16511 S Garfield Ave Unit B55 · Paramount, CA 90723

$139,900

2 bd · 2.0 ba · 840 sqft · Manufactured · 30 Days on market

Built 1960 Fair condition Est $160k · 13% 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 +13.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

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. Residents of Paramount Mobile Village enjoy fantast

Key facts

• Clubhouse
• Community pool
• On site car wash

Tags

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

Property features AI

Finance

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

Exterior

• Parking: Located in Paramount Mobile park
• Utilities: Public sewer; District/public water; Water available, sewer connected, electricity connected
• Home design: Single-story; Mobile home (14' x 60') — mobile home remains; Entry level 1
• Construction: Year built: see remarks
• Exterior features: Community pool; Street lighting and sidewalks; Near public transit

Interior

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

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 $961 ($12k/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: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 3.2% 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); 51 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).
• This rent runs 39% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($138k) 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 $137,801 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1960 — 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 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?
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: 1.74% ✓
• Cap rate: 14.54%
• Cash-on-cash: 29.44%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $160,440
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16601 Garfield Ave #110	0.13mi	2/2.0	960 (+14%)	2mo	$115,000	$120	68
16601 S Garfield Ave #204	0.14mi	2/1.5	800 (-5%)	21mo	$153,000	$191	66

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: 20.5%
• Equity multiple: 1.80×
• Total profit: $31,417
• Equity at exit: $20,860

10-year hold

• IRR: 26.6%
• Equity multiple: 3.01×
• Total profit: $78,677
• 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 →

ZIP-level market 90723

• Rents YoY: -1.0%
• Active inventory: 51
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,440 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $961

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 56%

Sensitivity live

Price	-10% $1,058	-5% $1,009	+0% $961	+5% $913	+10% $864
Rent	-10% $768	-5% $865	+0% $961	+5% $1,057	+10% $1,154
Rate	-1.0pp $1,031	-0.5pp $996	base $961	+0.5pp $925	+1.0pp $888

