2550 Pacific Coast Hwy. #85 · Torrance, CA 90505

$179,000

2 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 54 Days on market

Built 2013 $166/sqft · 17% above area Est $148k · 21% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.9/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Newest Listing at Skyline is a Fixer Upper Semi-Double Wide. Great Location in the Park. Needs some TLC. 1 Bedroom 1 Bath w/ a Popout that is used as a large living room and another bedroom. Skyline is a Senior Park and includes amenities such as a recreation center w/ pool, jacuizzi, billiard room w/ 2 pool tables, card room w/ lending book library and much more. Across the street from Rolling Hills Plaza center which offers Trader Joes, Whole Foods, many fine eateries & shops & theaters. There is close to 1000 sq. ft. Buyer to verify. There is a covered front deck that is approx 150 Sq. Ft. This Home is a short walk to the recreation center.

Key facts

• 2 parking spots
• Community pool
• Built 2013

Property features AI

Finance

• Other: Located in Skyline Mobile Home Park (manager approval required); Private paved road frontage; Directions: Cross street Crenshaw and PCH, across from Rolling Hills Shopping Center
• HOA & community: Land lease (park) with monthly payment required; Community features include street lighting and storm drains; Rent includes pool and sewer

Exterior

• Parking: Paved parking; Tandem covered carport (attached); 2 uncovered spaces (total 2 parking spaces)
• Security: Carbon monoxide detector(s); Smoke detector; Gated community with attendant; Resident manager
• Utilities: District/public water; Public sewer; Natural gas connected; Electricity connected (standard); Sewer connected; Cable available; Telephone in street
• Home design: Single-story; Entry at front; Mobile home model Amber (20' x 52'); Turnkey condition; Has a view
• Construction: Masonite exterior; Drywall interior walls; Pier jacks foundation
• Exterior features: Covered front porch; Deck; Patio; Community heated pool (fenced); Aluminum skirting; Shed; Sprinkler system; Landscaped; Close to clubhouse; Lot is level with street; Located on a cul-de-sac

Interior

• Kitchen: Garbage disposal; Microwave; Refrigerator; Free standing range; Range/stove hood; Ice maker; Gas range; Dishwasher; Formica counters
• Bedrooms: All bedrooms on main floor; Main floor bedroom; Walk-in closet
• Flooring: Vinyl; Carpet
• Bathrooms: One full bath; One three-quarter bath; Shower in tub; Bathtub; Exhaust fan(s); Low-flow shower; Low-flow toilet(s)
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Ceiling fan; Living room deck attached; Storage space; Cathedral/vaulted ceilings; Formica counters; Double-pane windows; Drapes/curtains; Blinds; Window screens
• Laundry & utility: Laundry inside in individual room; Washer included; Dryer included; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 2.1% in Torrance — 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 76/100 on livability (#95 in CA, #3,501 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, commute A+; Watch: health & safety C-, crime D+, cost of living F.
• Torrance Unified (urban): math 62% / reading 67% proficiency, ranked #150 of 1,400 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.5%/yr); 63 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 ($116k/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 $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 + 4.5% rent growth), your $50k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $36k; list at $179k implies a 397% gain — meaningful room to come down on a strong offer.

Recommended offer $173,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 15.37%
• Cash-on-cash: 32.43%
• DSCR: 2.44
• GRM: 4.8

CMA / ARV

• ARV (median comp): $147,502
• List price: $179,000
• Delta: 21.35%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2550 Pacific Coast Hwy. #63A	0.04mi	2/2.0	1,080 (0%)	6mo	$135,000	$125	93
2550 Pacific Cost Hwy. #36	0.00mi	2/2.0	1,040 (-4%)	3mo	$185,000	$178	91
2550 Pacific Coast Hwy #47	0.05mi	2/2.0	1,100 (+2%)	5mo	$110,000	$100	90
2550 Pacific Coast Hwy. #146	0.00mi	2/2.0	1,095 (+1%)	15mo	$240,000	$219	85
2550 Pacific Coast Hwy #169	0.20mi	2/2.0	1,080 (0%)	9mo	$125,000	$116	84
2550 Pacific Coast Hwy #150	0.00mi	2/2.0	1,056 (-2%)	21mo	$279,000	$264	78
2550 Pacific Coast Hwy #1	0.00mi	3/2.0 (+1)	1,104 (+2%)	20mo	$275,000	$249	75
2550 Pacific Coast Highway #104	0.16mi	2/2.0	1,080 (0%)	22mo	$257,500	$238	74
2550 Pacific Coast Hwy #114	0.16mi	2/1.0	1,000 (-7%)	10mo	$125,000	$125	68
2550 Pacific Coast Hwy #31	0.19mi	2/2.0	1,000 (-7%)	16mo	$99,500	$100	66
2550 Pacific Coast Hwy #42	0.16mi	3/2.0 (+1)	1,200 (+11%)	5mo	$185,000	$154	65

