1441 S Paso Real Ave #30 · Rowland Heights, CA 91748

$155,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 60 Days on market

Built 1972 $124/sqft · 24% below area Est $203k · 24% under

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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
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious manufactured home located at the front entrance of a well-maintained community in the heart of Rowland Heights. This 2-bedroom home features a bonus room currently used as a third bedroom (unpermitted; buyer to verify). The home offers a generously sized primary bedroom, a bright and open living room, and an open-concept kitchen with a formal dining area. Additional highlights include an open laundry area and a three-car carport for ample parking. Step onto a large front porch—perfect for relaxing or entertaining. Community amenities include a heated pool, spa, clubhouse, conference room, and playground. Conveniently located within walking distance to markets, schools, bus lines, the post office, and shopping centers, with easy access to the 60 and 57 freeways. Situated in a quiet, family-friendly park in desirable Rowland Heights.

Key facts

• Community pool
• Built 1972
• Listed 60 days

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 $2k ($20k/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 19.5% vs local median 2.7% 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.
• Market conditions: Rents rising fast (+10.3%/yr); 102 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $3,302/mo this rent would consume 48% of the median local household income ($83k/yr) (locally 1440% 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 + 8.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 23y 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

• 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 $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1972 — 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. 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.
5. 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.
6. 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: 2.13% ✓
• Cap rate: 19.45%
• Cash-on-cash: 47.00%
• DSCR: 3.09
• GRM: 3.9

CMA / ARV

• ARV (median comp): $203,446
• List price: $155,000
• Delta: -23.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1441 Paso Real Ave #216	0.00mi	3/2.0	1,290 (+3%)	11mo	$200,000	$155	86
1441 Paso Real Ave #198	0.00mi	2/2.0 (-1)	1,152 (-8%)	1mo	$85,000	$74	81
1441 Paso Real Ave #123	0.00mi	2/2.0 (-1)	1,200 (-4%)	11mo	$158,000	$132	79
1441 Paso Real Ave #195	0.08mi	4/2.0 (+1)	1,224 (-2%)	11mo	$208,000	$170	78
1441 Paso Real Ave #119	0.00mi	3/2.0	1,392 (+12%)	4mo	$220,000	$158	77
1440 Paso Real Ave #37	0.07mi	2/2.0 (-1)	1,344 (+8%)	2mo	$175,000	$130	77
1441 Paso Real Ave #186	0.10mi	4/3.0 (+1)	1,208 (-3%)	6mo	$220,000	$182	76
1441 Paso Real Ave #259	0.00mi	4/2.0 (+1)	1,296 (+4%)	17mo	$190,000	$147	75
1441 Paso Real Ave #269	0.00mi	4/3.0 (+1)	1,200 (-4%)	19mo	$160,000	$133	69
1560 S Otterbein #138 Ave #138	0.56mi	3/2.0	1,320 (+6%)	10mo	$300,000	$227	56
1560 Otterbein Ave #12	0.56mi	3/2.0	1,414 (+13%)	4mo	$365,000	$258	48
1560 S Otterbein Ave #6	0.56mi	3/2.0	1,152 (-8%)	18mo	$195,000	$169	46

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: 49.6%
• Equity multiple: 3.32×
• Total profit: $100,539
• Equity at exit: $23,111

10-year hold

• IRR: 57.0%
• Equity multiple: 8.05×
• Total profit: $306,174
• Equity at exit: $13,402

Cash invested: $43,400 (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 91748

• Rents YoY: 10.3%
• Active inventory: 102
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $3,302 high
• Mortgage (P&I): −$813
• Tax from tax record: −$32 /mo · $383/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$694
• Net cashflow: $1,700

