10550 Dunlap Crossing #176 · West Whittier-Los Nietos, CA 90606

$249,999

2 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 93 Days on market

Built 2020 Est $239k · at est.

---

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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +5.6/10.0
• ARV discount +5.3/15.0
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quiet 55+ Community, 1968 Fleetwood Broadmore 12 x 56 with 7 x 23 Add On. Cozy Living Room with Dining Area. Large Kitchen with lots of Storage. Oversized Laundry Room. Cathedral Ceiling with Ceiling Fan. Fruit trees. Sparkling community Pool with Jacuzzi. Large Recreation Hall and Fun Activities. Lush 9 Hole Golf Course. Ideally located within minutes to shopping and restaurants.

Key facts

• 9 hole golf course
• Clubhouse
• Community pool

Tags

• 9 HOLE GOLF COURSE
• COMMUNITY POOL
• CLUBHOUSE
• WALKING TRAILS

Property features AI

Finance

• Other: Park name: Whittier Mobil Country Club; Lot density: 0–1 unit/acre; Elevation units reported in feet
• Financial info: Land lease of $1,200 per month (park reported)
• HOA & community: Senior community; Community features include golf course and street lighting; Rent includes access to pool

Exterior

• Parking: Located in Whittier Mobil Country Club
• Utilities: Electricity on property and connected; Natural gas connected; Public/District water connected; Public sewer connected; Cable available
• Home design: Single-story; Entry level 1; Mobile home remains on site; Double body type (mobile home)
• Construction: Year built (builder source)
• Exterior features: Community pool

Interior

• Kitchen: Gas range; Dishwasher; Walk-in pantry; Gas water heater
• Bedrooms: All bedrooms on ground floor
• Flooring: Laminated flooring
• Bathrooms: 2 full bathrooms; Master bath with double sinks; Bathtub; Shower in tub; Exhaust fan(s)
• Heating & cooling: Central heating (natural gas furnace); Central cooling (gas & electric)
• Interior features: High ceilings (9 feet+); Pantry; One-level living; Street-level entry
• Laundry & utility: Dedicated laundry room; Gas and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $227k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.8% in West Whittier-Los Nietos — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Whittier Union High (suburban): math 42% / reading 65% proficiency, ranked #111 of 517 in CA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 32 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent runs 32% of the median local income ($100k/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 $2k of loan paydown is wiped out by about $8k 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 93 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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.
• Current owner paid $35k; list at $250k implies a 614% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,499 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.06% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.17%
• DSCR: 1.41
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $238,560
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10550 Dunlap Crossing Rd #74	0.02mi	2/2.0	1,200 (+7%)	0mo	$175,000	$146	87
10550 Dunlap Crossing Rd #100	0.00mi	3/2.0 (+1)	1,120 (0%)	13mo	$269,000	$240	84
10550 Dunlap Crossing Rd #55	0.01mi	2/2.0	1,040 (-7%)	6mo	$259,000	$249	82
10550 Dunlap Crossing Rd #171	0.03mi	2/2.0	1,200 (+7%)	11mo	$255,000	$213	78
10550 Dunlap Crossing Rd #83	0.14mi	2/2.0	960 (-14%)	16mo	$165,000	$172	56

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.91×
• Total profit: $-6,491
• Equity at exit: $37,276

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $37,983
• Equity at exit: $21,615

Cash invested: $70,000 (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 90606

• Active inventory: 32
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,655 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$147 /mo · $1,762/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $535

Break-even live

Break-even rent $1,977

Max offer price $249,999

Occupancy floor 75%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7411 Norwalk Blvd Whittier, CA	2.0	2.0	995	$2,500	$2.51	24d	1	0.24mi
7901 Duchess Dr Whittier, CA	1.0–2.0	1.0–2.0	853	$2,495	$2.92	24d	2	0.66mi
8028 Boer Ave Unit 03 Whittier, CA	1.0	1.0	725	$1,850	$2.55	1d	1	0.78mi
8121 Broadway Ave Whittier, CA	1.0–3.0	1.0–2.0	779	$2,504	$3.21	1d	8	0.85mi
9050 Carron Dr Pico Rivera, CA	1.0	1.0	623	$2,439	$3.91	4d	7	1.14mi
10509 El Rancho Dr Whittier, CA	3.0	1.0	960	$900	$0.94	24d	1	1.21mi
7806 Wellsford Ave Whittier, CA	2.0	1.0	912	$3,299	$3.62	11d	1	1.25mi
11918 Greyford St Unit 4 Whittier, CA	2.0	1.0	800	$2,050	$2.56	21d	1	1.32mi
10726 Orange Grv Unit 21 Whittier, CA	2.0	1.0	1000	$2,100	$2.10	22d	1	1.33mi
10733 Orange Grv Unit 33-03 Whittier, CA	3.0	1.5	1100	$2,795	$2.54	21d	1	1.36mi
5593 Pioneer Blvd #18 Whittier, CA	2.0	1.5	880	$2,650	$3.01	7d	1	1.38mi
7820 Farmland Ave Pico Rivera, CA	3.0	1.0	800	$3,295	$4.12	5d	1	1.44mi
10717 Shire Pl Apt 6 Whittier, CA	2.0	2.0	980	$2,750	$2.81	24d	1	1.46mi
7320 Rosemead Blvd Pico Rivera, CA	2.0	2.0	883	$2,650	$3.00	20d	3	1.47mi
10820 Hunter Ave Whittier, CA	3.0	1.0	1316	$4,200	$3.19	1d	1	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $249,999 Active 93 DOM
2. 2026-06-17
   days on market $249,999 Active 92 DOM
3. 2026-06-16
   days on market $249,999 Active 91 DOM
4. 2026-06-15
   days on market $249,999 Active 90 DOM
5. 2026-06-13
   days on market $249,999 Active 88 DOM
6. 2026-06-13
   days on market $249,999 Active 87 DOM
7. 2026-06-09
   days on market $249,999 Active 84 DOM
8. 2026-06-08
   days on market $249,999 Active 83 DOM
9. 2026-06-07
   days on market $249,999 Active 82 DOM
10. 2026-06-04
    days on market $249,999 Active 79 DOM
11. 2026-06-03
    days on market $249,999 Active 78 DOM
12. 2026-06-02
    days on market $249,999 Active 77 DOM
13. 2026-06-01
    days on market $249,999 Active 76 DOM
14. 2026-05-31
    days on market $249,999 Active 75 DOM
15. 2026-03-17
    listed $259,000 Active
16. 2016-01-29
    soldstatus $35,000 Closed Sale 383-char remark

