16511 Garfield Ave Unit B65 · Paramount, CA 90723

$190,000

2 bd · 1.0 ba · 815 sqft · Manufactured · 52 Days on market

Built 1966 Good condition $233/sqft · 13% above area Est $167k · 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.3/5.0
• Schools +2.1/10.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks

Updated and furnished manufactured home with an open layout and interior and exterior improvements. Features include an updated bathroom, kitchen with granite countertops, tankless water heater, new flooring, and LED lighting throughout. Features a ramp access entry and includes a driveway, covered patio, storage shed. Located in a 55+ pet friendly community with a swimming pool and community room. Located near shopping centers.

Key facts

• 2 garage spots
• Community pool
• Built 1966

Property features AI

Finance

• Other: Rent includes gas, electric, trash, water and sewer
• Financial info: Land lease (amount listed separately)
• HOA & community: Senior community; Urban community

Exterior

• Parking: 2 parking spaces; 2-car garage spaces (total 2 garage spaces); Parking space available
• Utilities: Private water; Private sewer
• Home design: Mobile home (12 x 55); Mobile home remains on site; One story; Front entrance
• Construction: Year built per public records
• Exterior features: Porch; Deck; Community pool; Located near a main street; 0-1 Unit/Acre lot character

Interior

• Kitchen: Microwave; Gas water heater
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall or window cooling
• Interior features: Furnished; Front entry; Single-story (one level)
• Laundry & utility: Washer included; Dryer included; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $611 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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); 51 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 39% 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 $6k 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.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

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 $184,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1966 — 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. 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: 1.28% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.79%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $167,486
• List price: $190,000
• Delta: 13.44%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16601 S Garfield Ave #204	0.14mi	2/1.5	800 (-2%)	21mo	$153,000	$191	71

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $1,038
• Equity at exit: $28,330

10-year hold

• IRR: 6.8%
• Equity multiple: 1.44×
• Total profit: $23,592
• Equity at exit: $16,428

Cash invested: $53,200 (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: 51
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,436 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $611

Break-even live

Break-even rent $1,662

Max offer price $190,000

Occupancy floor 70%

Sensitivity live

Price	-10% $742	-5% $677	+0% $611	+5% $546	+10% $480
Rent	-10% $419	-5% $515	+0% $611	+5% $707	+10% $804
Rate	-1.0pp $707	-0.5pp $660	base $611	+0.5pp $562	+1.0pp $512

