1441 Paso Real Ave #40 · Rowland Heights, CA 91748

$82,250

2 bd · 2.0 ba · 780 sqft · Manufactured · 446 Days on market

Manufactured home Built 1971 Good condition $105/sqft · 44% below area Est $147k · 44% under ↓ 44% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.9/10.0
• Rent growth +5.0/5.0
• Condition / age +3.8/5.0
• Appreciation +2.5/10.0
• Livability +2.5/5.0
• Manufactured-home adj. -6.8

Listing remarks MLS

LARGE PRICE REDTUCTION !! Nice Location. Great Opportunity. 2 bedrooms and 2 bathrooms. Central Air and Heating. 3 Car covered carport. Clean and Easy Maintenance Side and Back Yard. Park features a Clubhouse with Kitchen, Library, Pool tables and Pool. Walking distance to Markets, Schools, Bus Lines, Post office, Shops and more.

Key facts

• 3 parking spots
• Community pool
• Built 1971

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $82k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $879 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $72k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.1% vs local median 2.5% in Rowland Heights — 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 50/100 on livability (#1,123 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A; Watch: crime C-, amenities F, commute F.
• Rowland Unified (suburban): math 40% / reading 62% proficiency, ranked #134 of 517 in CA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Jellick Elementary (382 students, 82% FRL); Alvarado Intermediate (648 students, 73% FRL); John A. Rowland High (math 49% / reading 68%, grade C, #223 of 1,170 statewide, top 19%, 2,025 students, 67% FRL) — zoned schools average 74% FRL vs 56% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.3%/yr); 112 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $568 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 + 8.0% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 446 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $72,380 (12.0% below list)

Questions for the listing agent

1. It's been on market 446 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.23% ✓
• Cap rate: 19.12%
• Cash-on-cash: 45.81%
• DSCR: 3.04
• GRM: 3.7

CMA / ARV

• ARV (median comp): $146,898
• List price: $82,250
• Delta: -44.01%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18236 Camino Bello #4	0.78mi	2/1.0	771 (-1%)	1mo	$410,000	$532	58
18101 Via Amorosa	0.89mi	2/1.0	758 (-3%)	3mo	$458,000	$604	54
18138 Via Amorosa #4	0.84mi	2/1.0	771 (-1%)	10mo	$405,000	$525	51
18131 Camino Bello #4	0.83mi	2/1.0	771 (-1%)	11mo	$390,000	$506	50
18101 Via Amorosa #1	0.89mi	2/1.0	758 (-3%)	13mo	$345,000	$455	45
18241 Via Calma #1	0.81mi	2/1.0	758 (-3%)	15mo	$449,888	$594	44
1560 Otterbein Ave #8	0.56mi	2/1.0	672 (-14%)	11mo	$150,000	$223	38
18434 Hurley	1.24mi	3/2.0 (+1)	964 (+24%)	4mo	$630,000	$654	32
436 Balham Ave	1.32mi	3/1.0 (+1)	952 (+22%)	9mo	$680,000	$714	24
18439 Maclaren St	1.21mi	3/2.0 (+1)	964 (+24%)	15mo	$655,000	$679	23
421 Lochmere Ave	1.38mi	3/1.0 (+1)	952 (+22%)	13mo	$675,000	$709	20
525 Balham Ave	1.27mi	3/1.0 (+1)	964 (+24%)	13mo	$700,000	$726	20

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 48.6%
• Equity multiple: 3.27×
• Total profit: $52,378
• Equity at exit: $12,264

10-year hold

• IRR: 56.3%
• Equity multiple: 8.03×
• Total profit: $161,899
• Equity at exit: $7,111

Cash invested: $23,030 (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 →

Active competition Active MLS

• For sale now: 2 active
• Median asking: $127,495 ($155/sqft)
• Median days on market: 51 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +21.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 91748

• Rents YoY: 10.3%
• Active inventory: 112
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$431
• Tax est. 1.5%: −$103 /mo · $1,234/yr
• Insurance: −$34
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $879

Break-even live

Break-even rent $720

Max offer price $82,250

Occupancy floor 47%

Sensitivity live

Price	-10% $936	-5% $908	+0% $879	+5% $851	+10% $822
Rent	-10% $734	-5% $807	+0% $879	+5% $952	+10% $1,024
Rate	-1.0pp $921	-0.5pp $900	base $879	+0.5pp $858	+1.0pp $836

