16511 S Garfield Ave Unit B55 · Paramount, CA 90723

$139,900

2 bd · 2.0 ba · 840 sqft · Manufactured · 127 Days on market

Manufactured home 55+ age-restricted Built 1960 Fair condition $167/sqft · 20% below area Est $174k · 20% under

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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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.5/10.0
• Livability +3.2/5.0
• Appreciation +2.5/10.0
• Schools +2.5/10.0
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -5.1

Listing remarks

Welcome to Paramount Mobile Village, a desirable 55+ pet-friendly community offering comfort, convenience, and an enjoyable lifestyle. This well-maintained manufactured home features 2 spacious bedrooms, 2 bathrooms, and a covered carport parking area, providing both functionality and comfort. One of the standout features of this home is its unbeatable location. Conveniently situated near major shopping centers including Target, The Home Depot, and several grocery stores, you’ll have all your everyday essentials just minutes away. With easy access to two major freeways, commuting throughout surrounding areas is simple and convenient.

Key facts

• Clubhouse
• Community pool
• On site car wash

Tags

• PET FRIENDLY COMMUNITY
• UNBEATABLE LOCATION
• COMMUNITY POOL
• CLUBHOUSE
• ON SITE CAR WASH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 3.1% 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); 70 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 59d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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 $967 of loan paydown is wiped out by about $4k 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 127 days — a 12% lower offer ($123k) 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 $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.30% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.56%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $174,000
• List price: $139,900
• Delta: -19.60%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16600 Orange Ave #124	0.23mi	2/1.0	840 (0%)	3mo	$173,000	$206	83
16511 Garfield Unit 9C	0.00mi	2/2.0	1,000 (+19%)	1mo	$180,000	$180	74
16601 Garfield Ave #110	0.13mi	2/2.0	960 (+14%)	5mo	$115,000	$120	66
16511 S Garfield Ave S Unit B17	0.12mi	2/2.0	1,000 (+19%)	6mo	$125,000	$125	64
15325 ORANGE AVE SPC E1	0.82mi	2/2.0	880 (+5%)	5mo	$175,000	$199	53
15325 Orange Ave Unit F16	0.82mi	2/2.0	800 (-5%)	12mo	$170,000	$213	47
15325 Orange Ave Unit F17	0.82mi	3/2.0 (+1)	960 (+14%)	20mo	$199,000	$207	19

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $2,283
• Equity at exit: $20,860

10-year hold

• IRR: 7.9%
• Equity multiple: 1.52×
• Total profit: $20,408
• Equity at exit: $12,096

Cash invested: $39,172 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 2 under contract
• Months of supply: 8.0 mo (12%/mo absorbed)
• Median asking: $169,950 ($200/sqft)
• Median days on market: 103 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: +3.6% vs current asking $/sqft

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

ZIP-level market 90723

• Rents YoY: -1.0%
• Active inventory: 70
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,826 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $475

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 69%

Sensitivity live

Price	-10% $572	-5% $524	+0% $475	+5% $427	+10% $379
Rent	-10% $331	-5% $403	+0% $475	+5% $547	+10% $620
Rate	-1.0pp $546	-0.5pp $511	base $475	+0.5pp $439	+1.0pp $402