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7029 Orange Ave Long Beach, CA	2.0	1.0	700	$2,519	$3.60	44d	1	0.40mi
1319 E 68th St Long Beach, CA	2.0	1.0	902	$2,600	$2.88	25d	1	0.48mi
6663 Gundry Ave Unit 1 Long Beach, CA	2.0	2.0	800	$2,195	$2.74	44d	1	0.64mi
6576 Falcon Ave Long Beach, CA	2.0	1.0	810	$2,195	$2.71	44d	1	0.70mi
6890 Paramount Blvd Unit 12 Long Beach, CA	3.0	1.0	1100	$2,695	$2.45	44d	1	0.72mi
15351 Orange Ave #26 Paramount, CA	2.0	2.0	837	$2,550	$3.05	44d	1	0.76mi
6501 Cherry Ave Long Beach, CA	2.0	1.0	915	$1,874	$2.05	16d	1	0.76mi
7115 Somerset Blvd Unit B Paramount, CA	1.0	1.0	800	$2,250	$2.81	44d	1	0.89mi
7115 Somerset Blvd Unit A Paramount, CA	1.0	1.0	700	$2,250	$3.21	44d	1	0.89mi
2921 E Artesia Blvd Long Beach, CA	2.0	1.0	700	$1,495	$2.14	44d	1	0.95mi
2890 E Artesia Blvd Long Beach, CA	2.0	1.0	858	$2,595	$3.02	44d	1	0.96mi
6673 Hammond Ave Long Beach, CA	2.0	2.0	825	$2,295	$2.78	44d	1	0.97mi
6667 Hammond Ave Long Beach, CA	2.0	1.0	800	$2,700	$3.38	44d	1	0.98mi
6315 Cherry Ave Long Beach, CA	1.0	1.0	750	$1,691	$2.25	17d	1	1.00mi
3101 E Artesia Blvd Long Beach, CA	1.0	1.0	560	$1,950	$3.48	6d	1	1.03mi
15334 Orizaba Ave Paramount, CA	3.0	1.0	1116	$3,095	$2.77	44d	1	1.05mi
6202 Cherry Ave Unit 6202 Long Beach, CA	2.0	1.0	875	$2,175	$2.49	44d	1	1.14mi
2051 E Harding St Long Beach, CA	1.0	1.0	542	$2,300	$4.24	44d	1	1.14mi
15142 Georgia Ave Paramount, CA	3.0	2.0	864	$3,200	$3.70	8d	1	1.16mi
2352 E Poppy St Long Beach, CA	2.0	2.5	800	$3,395	$4.24	25d	1	1.16mi
2354 E Poppy St Long Beach, CA	2.0	2.5	800	$3,395	$4.24	25d	1	1.17mi
3384 E 67th St Apt 2 Long Beach, CA	3.0	1.0	1000	$3,234	$3.23	44d	1	1.17mi
3301 E Artesia Blvd Long Beach, CA	1.0	1.0	550	$1,595	$2.90	44d	1	1.18mi
6479 Atlantic Ave Long Beach, CA	1.0	1.0	526	$1,838	$3.49	3d	5	1.22mi
6546 Indiana Ave Unit 6546-O Long Beach, CA	1.0	1.0	535	$1,695	$3.17	44d	1	1.23mi
7227 Richfield St Paramount, CA	2.0	1.0–2.0	890	$2,450	$2.75	3d	1	1.26mi
7317 Richfield St Unit 7317 Paramount, CA	3.0	1.0	924	$3,200	$3.46	44d	1	1.26mi
16825 Passage Ave Paramount, CA	2.0	2.5	860	$2,950	$3.43	44d	1	1.27mi
16825 Passage Ave Paramount, CA	2.0	2.5	860	$2,899	$3.37	2d	1	1.27mi
6045 Cherry Ave Unit 1 Long Beach, CA	3.0	1.0	1095	$2,850	$2.60	13d	1	1.31mi
17045 Passage Ave Bellflower, CA	1.0	1.0	740	$2,175	$2.94	25d	1	1.33mi
17050 Passage Ave Bellflower, CA	1.0–2.0	1.0–2.0	828	$2,495	$3.01	21d	2	1.35mi
500 E Poppy St Long Beach, CA	1.0	1.0	551	$1,875	$3.40	16d	1	1.40mi
17114 Passage Ave Bellflower, CA	1.0–2.0	1.0	800	$2,275	$2.84	44d	1	1.40mi
8633 Park St Unit 1/2 Bellflower, CA	2.0	1.0	536	$2,299	$4.29	44d	1	1.40mi
5948 John Ave Long Beach, CA	2.0	1.0	870	$2,495	$2.87	22d	1	1.41mi
5948 John Ave Unit 5948 Long Beach, CA	2.0	1.0	870	$2,495	$2.87	4d	1	1.41mi
454 E 63rd St Long Beach, CA	1.0	1.0	630	$2,300	$3.65	19d	1	1.41mi
5933 Gaviota Ave Long Beach, CA	2.0	1.0	800	$2,800	$3.50	5d	1	1.44mi
4623 E Compton Blvd Compton, CA	1.0	1.0	610	$1,595	$2.61	3d	1	1.45mi

Listing history 15 events

1. 2026-06-18
   days on market $190,000 Active 52 DOM
2. 2026-06-17
   days on market $190,000 Active 51 DOM
3. 2026-06-16
   days on market $190,000 Active 50 DOM
4. 2026-06-15
   days on market $190,000 Active 49 DOM
5. 2026-06-13
   days on market $190,000 Active 47 DOM
6. 2026-06-13
   days on market $190,000 Active 46 DOM
7. 2026-06-09
   days on market $190,000 Active 43 DOM
8. 2026-06-08
   days on market $190,000 Active 42 DOM
9. 2026-06-07
   days on market $190,000 Active 41 DOM
10. 2026-06-04
    days on market $190,000 Active 38 DOM
11. 2026-06-03
    days on market $190,000 Active 37 DOM
12. 2026-06-02
    days on market $190,000 Active 36 DOM
13. 2026-06-01
    days on market $190,000 Active 35 DOM
14. 2026-05-31
    days on market $190,000 Active 34 DOM
15. 2026-04-27
    listed $190,000 Active 432-char remark

ⓘ 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 7 d/yr ≥90°F today · 21 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: $29,229
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$2,338
• − Management: −$2,338
• − Depreciation: −$5,527
• Taxable income: $4,582
• Est. tax owed @ 24.0%: −$1,100
• After-tax cash flow: $6,235/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 80/100 Cosmetic rehab

This updated and furnished manufactured home offers a good condition with cosmetic improvements, making it move-in ready for both resale and rental.

Value-add opportunities

• Both landscaping — improves curb appeal and adds value
• Both upgrading to LED lighting in all areas — increases energy efficiency and ambiance
• Both installing a smart thermostat — improves energy efficiency and comfort

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and adds value ↑
• Both upgrading to LED lighting in all areas — increases energy efficiency and ambiance ↑
• Both installing a smart thermostat — improves energy efficiency and comfort ↑

ⓘ 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: 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

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 · 9,444,647 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: 2420.0

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 (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%

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

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

• 2026-04-27 Listed $190,000 CRMLS