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: $20,562
• Closing costs: $2,468
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18600 Colima Rd Rowland Heights, CA	1.0–2.0	1.0	657	$2,325	$3.54	0d	24	0.29mi
18567 Colima Rd Rowland Heights, CA	1.0–2.0	1.0–2.0	845	$2,400	$2.84	2d	17	0.29mi
1439 S Jellick Ave Unit B Rowland Heights, CA	2.0	1.5	1049	$2,300	$2.19	145d	1	0.42mi
1345 Jellick Ave Rowland Heights, CA	1.0	1.0	673	$1,950	$2.90	9d	1	0.45mi
1769 Batson Ave Unit 3 La Puente, CA	2.0	1.0	859	$2,195	$2.56	123d	1	0.64mi
1751 Fullerton Rd Rowland Heights, CA	2.0	1.0	758	$2,400	$3.17	75d	1	0.75mi
18231 Camino Bello #2 Rowland Heights, CA	2.0	1.0	836	$2,480	$2.97	71d	1	0.77mi
18247 Via Calma #3 Rowland Heights, CA	2.0	1.0	836	$1,995	$2.39	148d	1	0.80mi
18209 Camino Bello #1 Rowland Heights, CA	2.0	1.0	758	$2,000	$2.64	78d	1	0.81mi
1940 Fullerton Rd Rowland Heights, CA	1.0–2.0	1.0	775	$1,919	$2.48	9d	1	0.82mi
18211 Via Calma Rowland Heights, CA	2.0	1.0	836	$2,195	$2.63	1d	1	0.86mi
18211 Via Calma Rowland Heights, CA	2.0	1.0	836	$2,195	$2.63	43d	1	0.86mi
18112 Camino Bello #3 Rowland Heights, CA	2.0	1.0	836	$2,145	$2.57	1d	1	0.88mi
18112 Camino Bello #3 Rowland Heights, CA	2.0	1.0	836	$2,195	$2.63	3d	1	0.88mi
2415 Los Padres Dr Rowland Heights, CA	3.0	2.0	1120	$3,300	$2.95	157d	1	1.00mi
19503 Newgarden St Rowland Heights, CA	3.0	2.0	1065	$2,800	$2.63	6d	1	1.00mi
1413 Escalada Ave Rowland Heights, CA	3.0	2.0	1014	$3,300	$3.25	10d	1	1.02mi
2817 E Valley Blvd West Covina, CA	2.0	1.0	887	$2,170	$2.45	71d	1	1.08mi
2847 Valley Blvd West Covina, CA	1.0	1.0	780	$2,716	$3.48	0d	2	1.09mi
18207 Mescalero St Unit 1/2 Rowland Heights, CA	1.0	1.0	600	$1,750	$2.92	37d	1	1.09mi
Searls Dr Unit A Rowland Heights, CA	2.0	1.0	750	$2,600	$3.47	184d	1	1.09mi
2538 Doubletree Ln Unit 1 Rowland Heights, CA	2.0	1.0	599	$2,350	$3.92	51d	1	1.18mi
2538 Doubletree Ln Unit 2 Rowland Heights, CA	2.0	1.0	599	$2,300	$3.84	51d	1	1.18mi
17800 Colima Rd Rowland Heights, CA	1.0–2.0	1.0–2.0	775	$2,905	$3.75	3d	15	1.34mi
2640 Batson Ave Unit B La Puente, CA	2.0	1.0	650	$1,800	$2.77	135d	1	1.45mi

