11825 Washington Blvd · West Whittier-Los Nietos, CA 90606

$59,990

1 bd · 1.0 ba · 36,656 sqft · Land public records · 20 Days on market

Built 1958

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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 +7.5/15.0
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained home in a quiet all age park. Nice location in the center of Whittier. Close to schools, shops, freeways and public transportation. Home entrance is located along Sorensen Ave, Space 6. It has a spacious living room, kitchen and dining area with ample cabinet space, storage shed and adjacent 2 car covered carport.

Key facts

• Prime location
• Conveniently located
• 2 garage spots

Tags

• PARKING FOR 2 VEHICLES
• CONVENIENTLY LOCATED
• PRIME LOCATION

Property features AI

Finance

• Other: Manager approval required for park; Elevation units listed in feet; Lot described as 0-1 Unit/Acre
• HOA & community: Land lease community (Hacienda MH); Land lease amount: $885

Exterior

• Parking: Carport; 2 total parking spaces (including 2 garage spaces)
• Utilities: Public sewer; District/Public water
• Home design: Single-story mobile home; Mobile home remains on site; 40' x 10' mobile dimensions
• Construction: Year built reported by seller; Living area reported by seller
• Exterior features: No pool; Sidewalks (community)

Interior

• Kitchen: Gas & Electric Range
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window cooling
• Interior features: Corian counters; Entry on main level
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $60k.

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 ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 30.4% vs local median 2.9% in West Whittier-Los Nietos — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Whittier Union High (suburban): math 42% / reading 65% proficiency, ranked #111 of 517 in CA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Daniel Phelan Elementary (534 students, 50% FRL); Katherine Edwards Middle (916 students, 73% FRL); Santa Fe High (math 44% / reading 66%, grade C, #249 of 1,170 statewide, top 22%, 1,935 students, 79% FRL) — zoned schools average 67% FRL vs 26% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 34 active listings in the ZIP; 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 $414 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 + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $59,090 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 3.42% ✓
• Cap rate: 30.43%
• Cash-on-cash: 86.21%
• DSCR: 4.84
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 86.7%
• Equity multiple: 5.00×
• Total profit: $67,165
• Equity at exit: $8,945

10-year hold

• IRR: 89.8%
• Equity multiple: 10.38×
• Total profit: $157,576
• Equity at exit: $5,187

Cash invested: $16,797 (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 90606

• Active inventory: 34
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,052 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $1,207

Break-even live

Break-even rent $525

Max offer price $59,990

Occupancy floor 36%

Sensitivity live

Price	-10% $1,248	-5% $1,227	+0% $1,207	+5% $1,186	+10% $1,165
Rent	-10% $1,045	-5% $1,126	+0% $1,207	+5% $1,288	+10% $1,369
Rate	-1.0pp $1,237	-0.5pp $1,222	base $1,207	+0.5pp $1,191	+1.0pp $1,175

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: $14,998
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-03
   days on market $59,990 Active 20 DOM
2. 2026-06-02
   days on market $59,990 Active 19 DOM
3. 2026-06-01
   days on market $59,990 Active 18 DOM
4. 2026-05-31
   days on market $59,990 Active 17 DOM
5. 2026-05-14
   listed $59,990 Active
6. 2025-12-01
   historical
7. 2025-09-29
   listed $85,000 Active
8. 2024-03-14
   soldstatus $86,000 Closed Sale 331-char remark

   Show marketing remark (331 chars)

   Well maintained home in a quiet all age park. Nice location in the center of Whittier. Close to schools, shops, freeways and public transportation. Home entrance is located along Sorensen Ave, Space 6. It has a spacious living room, kitchen and dining area with ample cabinet space, storage shed and adjacent 2 car covered carport.

9. 2024-01-28
   historical Active Under Contract 331-char remark

   Show marketing remark (331 chars)

   Well maintained home in a quiet all age park. Nice location in the center of Whittier. Close to schools, shops, freeways and public transportation. Home entrance is located along Sorensen Ave, Space 6. It has a spacious living room, kitchen and dining area with ample cabinet space, storage shed and adjacent 2 car covered carport.

10. 2023-11-18
    listed $89,999 Active 331-char remark

    Show marketing remark (331 chars)

    Well maintained home in a quiet all age park. Nice location in the center of Whittier. Close to schools, shops, freeways and public transportation. Home entrance is located along Sorensen Ave, Space 6. It has a spacious living room, kitchen and dining area with ample cabinet space, storage shed and adjacent 2 car covered carport.

11. 2023-11-16
    price $89,999 331-char remark

    Show marketing remark (331 chars)

    Well maintained home in a quiet all age park. Nice location in the center of Whittier. Close to schools, shops, freeways and public transportation. Home entrance is located along Sorensen Ave, Space 6. It has a spacious living room, kitchen and dining area with ample cabinet space, storage shed and adjacent 2 car covered carport.

12. 2023-11-10
    historical $99,000 331-char remark

    Show marketing remark (331 chars)

    Well maintained home in a quiet all age park. Nice location in the center of Whittier. Close to schools, shops, freeways and public transportation. Home entrance is located along Sorensen Ave, Space 6. It has a spacious living room, kitchen and dining area with ample cabinet space, storage shed and adjacent 2 car covered carport.

13. 2010-12-30
    soldstatus $995,000
14. 2008-02-13
    soldstatus $2,725,000

ⓘ 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 ≥95°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: $24,627
• − Mortgage interest: −$3,360
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − Depreciation: −$1,745
• Taxable income: $14,381
• Est. tax owed @ 24.0%: −$3,452
• After-tax cash flow: $11,029/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: Whittier Union High
• NCES district ID: 0642480
• Math proficiency: 42% ▲ 9.00%
• Reading proficiency: 65% ▲ 7.00%
• Median HH income: $66,675
• Composite: 47.19/100
• National rank: #2321
• State rank: #111 of 517 in CA

Livability — West Whittier-Los Nietos

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: West Whittier-Los Nietos, CA
• County: Los Angeles County · 9,444,647 people
• City population: 31,881
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 32,057
• Household income: $100,428
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 556.0

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 17% White 8% Asian 5% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 24% · Canada, South Korea, Vietnam
• Languages at home: 41% English-only · Spanish 55% Tagalog/Filipino 2% Korean 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: ▼ -973.24%
• Current HPI: 428.5874
• 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

-97.8% since first listed

10 events — show timeline

• 2026-05-14 Listed $59,990 CRMLS
• 2025-12-01 Listing Removed — CRMLS
• 2025-09-29 Listed $85,000 CRMLS
• 2024-03-14 Sold (MLS) $86,000 CRMLS
• 2024-01-28 Contingent — CRMLS
• 2023-11-18 Listed $89,999 CRMLS
• 2023-11-16 Price Changed $89,999 CRMLS
• 2023-11-10 Coming Soon $99,000 CRMLS
• 2010-12-30 Sold (Public Records) $995,000 Public Records
• 2008-02-13 Sold (Public Records) $2,725,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $43,595 · +12.3% YoY. Source: county tax records.