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
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7029 Orange Ave Long Beach, CA	2.0	1.0	700	$2,519	$3.60	44d	1	0.40mi
1319 E 68th St Long Beach, CA	2.0	1.0	902	$2,600	$2.88	25d	1	0.48mi
6663 Gundry Ave Unit 1 Long Beach, CA	2.0	2.0	800	$2,195	$2.74	44d	1	0.64mi
6576 Falcon Ave Long Beach, CA	2.0	1.0	810	$2,195	$2.71	44d	1	0.70mi
6890 Paramount Blvd Unit 12 Long Beach, CA	3.0	1.0	1100	$2,695	$2.45	44d	1	0.72mi
15351 Orange Ave #26 Paramount, CA	2.0	2.0	837	$2,550	$3.05	44d	1	0.76mi
6501 Cherry Ave Long Beach, CA	2.0	1.0	915	$1,874	$2.05	16d	1	0.76mi
7115 Somerset Blvd Unit B Paramount, CA	1.0	1.0	800	$2,250	$2.81	44d	1	0.89mi
7115 Somerset Blvd Unit A Paramount, CA	1.0	1.0	700	$2,250	$3.21	44d	1	0.89mi
2921 E Artesia Blvd Long Beach, CA	2.0	1.0	700	$1,495	$2.14	44d	1	0.95mi
2890 E Artesia Blvd Long Beach, CA	2.0	1.0	858	$2,595	$3.02	44d	1	0.96mi
6673 Hammond Ave Long Beach, CA	2.0	2.0	825	$2,295	$2.78	44d	1	0.97mi
6667 Hammond Ave Long Beach, CA	2.0	1.0	800	$2,700	$3.38	44d	1	0.98mi
6315 Cherry Ave Long Beach, CA	1.0	1.0	750	$1,691	$2.25	17d	1	1.00mi
3101 E Artesia Blvd Long Beach, CA	1.0	1.0	560	$1,950	$3.48	6d	1	1.03mi
15334 Orizaba Ave Paramount, CA	3.0	1.0	1116	$3,095	$2.77	44d	1	1.05mi
6202 Cherry Ave Unit 6202 Long Beach, CA	2.0	1.0	875	$2,175	$2.49	44d	1	1.14mi
2051 E Harding St Long Beach, CA	1.0	1.0	542	$2,300	$4.24	44d	1	1.14mi
15142 Georgia Ave Paramount, CA	3.0	2.0	864	$3,200	$3.70	8d	1	1.16mi
2352 E Poppy St Long Beach, CA	2.0	2.5	800	$3,395	$4.24	25d	1	1.16mi
2354 E Poppy St Long Beach, CA	2.0	2.5	800	$3,395	$4.24	25d	1	1.17mi
3384 E 67th St Apt 2 Long Beach, CA	3.0	1.0	1000	$3,234	$3.23	44d	1	1.17mi
3301 E Artesia Blvd Long Beach, CA	1.0	1.0	550	$1,595	$2.90	44d	1	1.18mi
6479 Atlantic Ave Long Beach, CA	1.0	1.0	526	$1,838	$3.49	3d	5	1.22mi
6546 Indiana Ave Unit 6546-O Long Beach, CA	1.0	1.0	535	$1,695	$3.17	44d	1	1.23mi
7227 Richfield St Paramount, CA	2.0	1.0–2.0	890	$2,450	$2.75	2d	1	1.26mi
7317 Richfield St Unit 7317 Paramount, CA	3.0	1.0	924	$3,200	$3.46	44d	1	1.26mi
16825 Passage Ave Paramount, CA	2.0	2.5	860	$2,950	$3.43	44d	1	1.27mi
16825 Passage Ave Paramount, CA	2.0	2.5	860	$2,899	$3.37	2d	1	1.27mi
6045 Cherry Ave Unit 1 Long Beach, CA	3.0	1.0	1095	$2,850	$2.60	13d	1	1.31mi
17045 Passage Ave Bellflower, CA	1.0	1.0	740	$2,175	$2.94	25d	1	1.33mi
17050 Passage Ave Bellflower, CA	1.0–2.0	1.0–2.0	828	$2,495	$3.01	21d	2	1.35mi
500 E Poppy St Long Beach, CA	1.0	1.0	551	$1,875	$3.40	16d	1	1.40mi
17114 Passage Ave Bellflower, CA	1.0–2.0	1.0	800	$2,275	$2.84	44d	1	1.40mi
8633 Park St Unit 1/2 Bellflower, CA	2.0	1.0	536	$2,299	$4.29	44d	1	1.40mi
5948 John Ave Long Beach, CA	2.0	1.0	870	$2,495	$2.87	22d	1	1.41mi
5948 John Ave Unit 5948 Long Beach, CA	2.0	1.0	870	$2,495	$2.87	4d	1	1.41mi
454 E 63rd St Long Beach, CA	1.0	1.0	630	$2,300	$3.65	19d	1	1.41mi
5933 Gaviota Ave Long Beach, CA	2.0	1.0	800	$2,800	$3.50	5d	1	1.44mi
4623 E Compton Blvd Compton, CA	1.0	1.0	610	$1,595	$2.61	3d	1	1.45mi

Listing history 15 events

1. 2026-06-18
   days on market $139,900 Active 30 DOM
2. 2026-06-17
   days on market $139,900 Active 29 DOM
3. 2026-06-16
   days on market $139,900 Active 28 DOM
4. 2026-06-15
   days on market $139,900 Active 27 DOM
5. 2026-06-13
   days on market $139,900 Active 25 DOM
6. 2026-06-13
   days on market $139,900 Active 24 DOM
7. 2026-06-09
   days on market $139,900 Active 21 DOM
8. 2026-06-08
   days on market $139,900 Active 20 DOM
9. 2026-06-07
   days on market $139,900 Active 19 DOM
10. 2026-06-04
    days on market $139,900 Active 16 DOM
11. 2026-06-03
    days on market $139,900 Active 15 DOM
12. 2026-06-02
    days on market $139,900 Active 14 DOM
13. 2026-06-01
    days on market $139,900 Active 13 DOM
14. 2026-05-31
    days on market $139,900 Active 12 DOM
15. 2026-05-19
    listed $139,900 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 5/10 Major FEMA zone X · 27% 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: $29,282
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$2,343
• − Management: −$2,343
• − Depreciation: −$4,070
• Taxable income: $9,893
• Est. tax owed @ 24.0%: −$2,374
• After-tax cash flow: $9,157/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
Painting · Severe peeling paint	Major	$15,000–50,000
Siding repair · Weathered and damaged	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

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

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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 · 9,444,647 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: 2420.0

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 (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%

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

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

1 event — show timeline

• 2026-05-19 Listed $139,900 CRMLS