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 · 4.55% rent growth · sell at horizon

5-year hold

• IRR: 29.1%
• Equity multiple: 2.24×
• Total profit: $62,142
• Equity at exit: $26,689

10-year hold

• IRR: 37.3%
• Equity multiple: 4.71×
• Total profit: $185,890
• Equity at exit: $15,477

Cash invested: $50,120 (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 90505

• Rents YoY: 4.5%
• Active inventory: 63
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $3,109 high
• Mortgage (P&I): −$939
• Tax from tax record: −$88 /mo · $1,060/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $1,354

Break-even live

Break-even rent $1,394

Max offer price $179,000

Occupancy floor 51%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26015 Crest Rd Torrance, CA	3.0	2.0	1214	$4,300	$3.54	16d	1	0.22mi
25829 Viana Ave Lomita, CA	2.0	1.5	1160	$3,149	$2.71	3d	2	0.38mi
25930 Rolling Hills Rd Torrance, CA	1.0–2.0	1.0–1.5	1055	$2,950	$2.80	2d	5	0.52mi
25925 Narbonne Ave #3 Lomita, CA	2.0	1.0	805	$2,550	$3.17	24d	1	0.59mi
25925 Narbonne Ave Lomita, CA	1.0–2.0	1.0	805	$2,550	$3.17	43d	2	0.59mi
26110 Narbonne Ave Unit 10 Lomita, CA	2.0	1.0	975	$2,307	$2.37	43d	1	0.67mi
26110 Narbonne Ave Unit 16 Lomita, CA	1.0	1.0	700	$1,779	$2.54	43d	1	0.67mi
26110 Narbonne Ave Apt 9 Lomita, CA	2.0	2.0	1100	$2,399	$2.18	43d	1	0.67mi
26205 Oak St Lomita, CA	3.0	2.0	1430	$4,000	$2.80	43d	1	0.74mi
25205 Cypress St Unit 3 Lomita, CA	3.0	2.5	1397	$3,395	$2.43	43d	1	0.75mi
26019 Oak St Lomita, CA	2.0	1.0	711	$1,925	$2.71	1d	2	0.75mi
25907 Oak St Unit 19 Lomita, CA	2.0	1.5	1014	$2,795	$2.76	43d	1	0.77mi
25907 Oak St Unit 19 Lomita, CA	2.0	1.5	1014	$2,795	$2.76	7d	1	0.77mi
15 Lantana Pl Unit A Rolling Hills Estates, CA	1.0	1.0	1000	$4,500	$4.50	1d	1	0.77mi
25846 Oak St Unit 13 Lomita, CA	2.0	1.0	992	$2,495	$2.52	5d	1	0.81mi
3142 Newton St Torrance, CA	2.0	1.5	975	$2,752	$2.82	7d	1	0.92mi
25326 Oak St Unit 1 Lomita, CA	3.0	2.0	1300	$3,650	$2.81	43d	1	0.95mi
3305 Dalemead St Torrance, CA	2.0	2.5	1000	$4,150	$4.15	43d	1	1.02mi
24836 Narbonne Ave Lomita, CA	2.0	1.0	740	$2,995	$4.05	43d	1	1.03mi
2222 248th St Unit 2228 Lomita, CA	3.0	2.0	1199	$3,200	$2.67	7d	1	1.04mi
25021 Oak St Lomita, CA	3.0	2.0	1281	$3,995	$3.12	7d	1	1.06mi
25822 Walnut St Lomita, CA	2.0	1.0	900	$2,350	$2.61	43d	1	1.11mi
2110 Palos Verdes Dr N #103 Lomita, CA	2.0	2.0	1357	$3,250	$2.39	43d	1	1.13mi
24410 Crenshaw Blvd Torrance, CA	2.0	2.0	1010	$2,795	$2.77	4d	1	1.17mi
25110 Eshelman Ave Lomita, CA	2.0	1.5	800	$2,245	$2.81	10d	1	1.19mi
1918 252nd St Lomita, CA	3.0	2.0	1488	$3,900	$2.62	43d	1	1.21mi