Break-even live

Break-even rent $1,151

Max offer price $155,000

Occupancy floor 44%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18600 Colima Rd Rowland Heights, CA	1.0–2.0	1.0	657	$2,335	$3.55	1d	17	0.29mi
18567 Colima Rd Rowland Heights, CA	1.0–2.0	1.0–2.0	845	$2,400	$2.84	3d	26	0.29mi
18617 Trot Ave Rowland Heights, CA	3.0	2.0	1251	$3,350	$2.68	17d	1	0.33mi
1809 Paso Real Ave Rowland Heights, CA	4.0	2.0	1259	$3,500	$2.78	24d	1	0.33mi
1808 Santa Ysabela Dr Rowland Heights, CA	4.0	2.0	1175	$3,500	$2.98	20d	1	0.41mi
1439 S Jellick Ave Unit B Rowland Heights, CA	2.0	1.5	1049	$2,300	$2.19	4d	1	0.42mi
19050 Colima Rd Rowland Heights, CA	1.0–2.0	1.0–2.0	833	$2,595	$3.12	22d	2	0.45mi
1316 Raleo Ave Rowland Heights, CA	4.0	2.0	1200	$5,000	$4.17	15d	1	0.52mi
18417 Santar St Rowland Heights, CA	4.0	2.0	1142	$3,300	$2.89	16d	1	0.52mi
19231 Tranbarger St Rowland Heights, CA	3.0	2.0	1170	$3,200	$2.74	43d	1	0.62mi
18573 Farjardo St Rowland Heights, CA	3.0	2.0	1300	$3,750	$2.88	43d	1	0.74mi
18658 Mescalero St Rowland Heights, CA	3.0	2.0	1352	$3,800	$2.81	22d	1	0.78mi
18247 Via Calma #3 Rowland Heights, CA	2.0	1.0	836	$1,995	$2.39	7d	1	0.80mi
19319 Pilario St Rowland Heights, CA	4.0	2.0	1480	$3,750	$2.53	43d	1	0.80mi
1940 Fullerton Rd Rowland Heights, CA	1.0–2.0	1.0	775	$2,265	$2.92	43d	1	0.82mi
2240 Electra Ave Rowland Heights, CA	3.0	2.0	1256	$3,200	$2.55	17d	1	0.99mi
2415 Los Padres Dr Rowland Heights, CA	3.0	2.0	1120	$3,300	$2.95	16d	1	1.00mi
2601 E Valley Blvd West Covina, CA	1.0–2.0	1.0–2.0	925	$2,650	$2.86	7d	3	1.00mi
2243 Otterbein Ave Rowland Heights, CA	3.0	2.0	1286	$3,600	$2.80	43d	1	1.01mi
18626 Barroso St Rowland Heights, CA	3.0	2.0	1446	$3,890	$2.69	2d	1	1.04mi
2817 E Valley Blvd West Covina, CA	3.0	2.0	1050	$3,100	$2.95	43d	1	1.08mi
2847 Valley Blvd West Covina, CA	1.0–2.0	1.0	879	$3,040	$3.46	2d	7	1.09mi
Searls Dr Unit A Rowland Heights, CA	2.0	1.0	750	$2,600	$3.47	43d	1	1.09mi
18448 La Guardia St Rowland Heights, CA	4.0	2.0	1386	$6,900	$4.98	1d	1	1.15mi
2143 Arcdale Ave Rowland Heights, CA	3.0	2.0	1386	$3,500	$2.53	24d	1	1.20mi
17800 Colima Rd Rowland Heights, CA	1.0–2.0	1.0–2.0	775	$2,880	$3.72	5d	8	1.34mi

Listing history 50 events

1. 2026-06-18
   days on market $155,000 Active 60 DOM
2. 2026-06-17
   days on market $155,000 Active 59 DOM
3. 2026-06-16
   days on market $155,000 Active 58 DOM
4. 2026-06-15
   days on market $155,000 Active 57 DOM
5. 2026-06-13
   days on market $155,000 Active 55 DOM
6. 2026-06-13
   days on market $155,000 Active 54 DOM
7. 2026-06-09
   days on market $155,000 Active 51 DOM
8. 2026-06-08
   days on market $155,000 Active 50 DOM
9. 2026-06-07
   days on market $155,000 Active 49 DOM
10. 2026-06-04
    pricedays on market $155,000 Active 46 DOM
11. 2026-06-03
    days on market $159,000 Active 45 DOM
12. 2026-06-02
    days on market $159,000 Active 44 DOM
13. 2026-06-01
    days on market $159,000 Active 43 DOM
14. 2026-05-31
    days on market $159,000 Active 42 DOM
15. 2026-04-19
    listed $159,000 Active 858-char remark

    Show marketing remark (858 chars)

    Spacious manufactured home located at the front entrance of a well-maintained community in the heart of Rowland Heights. This 2-bedroom home features a bonus room currently used as a third bedroom (unpermitted; buyer to verify). The home offers a generously sized primary bedroom, a bright and open living room, and an open-concept kitchen with a formal dining area. Additional highlights include an open laundry area and a three-car carport for ample parking. Step onto a large front porch—perfect for relaxing or entertaining. Community amenities include a heated pool, spa, clubhouse, conference room, and playground. Conveniently located within walking distance to markets, schools, bus lines, the post office, and shopping centers, with easy access to the 60 and 57 freeways. Situated in a quiet, family-friendly park in desirable Rowland Heights.

16. 2026-04-16
    historical $159,000 858-char remark

    Show marketing remark (858 chars)

    Spacious manufactured home located at the front entrance of a well-maintained community in the heart of Rowland Heights. This 2-bedroom home features a bonus room currently used as a third bedroom (unpermitted; buyer to verify). The home offers a generously sized primary bedroom, a bright and open living room, and an open-concept kitchen with a formal dining area. Additional highlights include an open laundry area and a three-car carport for ample parking. Step onto a large front porch—perfect for relaxing or entertaining. Community amenities include a heated pool, spa, clubhouse, conference room, and playground. Conveniently located within walking distance to markets, schools, bus lines, the post office, and shopping centers, with easy access to the 60 and 57 freeways. Situated in a quiet, family-friendly park in desirable Rowland Heights.