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: $34,975
• Closing costs: $4,197
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7029 Orange Ave Unit 10 Long Beach, CA	2.0	1.0	700	$2,519	$3.60	36d	1	0.40mi
7029 Orange Ave Long Beach, CA	2.0	1.0	700	$2,519	$3.60	139d	1	0.40mi
6769 Cherry Ave Long Beach, CA	2.0	1.0	650	$1,695	$2.61	47d	1	0.44mi
6759 Cherry Ave Long Beach, CA	1.0	1.0	610	$1,695	$2.78	54d	1	0.46mi
1319 E 68th St Long Beach, CA	2.0	1.0	902	$2,600	$2.88	120d	1	0.48mi
1077 E 71st Way Long Beach, CA	2.0	1.5	872	$2,950	$3.38	63d	1	0.49mi
6663 Gundry Ave Unit 1 Long Beach, CA	2.0	2.0	800	$2,195	$2.74	139d	1	0.64mi
6576 Falcon Ave Long Beach, CA	2.0	1.0	810	$2,195	$2.71	139d	1	0.70mi
6890 Paramount Blvd Unit 12 Long Beach, CA	3.0	1.0	1100	$2,695	$2.45	139d	1	0.72mi
15311 Gundry Ave #23 Paramount, CA	2.0	2.5	825	$2,750	$3.33	2d	1	0.75mi
15351 Orange Ave #26 Paramount, CA	2.0	2.0	837	$2,450	$2.93	37d	1	0.76mi
15351 Orange Ave #26 Paramount, CA	2.0	2.0	837	$2,450	$2.93	2d	1	0.76mi
6501 Cherry Ave Long Beach, CA	2.0	1.0	915	$1,874	$2.05	110d	1	0.76mi
6501 Cherry Ave Long Beach, CA	1.0	1.0	616	$1,600	$2.60	19d	1	0.76mi
15341 Hunsaker Ave Unit H Paramount, CA	2.0	3.0	940	$3,100	$3.30	7d	1	0.77mi
15915 Orizaba Ave Paramount, CA	1.0	1.0	600	$2,150	$3.58	86d	1	0.83mi
7115 Somerset Blvd Unit B Paramount, CA	1.0	1.0	800	$2,250	$2.81	139d	1	0.89mi
7115 Somerset Blvd Unit A Paramount, CA	1.0	1.0	700	$2,250	$3.21	139d	1	0.89mi
7218 Petrol St Paramount, CA	2.0	1.0	765	$2,025	$2.65	39d	1	0.93mi
6831 Obispo Ave Long Beach, CA	2.0	2.0	750	$2,400	$3.20	20d	1	0.94mi
6779 Obispo Ave Long Beach, CA	1.0	1.0	600	$1,825	$3.04	20d	1	0.96mi
2890 E Artesia Blvd Long Beach, CA	2.0	1.0	858	$2,595	$3.02	139d	1	0.96mi
6673 Hammond Ave Long Beach, CA	2.0	2.0	825	$2,295	$2.78	139d	1	0.97mi
6673 N Hammond Ave Unit G Long Beach, CA	2.0	2.0	825	$2,395	$2.90	59d	1	0.97mi
6667 Hammond Ave Long Beach, CA	2.0	1.0	800	$2,700	$3.38	139d	1	0.98mi
6071 N Lime Ave Long Beach, CA	2.0	1.0	983	$1,850	$1.88	45d	1	0.98mi
2016 E 63rd St Long Beach, CA	2.0	1.0	750	$2,600	$3.47	33d	1	1.02mi
2821 E 65th St Long Beach, CA	1.0	1.0	620	$1,750	$2.82	0d	1	1.02mi
2821 E 65th St Unit A Long Beach, CA	1.0	1.0	620	$1,750	$2.82	7d	1	1.02mi
3101 E Artesia Blvd Long Beach, CA	1.0	1.0	560	$1,900	$3.39	0d	2	1.03mi
15334 Orizaba Ave Paramount, CA	3.0	1.0	1116	$3,195	$2.86	45d	1	1.05mi
15334 Orizaba Ave Paramount, CA	3.0	1.0	1116	$3,095	$2.77	139d	1	1.05mi
16619 Downey Ave Unit 21E Paramount, CA	2.0	1.0	900	$2,400	$2.67	76d	1	1.11mi
16619 Downey Ave Unit 19B Paramount, CA	2.0	1.0	900	$2,400	$2.67	20d	1	1.11mi
16619 Downey Ave Unit 19C Paramount, CA	2.0	1.0	900	$2,400	$2.67	67d	1	1.11mi
7303 Exeter St #212 Paramount, CA	2.0	1.0	839	$2,550	$3.04	94d	1	1.11mi
6202 Cherry Ave Unit 6202 Long Beach, CA	2.0	1.0	875	$2,175	$2.49	139d	1	1.14mi
2051 E Harding St Long Beach, CA	1.0	1.0	542	$2,300	$4.24	139d	1	1.14mi
15921 Downey Ave Unit 53A Paramount, CA	2.0	1.0	800	$2,595	$3.24	41d	1	1.14mi
15921 Downey Ave Unit 21A Paramount, CA	2.0	1.0	800	$2,595	$3.24	7d	1	1.14mi

Property features AI

Finance

• HOA & community: Senior communityLand lease ($1,062.91)

Exterior

• Parking: Located in Paramount Mobile park
• Utilities: Public sewerDistrict/public waterWater available, sewer connected, electricity connected
• Home design: Single-storyMobile home (14' x 60') — mobile home remainsEntry level 1
• Construction: Year built: see remarks
• Exterior features: Community poolStreet lighting and sidewalksNear public transit

Interior

• Bathrooms: 2 full bathroomsShower in tub in bathroom(s)
• Heating & cooling: Wall/window cooling
• Interior features: Main street entry
• Laundry & utility: Community laundry

