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

$104,450

2 bd · 2.0 ba · 780 sqft · Manufactured · 382 Days on market

Manufactured home Built 1971 Good condition $134/sqft · 30% below area Est $148k · 30% 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 $104k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $104k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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); 108 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $722 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 382 days — a 12% lower offer ($92k) 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 $91,916 (12.0% below list)

Questions for the listing agent

1. It's been on market 382 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: 1.78% ✓
• Cap rate: 14.91%
• Cash-on-cash: 30.77%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (median comp): $148,500
• List price: $104,450
• Delta: -29.66%
• 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
18101 Via Amorosa	0.89mi	2/1.0	758 (-3%)	0mo	$458,000	$604	56
18138 Via Amorosa #4	0.84mi	2/1.0	771 (-1%)	7mo	$405,000	$525	53
18131 Camino Bello #4	0.83mi	2/1.0	771 (-1%)	8mo	$390,000	$506	52
18103 Camino Bello #4	0.88mi	2/1.0	771 (-1%)	12mo	$391,500	$508	49
18101 Via Amorosa #1	0.89mi	2/1.0	758 (-3%)	10mo	$345,000	$455	48
18241 Via Calma #1	0.81mi	2/1.0	758 (-3%)	12mo	$449,888	$594	46
1560 Otterbein Ave #8	0.56mi	2/1.0	672 (-14%)	8mo	$150,000	$223	40
18434 Hurley	1.24mi	3/2.0 (+1)	964 (+24%)	1mo	$630,000	$654	34
436 Balham Ave	1.32mi	3/1.0 (+1)	952 (+22%)	6mo	$680,000	$714	26
18439 Maclaren St	1.21mi	3/2.0 (+1)	964 (+24%)	12mo	$655,000	$679	25
421 Lochmere Ave	1.38mi	3/1.0 (+1)	952 (+22%)	10mo	$675,000	$709	23
525 Balham Ave	1.27mi	3/1.0 (+1)	964 (+24%)	10mo	$700,000	$726	22

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: 31.1%
• Equity multiple: 2.39×
• Total profit: $40,705
• Equity at exit: $15,574

10-year hold

• IRR: 41.0%
• Equity multiple: 5.85×
• Total profit: $141,861
• Equity at exit: $9,031

Cash invested: $29,246 (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: $132,000 ($169/sqft)
• Median days on market: 212 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +12.8% 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: 108
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,863 high
• Mortgage (P&I): −$548
• Tax est. 1.5%: −$131 /mo · $1,567/yr
• Insurance: −$44
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $750

Break-even live

Break-even rent $914

Max offer price $104,450

Occupancy floor 55%

Sensitivity live

Price	-10% $822	-5% $786	+0% $750	+5% $714	+10% $678
Rent	-10% $603	-5% $676	+0% $750	+5% $823	+10% $897
Rate	-1.0pp $802	-0.5pp $776	base $750	+0.5pp $723	+1.0pp $695

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: $26,112
• Closing costs: $3,134
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18600 Colima Rd Rowland Heights, CA	1.0–2.0	1.0	657	$2,338	$3.56	2d	16	0.29mi
18567 Colima Rd Rowland Heights, CA	1.0–2.0	1.0–2.0	845	$2,400	$2.84	0d	20	0.29mi
1439 S Jellick Ave Unit B Rowland Heights, CA	2.0	1.5	1049	$2,300	$2.19	53d	1	0.42mi
1345 Jellick Ave La Puente, CA	1.0	1.0	673	$2,250	$3.34	12d	1	0.45mi
1769 Batson Ave Unit 3 La Puente, CA	2.0	1.0	859	$2,195	$2.56	32d	1	0.64mi
18247 Via Calma #3 Rowland Heights, CA	2.0	1.0	836	$1,995	$2.39	56d	1	0.80mi
1940 Fullerton Rd Rowland Heights, CA	1.0–2.0	1.0	775	$1,919	$2.48	42d	1	0.82mi
2415 Los Padres Dr Rowland Heights, CA	3.0	2.0	1120	$3,300	$2.95	66d	1	1.00mi
2601 E Valley Blvd West Covina, CA	2.0	2.0	1000	$2,650	$2.65	39d	1	1.00mi
2817 E Valley Blvd West Covina, CA	2.0	1.0	887	$2,170	$2.45	4d	1	1.08mi
2847 Valley Blvd West Covina, CA	1.0–2.0	1.0	879	$2,685	$3.05	0d	8	1.09mi
Searls Dr Unit A Rowland Heights, CA	2.0	1.0	750	$2,600	$3.47	93d	1	1.09mi
2538 Doubletree Ln Unit 2 Rowland Heights, CA	2.0	1.0	599	$2,700	$4.51	2d	1	1.18mi
17800 Colima Rd Rowland Heights, CA	1.0–2.0	1.0–2.0	764	$2,905	$3.80	0d	16	1.34mi
2640 Batson Ave Unit B La Puente, CA	2.0	1.0	650	$1,800	$2.77	43d	1	1.45mi