Listing history 50 events

1. 2026-11-08
   days on market $82,250 Active 446 DOM
2. 2026-11-07
   days on market $82,250 Active 445 DOM
3. 2026-11-06
   days on market $82,250 Active 444 DOM
4. 2026-11-05
   days on market $82,250 Active 443 DOM
5. 2026-11-04
   days on market $82,250 Active 442 DOM
6. 2026-11-02
   days on market $82,250 Active 440 DOM
7. 2026-11-01
   days on market $82,250 Active 439 DOM
8. 2026-10-31
   days on market $82,250 Active 438 DOM
9. 2026-10-30
   days on market $82,250 Active 437 DOM
10. 2026-10-30
    pricestatus $82,250 Active 436 DOM
11. 2026-10-01
    status $104,450 Pending Sale 436 DOM
12. 2026-10-01
    days on market $104,450 Active Under Contract 436 DOM
13. 2026-09-30
    days on market $104,450 Active Under Contract 435 DOM
14. 2026-09-29
    days on market $104,450 Active Under Contract 434 DOM
15. 2026-09-28
    days on market $104,450 Active Under Contract 433 DOM
16. 2026-09-27
    days on market $104,450 Active Under Contract 432 DOM
17. 2026-09-26
    days on market $104,450 Active Under Contract 431 DOM
18. 2026-09-25
    days on market $104,450 Active Under Contract 430 DOM
19. 2026-09-24
    days on market $104,450 Active Under Contract 429 DOM
20. 2026-09-23
    days on market $104,450 Active Under Contract 428 DOM
21. 2026-09-22
    days on market $104,450 Active Under Contract 427 DOM
22. 2026-09-21
    days on market $104,450 Active Under Contract 426 DOM
23. 2026-09-20
    days on market $104,450 Active Under Contract 425 DOM
24. 2026-09-19
    days on market $104,450 Active Under Contract 424 DOM
25. 2026-09-18
    days on market $104,450 Active Under Contract 423 DOM
26. 2026-09-17
    days on market $104,450 Active Under Contract 422 DOM
27. 2026-09-16
    days on market $104,450 Active Under Contract 421 DOM
28. 2026-09-15
    days on market $104,450 Active Under Contract 420 DOM
29. 2026-09-14
    days on market $104,450 Active Under Contract 419 DOM
30. 2026-09-13
    days on market $104,450 Active Under Contract 418 DOM
31. 2026-09-12
    days on market $104,450 Active Under Contract 417 DOM
32. 2026-09-11
    days on market $104,450 Active Under Contract 416 DOM
33. 2026-09-05
    days on market $104,450 Active Under Contract 410 DOM
34. 2026-09-04
    days on market $104,450 Active Under Contract 409 DOM
35. 2026-09-02
    days on market $104,450 Active Under Contract 407 DOM
36. 2026-08-31
    days on market $104,450 Active Under Contract 405 DOM
37. 2026-08-29
    days on market $104,450 Active Under Contract 403 DOM
38. 2026-08-28
    days on market $104,450 Active Under Contract 402 DOM
39. 2026-08-27
    days on market $104,450 Active Under Contract 401 DOM
40. 2026-08-26
    days on market $104,450 Active Under Contract 400 DOM
41. 2026-08-25
    days on market $104,450 Active Under Contract 399 DOM
42. 2026-08-24
    days on market $104,450 Active Under Contract 398 DOM
43. 2026-08-23
    days on market $104,450 Active Under Contract 397 DOM
44. 2026-08-22
    days on market $104,450 Active Under Contract 396 DOM
45. 2026-08-21
    days on market $104,450 Active Under Contract 395 DOM
46. 2026-08-20
    days on market $104,450 Active Under Contract 394 DOM
47. 2026-08-19
    days on market $104,450 Active Under Contract 393 DOM
48. 2026-08-18
    days on market $104,450 Active Under Contract 392 DOM
49. 2026-08-17
    days on market $104,450 Active Under Contract 391 DOM
50. 2026-08-16
    days on market $104,450 Active Under Contract 390 DOM

ⓘ 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 ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,989
• − Mortgage interest: −$4,607
• − Property taxes: −$1,234
• − Insurance: −$411
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$2,393
• Taxable income: $9,825
• Est. tax owed @ 24.0%: −$2,358
• After-tax cash flow: $8,192/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 · 8 photos

Good 75/100 Cosmetic rehab Est. rehab $3,900–$11,700 screening

This manufactured home is in good condition with minimal repairs needed. Fresh paint and cleaning gutters can significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Fresh paint can enhance curb appeal and increase both resale and rental value. ↑
• Both Clean gutters — Clean gutters improve drainage and prevent water damage, enhancing both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Jellick Elementary Middle Alvarado Intermediate High John A. Rowland High C CA #223/1,170 Nat'l #3,934/17,239

Schools (NCES district)

• District: Rowland Unified
• NCES district ID: 0633750
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 62% ▲ 11.00%
• Median HH income: $63,667
• Composite: 44.83/100
• National rank: #2733
• State rank: #134 of 517 in CA

D Composite livability gradescore 50/100

Livability — Rowland Heights

• Score: 50/100
• State rank: #1123
• US rank: #25637

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rowland Heights, CA
• County: Los Angeles County · 10,940,515 people
• City population: 42,463
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 42,463
• Household income: $83,428
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Asian (59%)
• Race & ethnicity: Asian 59% Hispanic / Latino 31% Two or more races 6% White 6% Black 1%
• Hispanic origin (detail): Mexican 25%
• Languages at home: 25% English-only · Chinese 37% Spanish 22% Tagalog/Filipino 5%

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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: ▼ -754.24%
• Current HPI: 364.5923
• Rent YoY: ▲ 10.27%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

-43.5% since first listed

7 events — show timeline

• 2026-04-16 Price Changed $104,450 CRMLS
• 2026-01-23 Price Changed $119,990 CRMLS
• 2025-11-24 Price Changed $129,500 CRMLS
• 2025-09-18 Price Changed $139,000 CRMLS
• 2025-08-20 Price Changed $154,300 CRMLS
• 2025-07-22 Listed $185,000 CRMLS
• 2025-07-21 Coming Soon $185,000 CRMLS