Residential Income Property with Updated
For Sale
$279,900
4139 Paramount Blvd, Pico Rivera, CA 90660
Single-story manufactured home unit with a refreshed kitchen and generous dining area near shopping and freeway access.
Property Size1,440 SF
Price / SF$194.38
Days on Market65
Property Features for 4139 Paramount Blvd
General Information
Standard status
Active
Size
1,440 SF
Property subtype
Manufactured In Park
Listing Agency:
RE/MAX OLYMPIC
(323) 707-6680
Listed By:
Angeles Ascencio · License #1177570
(323) 707-6680
Source:
Exprealty
Added: Jun 19
Changed: Aug 21
Last Checked: Aug 21 at 5:20AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of RE/MAX OLYMPIC
Investment Insights
Based on property information with market context.
Unit #10 at Westland Manufactured Home Park is a single-story manufactured home offering 1,440 square feet of living space. The residence includes four bedrooms and two bathrooms, along with a kitchen outfitted with a new quartz countertop and a large dining area.
The property is located at 4139 Paramount Blvd in Pico Rivera, near freeway connections and shopping centers. Its residential layout and identified park setting provide a clear operating context for buyers seeking a manufactured-home income property.
The property is located at 4139 Paramount Blvd in Pico Rivera, near freeway connections and shopping centers. Its residential layout and identified park setting provide a clear operating context for buyers seeking a manufactured-home income property.
Key Highlights
- 1,440 square feet of living space
- Four‑bedroom, two‑bathroom single‑story manufactured home
- Unit #10 at Westland Manufactured Home Park
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$23,171
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.28%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$463,420
$463.4K
Cap Rate 7%
$331,014
$331.0K
Cap Rate 9%
$257,456
$257.5K
Market Conditions
NOI Build-Up for 1,440 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$45.8K $31.80/SF
− Vacancy
−$3.7K −$2.54/SF
EGI
$42.1K $29.26/SF
− OpEx
−$19.0K −$13.17/SF
NOI
$23.2K $16.09/SF
Area
Los Angeles County, CA
Vacancy
8.00%
Lease Rate
$31.80 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$463,420
Cap Rate 7%
$331,014
Cap Rate 9%
$257,456
Alternative Uses
Best Use
Apartment 5plus
$331.0K
$289.6K – $386.2K
NOI $23,171 @ 7.0% cap · market cap 8.28%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$771.0K
$674.6K – $899.5K
NOI $53,968 @ 7.0% cap · market cap 19.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
432
Businesses Nearby
Explore this area
Business Placement
Demographics for 90660, CA
62,013
Population
17,281
Households
3.6
Avg Household Size
38
Median Age
16%
College-Educated
72%
High-School Grad
7.8 sq mi
ZIP Area
7,950
Density / Sq Mi
$86,956
Median Household Income
$41,526
Median Earnings
$1,775
Median Rent
$621,400
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Residential income property - Single-story manufactured home unit with a refreshed kitchen and generous dining area near shopping and freeway access.
Where is this residential income property located?
The property is located at 4139 Paramount Blvd Pico Rivera, CA.
What is the asking price?
The asking price for this property is $279,900.
What are key features of this property?
This property features: 1,440 square feet of living space; Four‑bedroom, two‑bathroom single‑story manufactured home; Unit #10 at Westland Manufactured Home Park
