramount Blvd Paramount, CA	1.0–2.0	1.0–2.0	899	$2,277	$2.53	2d	10	1.32mi
9700 Harvard St Bellflower, CA	2.0	1.0	800	$2,300	$2.88	44d	1	1.34mi
15153 1/4 Woodruff Pl Bellflower, CA	2.0	2.0	954	$3,100	$3.25	22d	1	1.34mi
9420 Olive St Bellflower, CA	2.0	1.0	800	$2,695	$3.37	25d	1	1.35mi
10129 Foster Rd Unit 15C Downey, CA	2.0	1.0	810	$2,420	$2.99	44d	1	1.38mi
15147 Woodruff Pl Bellflower, CA	2.0–3.0	1.0–2.0	962	$2,795	$2.90	44d	1	1.39mi
15561 Cornuta Ave Bellflower, CA	1.0	1.0	560	$2,000	$3.57	5d	1	1.42mi
8105 Imperial Hwy Downey, CA	1.0	1.0	800	$2,210	$2.76	44d	3	1.42mi
9563 Mayne St Unit 9565 1/2 Bellflower, CA	2.0	1.0	800	$2,400	$3.00	44d	1	1.43mi
13822 Arthur Ave Paramount, CA	2.0	2.0	817	$2,410	$2.95	25d	1	1.45mi
9815 Imperial Hwy Downey, CA	2.0	1.0	850	$2,195	$2.58	44d	1	1.46mi
12405 Benedict Ave Downey, CA	1.0–2.0	1.0	750	$1,895	$2.53	44d	1	1.47mi
10020 Alondra Blvd Bellflower, CA	1.0	1.0	741	$1,925	$2.60	25d	1	1.50mi
9462 Oak St Apt 8 Bellflower, CA	2.0	1.0	850	$2,095	$2.46	16d	1	1.50mi

Listing history 14 events

1. 2026-06-16
   days on market $20,000 Active 35 DOM
2. 2026-06-15
   days on market $20,000 Active 34 DOM
3. 2026-06-13
   days on market $20,000 Active 32 DOM
4. 2026-06-13
   days on market $20,000 Active 31 DOM
5. 2026-06-09
   days on market $20,000 Active 28 DOM
6. 2026-06-08
   days on market $20,000 Active 27 DOM
7. 2026-06-07
   days on market $20,000 Active 26 DOM
8. 2026-06-04
   days on market $20,000 Active 23 DOM
9. 2026-06-03
   days on market $20,000 Active 22 DOM
10. 2026-06-02
    days on market $20,000 Active 21 DOM
11. 2026-06-01
    days on market $20,000 Active 20 DOM
12. 2026-05-31
    days on market $20,000 Active 19 DOM
13. 2026-05-12
    listed $20,000 Active 2056-char remark
14. 2006-12-19
    soldstatus $3,425,000

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥93°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,201
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$2,176
• − Management: −$2,176
• − Depreciation: −$582
• Taxable income: $20,747
• Est. tax owed @ 24.0%: −$4,979
• After-tax cash flow: $14,851/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: Downey Unified
• NCES district ID: 0611460
• Math proficiency: 41% ▲ 3.00%
• Reading proficiency: 53% ▲ 1.00%
• Median HH income: $61,344
• Composite: 43.5/100
• National rank: #6458
• State rank: #481 of 1400 in CA

Livability — Bellflower

• Score: 62/100
• State rank: #483
• US rank: #16431

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellflower, CA
• County: Los Angeles County · 9,444,647 people
• City population: 76,819
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 76,819
• Household income: $78,722
• Rent vs Own: 60.7% rent · 39.3% own
• Severe rent burden: 4049.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 61% Two or more races 18% White 13% Asian 12% Black 11% Native American 1%
• Hispanic origin (detail): Mexican 50%
• Common ancestry: Iranian 1%
• Foreign-born: 31% · Canada, South Korea, Vietnam
• Languages at home: 42% English-only · Spanish 46% Tagalog/Filipino 5% Other Asian/Pacific 2%

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: ▼ -796.81%
• Current HPI: 407.4327
• Rent YoY: ▲ 2.79%
• 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

• 2006-12-19 Sold (Public Records) $3,425,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $67,044 · +2.2% YoY. Source: county tax records.