Listing history 50 events

1. 2026-08-08
   days on market $104,450 Active 382 DOM
2. 2026-08-06
   days on market $104,450 Active 380 DOM
3. 2026-08-05
   days on market $104,450 Active 379 DOM
4. 2026-08-04
   days on market $104,450 Active 378 DOM
5. 2026-08-03
   days on market $104,450 Active 377 DOM
6. 2026-07-31
   days on market $104,450 Active 374 DOM
7. 2026-07-30
   days on market $104,450 Active 372 DOM
8. 2026-07-28
   days on market $104,450 Active 371 DOM
9. 2026-07-26
   days on market $104,450 Active 369 DOM
10. 2026-07-24
    days on market $104,450 Active 367 DOM
11. 2026-07-23
    days on market $104,450 Active 366 DOM
12. 2026-07-22
    days on market $104,450 Active 365 DOM
13. 2026-07-21
    days on market $104,450 Active 364 DOM
14. 2026-07-20
    days on market $104,450 Active 363 DOM
15. 2026-07-18
    days on market $104,450 Active 361 DOM
16. 2026-07-18
    days on market $104,450 Active 360 DOM
17. 2026-07-16
    days on market $104,450 Active 359 DOM
18. 2026-07-15
    days on market $104,450 Active 358 DOM
19. 2026-07-14
    days on market $104,450 Active 357 DOM
20. 2026-07-13
    days on market $104,450 Active 356 DOM
21. 2026-07-13
    days on market $104,450 Active 355 DOM
22. 2026-07-11
    days on market $104,450 Active 354 DOM
23. 2026-07-10
    days on market $104,450 Active 353 DOM
24. 2026-07-09
    days on market $104,450 Active 352 DOM
25. 2026-07-07
    days on market $104,450 Active 350 DOM
26. 2026-07-06
    days on market $104,450 Active 349 DOM
27. 2026-07-06
    days on market $104,450 Active 348 DOM
28. 2026-07-05
    days on market $104,450 Active 347 DOM
29. 2026-07-03
    days on market $104,450 Active 346 DOM
30. 2026-07-02
    days on market $104,450 Active 345 DOM
31. 2026-07-01
    days on market $104,450 Active 344 DOM
32. 2026-06-30
    days on market $104,450 Active 343 DOM
33. 2026-06-29
    days on market $104,450 Active 342 DOM
34. 2026-06-28
    days on market $104,450 Active 341 DOM
35. 2026-06-27
    days on market $104,450 Active 340 DOM
36. 2026-06-26
    days on market $104,450 Active 339 DOM
37. 2026-06-24
    days on market $104,450 Active 337 DOM
38. 2026-06-22
    days on market $104,450 Active 335 DOM
39. 2026-06-21
    days on market $104,450 Active 334 DOM
40. 2026-06-18
    days on market $104,450 Active 331 DOM
41. 2026-06-17
    days on market $104,450 Active 330 DOM
42. 2026-06-16
    days on market $104,450 Active 329 DOM
43. 2026-06-15
    days on market $104,450 Active 328 DOM
44. 2026-06-13
    days on market $104,450 Active 326 DOM
45. 2026-06-13
    days on market $104,450 Active 325 DOM
46. 2026-06-09
    days on market $104,450 Active 322 DOM
47. 2026-06-08
    days on market $104,450 Active 321 DOM
48. 2026-06-07
    days on market $104,450 Active 320 DOM
49. 2026-06-04
    days on market $104,450 Active 317 DOM
50. 2026-06-03
    days on market $104,450 Active 316 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: $22,354
• − Mortgage interest: −$5,851
• − Property taxes: −$1,567
• − Insurance: −$522
• − Repairs & maintenance: −$1,788
• − Management: −$1,788
• − Depreciation: −$3,039
• Taxable income: $7,799
• Est. tax owed @ 24.0%: −$1,872
• After-tax cash flow: $7,126/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%
• Foreign-born: 55% · China, Canada, South Korea
• 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