17. 2025-10-29
    historical
18. 2025-06-25
    price $175,000
19. 2025-05-24
    listed $199,999 Active
20. 2025-04-08
    status Active
21. 2025-04-08
    historical
22. 2025-03-23
    historical
23. 2025-03-22
    status Active
24. 2025-03-04
    status Active
25. 2025-02-17
    status Active
26. 2025-01-28
    listed $159,000 Active
27. 2025-01-09
    listed $159,000 Active
28. 2023-07-14
    soldstatus $140,000 Closed Sale
29. 2023-07-09
    status Pending Sale
30. 2023-07-04
    historical Active Under Contract
31. 2023-06-20
    status Active
32. 2023-06-16
    historical Active Under Contract
33. 2023-06-02
    price $159,800
34. 2023-05-30
    listed $168,800 Active
35. 2023-05-29
    price $168,800
36. 2023-05-29
    historical $159,990
37. 2010-12-01
    historical
38. 2010-11-16
    listed $36,000 Active
39. 2010-10-19
    historical
40. 2010-09-14
    price $39,990
41. 2010-08-28
    price $43,000
42. 2010-08-05
    status Active
43. 2010-07-31
    price $46,000
44. 2010-07-28
    price $48,000
45. 2010-07-25
    status Pending
46. 2010-07-14
    price $46,000
47. 2010-06-27
    price $49,900
48. 2010-05-27
    listed $58,000 Active
49. 2009-11-01
    price $117,000 Expired
50. 2007-11-01
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $383 · $32/mo
• Projected year-2 tax: $1,178 · $98/mo
• Expected delta: +$795/yr (+$66/mo · 207.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $39,630
• − Mortgage interest: −$8,682
• − Property taxes: −$383
• − Insurance: −$775
• − Repairs & maintenance: −$3,170
• − Management: −$3,170
• − Depreciation: −$4,509
• Taxable income: $18,940
• Est. tax owed @ 24.0%: −$4,546
• After-tax cash flow: $15,850/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: 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

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 · 9,444,647 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: 1440.0

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: 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%

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

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

+307.7% since first listed

46 events — show timeline

• 2026-04-19 Listed $159,000 CRMLS
• 2026-04-16 Coming Soon $159,000 CRMLS
• 2025-10-29 Listing Removed — CRMLS
• 2025-06-25 Price Changed $175,000 CRMLS
• 2025-05-24 Listed $199,999 CRMLS
• 2025-04-08 Relisted — CRMLS
• 2025-04-08 Listing Removed — CRMLS
• 2025-03-23 Listing Removed — CRMLS
• 2025-03-22 Relisted — CRMLS
• 2025-03-04 Relisted — CRMLS
• 2025-02-17 Relisted — CRMLS
• 2025-01-28 Listed $159,000 CRMLS
• 2025-01-09 Listed $159,000 CRMLS
• 2023-07-14 Sold (MLS) $140,000 CRMLS
• 2023-07-09 Pending — CRMLS
• 2023-07-04 Contingent — CRMLS
• 2023-06-20 Relisted — CRMLS
• 2023-06-16 Contingent — CRMLS
• 2023-06-02 Price Changed $159,800 CRMLS
• 2023-05-30 Listed $168,800 CRMLS
• 2023-05-29 Price Changed $168,800 CRMLS
• 2023-05-29 Coming Soon $159,990 CRMLS
• 2010-12-01 Listing Removed — CRMLS
• 2010-11-16 Listed $36,000 CRMLS
• 2010-10-19 Listing Removed — CRMLS
• 2010-09-14 Price Changed $39,990 CRMLS
• 2010-08-28 Price Changed $43,000 CRMLS
• 2010-08-05 Relisted — CRMLS
• 2010-07-31 Price Changed $46,000 CRMLS
• 2010-07-28 Price Changed $48,000 CRMLS
• 2010-07-25 Pending — CRMLS
• 2010-07-14 Price Changed $46,000 CRMLS
• 2010-06-27 Price Changed $49,900 CRMLS
• 2010-05-27 Listed $58,000 CRMLS
• 2009-11-01 Price Changed $117,000 CRMLS
• 2007-11-01 Listing Removed — CRMLS
• 2007-10-16 Price Changed $119,000 CRMLS
• 2007-09-17 Price Changed $121,000 CRMLS
• 2007-09-11 Price Changed $119,000 CRMLS
• 2007-08-15 Price Changed $121,000 CRMLS
• 2007-06-20 Price Changed $119,000 CRMLS
• 2007-05-18 Listed $125,000 CRMLS
• 2006-12-11 Listing Removed — CRMLS
• 2006-08-10 Listed $119,500 CRMLS
• 2003-09-01 Listing Removed — CRMLS
• 2003-05-30 Listed $39,000 CRMLS

Property tax history

+6.3%/yr

Latest (2025): $383 · +6.3% YoY. Source: county tax records.