25018 Eshelman Ave Lomita, CA	2.0	2.5	1400	$3,295	$2.35	43d	1	1.23mi
25018 Eshelman Ave Unit 9 Lomita, CA	2.0	2.5	1400	$3,295	$2.35	24d	1	1.23mi
1800 255th St Unit 1812-A Lomita, CA	2.0	1.0	750	$2,145	$2.86	43d	1	1.28mi
1724 260th St Lomita, CA	2.0	2.0	1000	$3,350	$3.35	7d	1	1.29mi
3650 Newton St Torrance, CA	2.0	1.5	950	$3,400	$3.58	24d	1	1.31mi
2457 Lomita Blvd Lomita, CA	2.0	1.0–2.0	878	$5,036	$5.74	2d	14	1.34mi
24510 Park St Torrance, CA	2.0	1.0	878	$3,500	$3.99	7d	1	1.34mi
24638 Eshelman Ave Unit 1/4 Lomita, CA	2.0	1.0	950	$2,950	$3.11	43d	1	1.37mi
24636 Eshelman Ave Lomita, CA	2.0	1.0	950	$2,950	$3.11	5d	1	1.37mi
1676 259th St Harbor City, CA	2.0	1.0	1250	$2,795	$2.24	16d	1	1.38mi
25109 Ebony Ln Lomita, CA	1.0	1.0	700	$1,839	$2.63	43d	1	1.39mi
1661 259th St Harbor City, CA	1.0	1.0	800	$1,995	$2.49	15d	1	1.43mi
1732 251st St Lomita, CA	3.0	1.0	1200	$4,000	$3.33	43d	1	1.44mi
2217 Estribo Dr Rolling Hills Estates, CA	3.0	2.0	1000	$6,600	$6.60	43d	1	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $179,000 Active 54 DOM
2. 2026-06-17
   days on market $179,000 Active 53 DOM
3. 2026-06-16
   days on market $179,000 Active 52 DOM
4. 2026-06-15
   days on market $179,000 Active 51 DOM
5. 2026-06-13
   days on market $179,000 Active 49 DOM
6. 2026-06-13
   days on market $179,000 Active 48 DOM
7. 2026-06-09
   days on market $179,000 Active 45 DOM
8. 2026-06-08
   days on market $179,000 Active 44 DOM
9. 2026-06-08
   remarks 693-char remark
10. 2026-06-07
    days on market $179,000 Active 43 DOM
11. 2026-06-04
    days on market $179,000 Active 40 DOM
12. 2026-06-03
    days on market $179,000 Active 39 DOM
13. 2026-06-02
    days on market $179,000 Active 38 DOM
14. 2026-06-01
    days on market $179,000 Active 37 DOM
15. 2026-05-31
    days on market $179,000 Active 36 DOM
16. 2026-04-25
    listed $179,000 Active 646-char remark
17. 2013-03-26
    historical 667-char remark

    Show marketing remark (667 chars)

    The Newest Listing at Skyline is a Fixer Upper Semi-Double Wide. Great Location in the Park. Needs some TLC. 1 Bedroom 1 Bath w/ a Popout that is used as a large living room and another bedroom. Skyline is a Senior Park and includes amenities such as a recreation center w/ pool, jacuizzi, billiard room w/ 2 pool tables, card room w/ lending book library and much more. Across the street from Rolling Hills Plaza center which offers Trader Joes, Whole Foods, many fine eateries & shops & theaters. There is close to 1000 sq. ft. Buyer to verify. There is a covered front deck that is approx 150 Sq. Ft. This Home is a short walk to the recreation center.

