12700 Elliott Ave #406 · El Monte, CA 91732

$154,900

3 bd · 2.0 ba · 1,350 sqft · Manufactured · 57 Days on market

Built 1968 Est $176k · 12% under

---

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
• ARV discount +12.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This 3-bedroom 2-bathroom Mobile home is located in a desirable community in El Monte, this home features an open floor plan with a large living room, separate dining area, separate storage room, large backyard with fruit trees, Avocado tree, Pomegranate tree, Guava tree, Limes, Tangerines, and a Papaya tree. Located in a well-kept community with amenities, residents have access to a refreshing pool and barbecue grills, ideal for family gatherings and weekend fun, and a kid friendly playground, also pet friendly sitting park, conveniently situated near the 605, 60 and 10 freeway.

Key facts

• Open floor plan
• Large backyard
• Large living room

Tags

• OPEN FLOOR PLAN
• LARGE LIVING ROOM
• SEPARATE DINING AREA
• SEPARATE STORAGE ROOM
• LARGE BACKYARD
• FRUIT TREES

Property features AI

Finance

• Other: Living area and lot size sourced from assessor data; Parcel number on file
• HOA & community: Land lease ($2,304 monthly) — park-managed; manager approval required

Exterior

• Parking: Carport; Driveway
• Utilities: Public sewer; District/Public water
• Home design: Single-story property; Mobile home (12' x 57') remains on site; Double body type; Located in BROOKSIDE COUNTRY CLUB park
• Construction: Year built (per assessor)
• Exterior features: Community pool; Level lot with lawn and yard; Sidewalks; Dog park in community

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-level home; Left-side entry; Community spa
• Laundry & utility: Laundry in an individual room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

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 $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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: schools D+, crime D, amenities 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.
• Market conditions: 84 active listings in the ZIP; 7 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).
• At $2,834/mo this rent would consume 45% of the median local household income ($75k/yr) (locally 2538% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $43k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $150,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1968 — 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 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: 1.83% ✓
• Cap rate: 15.34%
• Cash-on-cash: 32.32%
• DSCR: 2.44
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $175,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12700 Elliot Ave #415	0.15mi	2/2.0 (-1)	1,392 (+3%)	10mo	$135,000	$97	75
12700 Elliot Ave #454	0.15mi	3/2.0	1,257 (-7%)	9mo	$175,000	$139	74
12700 Elliot #456	0.00mi	4/2.0 (+1)	1,200 (-11%)	5mo	$122,000	$102	72
12700 Elliott #151	0.15mi	3/2.0	1,152 (-15%)	2mo	$150,000	$130	67
12700 Elliott Ave #492	0.15mi	3/2.0	1,515 (+12%)	9mo	$220,000	$145	65
12700 Elliott Ave #219	0.15mi	3/2.0	1,152 (-15%)	7mo	$150,000	$130	63
12700 Elliott Ave #168	0.15mi	3/2.0	1,152 (-15%)	7mo	$150,000	$130	63
12700 Elliott Ave #502	0.15mi	4/3.0 (+1)	1,440 (+7%)	13mo	$125,000	$87	62
12700 Elliott Ave #80	0.15mi	4/2.0 (+1)	1,152 (-15%)	5mo	$175,000	$152	60
12700 Elliott Ave #87	0.15mi	4/2.0 (+1)	1,164 (-14%)	7mo	$111,000	$95	59
12700 ELLIOTT #392	0.15mi	3/2.0	1,152 (-15%)	17mo	$168,000	$146	55
12700 Elliott Ave #205	0.15mi	3/2.0	1,152 (-15%)	18mo	$150,000	$130	54

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: 27.4%
• Equity multiple: 2.14×
• Total profit: $49,350
• Equity at exit: $23,096

10-year hold

• IRR: 34.9%
• Equity multiple: 4.20×
• Total profit: $138,959
• Equity at exit: $13,393

Cash invested: $43,372 (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: 84
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,834 high
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $1,168

Break-even live

Break-even rent $1,355

Max offer price $154,900

Occupancy floor 54%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	1d	1	0.58mi
1946 Bryce Rd South El Monte, CA	2.0	1.0	950	$2,300	$2.42	1d	1	0.79mi
2938 Allgeyer Ave El Monte, CA	4.0	3.0	1676	$3,950	$2.36	1d	1	0.83mi
2826 Cogswell Rd Unit A El Monte, CA	2.0	1.5	1156	$2,650	$2.29	16d	1	0.90mi
1024 Bunbury Dr Whittier, CA	4.0	2.0	1414	$1,500	$1.06	2d	1	0.93mi
1842 Whittier Woods Cir Whittier, CA	4.0	2.0	1587	$2,800	$1.76	22d	1	1.13mi
2830 Blossom Ct El Monte, CA	2.0	3.0	1490	$3,100	$2.08	1d	1	1.48mi

Listing history 26 events

1. 2026-06-09
   days on market $154,900 Active 57 DOM
2. 2026-06-08
   days on market $154,900 Active 56 DOM
3. 2026-06-07
   days on market $154,900 Active 55 DOM
4. 2026-06-04
   days on market $154,900 Active 52 DOM
5. 2026-06-03
   days on market $154,900 Active 51 DOM
6. 2026-06-02
   days on market $154,900 Active 50 DOM
7. 2026-06-01
   days on market $154,900 Active 49 DOM
8. 2026-05-31
   days on market $154,900 Active 48 DOM
9. 2026-05-02
   price $154,900
10. 2026-04-16
    status Active
11. 2026-03-12
    status Pending Sale
12. 2026-03-09
    listed $169,900 Active
13. 2026-03-05
    historical
14. 2025-12-06
    listed $166,900 Active
15. 2025-11-28
    historical
16. 2025-09-20
    status Active
17. 2025-09-20
    price $167,900
18. 2025-06-28
    listed $165,000 Active
19. 2024-05-23
    soldstatus $130,000 Closed Sale
20. 2024-05-13
    status Pending Sale
21. 2024-05-01
    price $134,998
22. 2024-04-22
    status Active
23. 2024-04-21
    status Pending Sale
24. 2024-04-11
    price $134,999
25. 2024-04-03
    price $144,999
26. 2024-03-14
    listed $149,999 Active

ⓘ 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 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: $34,006
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$2,721
• − Management: −$2,721
• − Depreciation: −$4,506
• Taxable income: $12,284
• Est. tax owed @ 24.0%: −$2,948
• After-tax cash flow: $11,071/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

+3.3% since first listed

18 events — show timeline

• 2026-05-02 Price Changed $154,900 CRMLS
• 2026-04-16 Relisted — CRMLS
• 2026-03-12 Pending — CRMLS
• 2026-03-09 Listed $169,900 CRMLS
• 2026-03-05 Listing Removed — CRMLS
• 2025-12-06 Listed $166,900 CRMLS
• 2025-11-28 Listing Removed — CRMLS
• 2025-09-20 Relisted — CRMLS
• 2025-09-20 Price Changed $167,900 CRMLS
• 2025-06-28 Listed $165,000 CRMLS
• 2024-05-23 Sold (MLS) $130,000 CRMLS
• 2024-05-13 Pending — CRMLS
• 2024-05-01 Price Changed $134,998 CRMLS
• 2024-04-22 Relisted — CRMLS
• 2024-04-21 Pending — CRMLS
• 2024-04-11 Price Changed $134,999 CRMLS
• 2024-04-03 Price Changed $144,999 CRMLS
• 2024-03-14 Listed $149,999 CRMLS