Listing history 50 events

1. 2026-09-23
   days on market $139,900 Active 127 DOM
2. 2026-09-22
   days on market $139,900 Active 126 DOM
3. 2026-09-21
   days on market $139,900 Active 125 DOM
4. 2026-09-20
   days on market $139,900 Active 124 DOM
5. 2026-09-19
   days on market $139,900 Active 123 DOM
6. 2026-09-18
   days on market $139,900 Active 122 DOM
7. 2026-09-17
   days on market $139,900 Active 121 DOM
8. 2026-09-16
   days on market $139,900 Active 120 DOM
9. 2026-09-15
   days on market $139,900 Active 119 DOM
10. 2026-09-14
    days on market $139,900 Active 118 DOM
11. 2026-09-13
    days on market $139,900 Active 117 DOM
12. 2026-09-12
    days on market $139,900 Active 116 DOM
13. 2026-09-11
    days on market $139,900 Active 115 DOM
14. 2026-09-05
    days on market $139,900 Active 109 DOM
15. 2026-09-04
    days on market $139,900 Active 108 DOM
16. 2026-09-02
    days on market $139,900 Active 106 DOM
17. 2026-08-31
    days on market $139,900 Active 104 DOM
18. 2026-08-29
    days on market $139,900 Active 102 DOM
19. 2026-08-28
    days on market $139,900 Active 101 DOM
20. 2026-08-27
    days on market $139,900 Active 100 DOM
21. 2026-08-26
    days on market $139,900 Active 99 DOM
22. 2026-08-25
    days on market $139,900 Active 98 DOM
23. 2026-08-24
    days on market $139,900 Active 97 DOM
24. 2026-08-23
    days on market $139,900 Active 96 DOM
25. 2026-08-22
    days on market $139,900 Active 95 DOM
26. 2026-08-21
    days on market $139,900 Active 94 DOM
27. 2026-08-20
    days on market $139,900 Active 93 DOM
28. 2026-08-19
    days on market $139,900 Active 92 DOM
29. 2026-08-18
    days on market $139,900 Active 91 DOM
30. 2026-08-17
    days on market $139,900 Active 90 DOM
31. 2026-08-16
    days on market $139,900 Active 89 DOM
32. 2026-08-15
    days on market $139,900 Active 88 DOM
33. 2026-08-14
    days on market $139,900 Active 87 DOM
34. 2026-08-13
    days on market $139,900 Active 86 DOM
35. 2026-08-12
    days on market $139,900 Active 85 DOM
36. 2026-08-11
    days on market $139,900 Active 84 DOM
37. 2026-08-10
    days on market $139,900 Active 83 DOM
38. 2026-08-09
    days on market $139,900 Active 82 DOM
39. 2026-08-08
    days on market $139,900 Active 81 DOM
40. 2026-08-06
    days on market $139,900 Active 79 DOM
41. 2026-08-05
    days on market $139,900 Active 78 DOM
42. 2026-08-04
    days on market $139,900 Active 77 DOM
43. 2026-08-03
    days on market $139,900 Active 76 DOM
44. 2026-07-31
    days on market $139,900 Active 73 DOM
45. 2026-07-30
    days on market $139,900 Active 72 DOM
46. 2026-07-30
    days on market $139,900 Active 71 DOM
47. 2026-07-28
    days on market $139,900 Active 70 DOM
48. 2026-07-26
    days on market $139,900 Active 68 DOM
49. 2026-07-24
    days on market $139,900 Active 66 DOM
50. 2026-07-23
    days on market $139,900 Active 65 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 5/10 Major FEMA zone X · 14% 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: $21,906
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − Depreciation: −$4,070
• Taxable income: $3,697
• Est. tax owed @ 24.0%: −$887
• After-tax cash flow: $4,817/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 · 4 photos

Fair 45/100 Cosmetic rehab Est. rehab $4,200–$12,600 screening

This manufactured home requires cosmetic repairs, including painting and siding repair, to improve its curb appeal and overall condition.

Repairs flagged

• Major Painting — Severe peeling paint
• Major Siding repair — Weathered and damaged

Value-add opportunities

• Both Painting and siding repair — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Improves curb appeal and enhances property 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.

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary Wesley Gaines F CA #917/1,571 Nat'l #28,475/41,679 Middle Leona Jackson F CA #382/498 Nat'l #11,105/14,009

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

C Composite livability gradescore 64/100

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 · 10,940,515 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: 18% 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: 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%

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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: ▼ -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

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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

Property features AI

Finance

• HOA & community: Senior communityLand lease ($1,062.91)

Exterior

• Parking: Located in Paramount Mobile park
• Utilities: Public sewerDistrict/public waterWater available, sewer connected, electricity connected
• Home design: Single-storyMobile home (14' x 60') — mobile home remainsEntry level 1
• Construction: Year built: see remarks
• Exterior features: Community poolStreet lighting and sidewalksNear public transit

Interior

• Bathrooms: 2 full bathroomsShower in tub in bathroom(s)
• Heating & cooling: Wall/window cooling
• Interior features: Main street entry
• Laundry & utility: Community laundry

Price history

1 event — show timeline

• 2026-05-19 Listed $139,900 CRMLS