    Show marketing remark (383 chars)

    Quiet 55+ Community, 1968 Fleetwood Broadmore 12 x 56 with 7 x 23 Add On. Cozy Living Room with Dining Area. Large Kitchen with lots of Storage. Oversized Laundry Room. Cathedral Ceiling with Ceiling Fan. Fruit trees. Sparkling community Pool with Jacuzzi. Large Recreation Hall and Fun Activities. Lush 9 Hole Golf Course. Ideally located within minutes to shopping and restaurants.

17. 2016-01-03
    status Pending Sale 383-char remark

    Show marketing remark (383 chars)

    Quiet 55+ Community, 1968 Fleetwood Broadmore 12 x 56 with 7 x 23 Add On. Cozy Living Room with Dining Area. Large Kitchen with lots of Storage. Oversized Laundry Room. Cathedral Ceiling with Ceiling Fan. Fruit trees. Sparkling community Pool with Jacuzzi. Large Recreation Hall and Fun Activities. Lush 9 Hole Golf Course. Ideally located within minutes to shopping and restaurants.

18. 2015-12-10
    price $35,000 383-char remark

    Show marketing remark (383 chars)

    Quiet 55+ Community, 1968 Fleetwood Broadmore 12 x 56 with 7 x 23 Add On. Cozy Living Room with Dining Area. Large Kitchen with lots of Storage. Oversized Laundry Room. Cathedral Ceiling with Ceiling Fan. Fruit trees. Sparkling community Pool with Jacuzzi. Large Recreation Hall and Fun Activities. Lush 9 Hole Golf Course. Ideally located within minutes to shopping and restaurants.

19. 2015-08-19
    listed $42,000 Active 383-char remark

    Show marketing remark (383 chars)

    Quiet 55+ Community, 1968 Fleetwood Broadmore 12 x 56 with 7 x 23 Add On. Cozy Living Room with Dining Area. Large Kitchen with lots of Storage. Oversized Laundry Room. Cathedral Ceiling with Ceiling Fan. Fruit trees. Sparkling community Pool with Jacuzzi. Large Recreation Hall and Fun Activities. Lush 9 Hole Golf Course. Ideally located within minutes to shopping and restaurants.

20. 2011-10-23
    historical
21. 2011-04-25
    listed $40,000 Active

ⓘ 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: $1,762 · $147/mo
• Projected year-2 tax: $1,900 · $158/mo
• Expected delta: +$138/yr (+$12/mo · 7.9%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 6 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,855
• − Mortgage interest: −$14,004
• − Property taxes: −$1,762
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,548
• − Management: −$2,548
• − Depreciation: −$7,273
• Taxable income: $2,470
• Est. tax owed @ 24.0%: −$593
• After-tax cash flow: $5,829/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: Whittier Union High
• NCES district ID: 0642480
• Math proficiency: 42% ▲ 9.00%
• Reading proficiency: 65% ▲ 7.00%
• Median HH income: $66,675
• Composite: 47.19/100
• National rank: #2321
• State rank: #111 of 517 in CA

Livability — West Whittier-Los Nietos

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: West Whittier-Los Nietos, CA
• County: Los Angeles County · 9,444,647 people
• City population: 31,881
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 32,057
• Household income: $100,428
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 556.0

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 17% White 8% Asian 5% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 24% · Canada, South Korea, Vietnam
• Languages at home: 41% English-only · Spanish 55% Tagalog/Filipino 2% Korean 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: ▼ -973.24%
• Current HPI: 428.5874
• Rent YoY: —
• 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

+547.5% since first listed

7 events — show timeline

• 2026-03-17 Listed $259,000 CRMLS
• 2016-01-29 Sold (MLS) $35,000 CRMLS
• 2016-01-03 Pending — CRMLS
• 2015-12-10 Price Changed $35,000 CRMLS
• 2015-08-19 Listed $42,000 CRMLS
• 2011-10-23 Listing Removed — CRMLS
• 2011-04-25 Listed $40,000 CRMLS

Property tax history

+7.3%/yr

Latest (2025): $1,762 · +7.3% YoY. Source: county tax records.