18. 2013-03-26
    soldstatus $36,000 Closed 667-char remark

    Show marketing remark (667 chars)

    The Newest Listing at Skyline is a Fixer Upper Semi-Double Wide. Great Location in the Park. Needs some TLC. 1 Bedroom 1 Bath w/ a Popout that is used as a large living room and another bedroom. Skyline is a Senior Park and includes amenities such as a recreation center w/ pool, jacuizzi, billiard room w/ 2 pool tables, card room w/ lending book library and much more. Across the street from Rolling Hills Plaza center which offers Trader Joes, Whole Foods, many fine eateries & shops & theaters. There is close to 1000 sq. ft. Buyer to verify. There is a covered front deck that is approx 150 Sq. Ft. This Home is a short walk to the recreation center.

19. 2013-01-22
    status Pending 667-char remark

    Show marketing remark (667 chars)

    The Newest Listing at Skyline is a Fixer Upper Semi-Double Wide. Great Location in the Park. Needs some TLC. 1 Bedroom 1 Bath w/ a Popout that is used as a large living room and another bedroom. Skyline is a Senior Park and includes amenities such as a recreation center w/ pool, jacuizzi, billiard room w/ 2 pool tables, card room w/ lending book library and much more. Across the street from Rolling Hills Plaza center which offers Trader Joes, Whole Foods, many fine eateries & shops & theaters. There is close to 1000 sq. ft. Buyer to verify. There is a covered front deck that is approx 150 Sq. Ft. This Home is a short walk to the recreation center.

20. 2012-12-06
    listed $45,000 Active 667-char remark

    Show marketing remark (667 chars)

    The Newest Listing at Skyline is a Fixer Upper Semi-Double Wide. Great Location in the Park. Needs some TLC. 1 Bedroom 1 Bath w/ a Popout that is used as a large living room and another bedroom. Skyline is a Senior Park and includes amenities such as a recreation center w/ pool, jacuizzi, billiard room w/ 2 pool tables, card room w/ lending book library and much more. Across the street from Rolling Hills Plaza center which offers Trader Joes, Whole Foods, many fine eateries & shops & theaters. There is close to 1000 sq. ft. Buyer to verify. There is a covered front deck that is approx 150 Sq. Ft. This Home is a short walk to the recreation center.

ⓘ 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: $1,060 · $88/mo
• Projected year-2 tax: $1,360 · $113/mo
• Expected delta: +$301/yr (+$25/mo · 28.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥86°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,306
• − Mortgage interest: −$10,027
• − Property taxes: −$1,060
• − Insurance: −$895
• − Repairs & maintenance: −$2,984
• − Management: −$2,984
• − Depreciation: −$5,207
• Taxable income: $14,148
• Est. tax owed @ 24.0%: −$3,396
• After-tax cash flow: $12,857/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: Torrance Unified
• NCES district ID: 0639420
• Math proficiency: 62% ▲ 2.00%
• Reading proficiency: 67% ▬ 0.00%
• Median HH income: $78,640
• Composite: 58.96/100
• National rank: #1969
• State rank: #150 of 1400 in CA

Livability — Torrance

• Score: 76/100
• State rank: #95
• US rank: #3501

Category grades

Amenities A+ Commute A+ Cost of living F Crime D+ Employment A+ Housing C+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Torrance, CA
• County: Los Angeles County · 9,444,647 people
• City population: 153,473
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 35,148
• Household income: $115,593
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 1527.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Asian 41% White 35% Hispanic / Latino 14% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 2% Portuguese 1% Slovak 1%
• Foreign-born: 31% · South Korea, Canada, China
• Languages at home: 60% English-only · Other Asian/Pacific 11% Korean 8% Spanish 7%

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: ▼ -906.04%
• Current HPI: 352.4976
• Rent YoY: ▲ 4.55%
• 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

+297.8% since first listed

5 events — show timeline

• 2026-04-25 Listed $179,000 CRMLS
• 2013-03-26 Listing Removed — CRMLS
• 2013-03-26 Sold (MLS) $36,000 CRMLS
• 2013-01-22 Pending — CRMLS
• 2012-12-06 Listed $45,000 CRMLS

Property tax history

+2.0%/yr

Latest (2025): $1,060 · +2.0% YoY. Source: county tax records.