2350 250th St · Lomita, CA 90717

$128,000

1 bd · 1.0 ba · 560 sqft · Manufactured · 37 Days on market

Built 1997 Fair condition Est $118k · 9% over ↓ 31% since listing

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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 +3.6/10.0
• Livability +3.6/5.0
• ARV discount +3.5/15.0
• Rent growth +3.4/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

& acirc; & euro; & cent; Spacious mobile home with covered parking and porch. & acirc; & euro; & cent; Built by Silvercrest & acirc; & euro; & rdquo; considered one of the best mobile home manufacturers, known for their quality and design & acirc; & euro; & cent; Vaulted ceilings & acirc; & euro; & cent; New floors, paint, microwave and additional renovations & acirc; & euro; & cent; One bedroom/One bath & acirc; & euro; & cent; Walk in closet

Key facts

• New floors
• Covered parking
• Walk in closet

Tags

• COVERED PARKING
• VAULTED CEILINGS
• NEW FLOORS
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $128k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $124k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.1% vs local median 2.3% in Lomita — 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 72/100 on livability (#194 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime C-, health & safety C-, cost of living F.
• Los Angeles Unified (urban): math 29% / reading 54% proficiency, ranked #223 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.6%/yr); 25 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 31% of the median local income ($94k/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 $885 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 + 3.6% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.

Recommended offer $124,160 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.91% ✓
• Cap rate: 16.08%
• Cash-on-cash: 34.96%
• DSCR: 2.56
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $117,600
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2350 250th St #46	0.01mi	1/1.0	500 (-11%)	5mo	$105,000	$210	78
25344 Pennsylvania Ave Unit B17	0.29mi	2/1.0 (+1)	480 (-14%)	20mo	$75,000	$156	42
2101 245th St	0.60mi	1/1.0	500 (-11%)	16mo	$126,500	$253	41

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 · 3.6% rent growth · sell at horizon

5-year hold

• IRR: 31.2%
• Equity multiple: 2.32×
• Total profit: $47,284
• Equity at exit: $19,085

10-year hold

• IRR: 38.7%
• Equity multiple: 4.71×
• Total profit: $133,119
• Equity at exit: $11,067

Cash invested: $35,840 (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 90717

• Rents YoY: 3.6%
• Active inventory: 25
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,441 high
• Mortgage (P&I): −$671
• Tax est. 1.5%: −$160 /mo · $1,920/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $1,044

Break-even live

Break-even rent $1,120

Max offer price $128,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,133	-5% $1,088	+0% $1,044	+5% $1,000	+10% $956
Rent	-10% $851	-5% $948	+0% $1,044	+5% $1,141	+10% $1,237
Rate	-1.0pp $1,109	-0.5pp $1,077	base $1,044	+0.5pp $1,011	+1.0pp $977

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24836 Narbonne Ave Lomita, CA	2.0	1.0	740	$2,995	$4.05	44d	1	0.26mi
2457 Lomita Blvd Lomita, CA	2.0	1.0–2.0	878	$4,112	$4.68	2d	14	0.59mi
2124 W 238th St Unit A Torrance, CA	2.0	2.0	750	$3,600	$4.80	17d	1	0.77mi
2128 W 238th St Unit A Torrance, CA	2.0	2.0	750	$3,500	$4.67	44d	1	0.79mi
25109 Ebony Ln Lomita, CA	1.0	1.0	700	$1,839	$2.63	44d	1	0.79mi
26019 Oak St Lomita, CA	2.0	1.0	711	$1,925	$2.71	2d	2	0.87mi
26110 Narbonne Ave Unit 16 Lomita, CA	1.0	1.0	700	$1,779	$2.54	44d	1	0.88mi
1800 255th St Unit 1812-A Lomita, CA	2.0	1.0	750	$2,145	$2.86	44d	1	0.92mi
25233 Bigelow Rd Unit 4 Torrance, CA	1.0	1.0	700	$1,995	$2.85	0d	1	0.97mi
1916 259th Pl Lomita, CA	1.0	1.0	436	$2,295	$5.26	25d	1	0.98mi
25230 Loytan St Torrance, CA	1.0	1.0	700	$2,250	$3.21	0d	1	0.99mi
3142 Newton St Torrance, CA	—	1.0	530	$1,830	$3.45	0d	1	1.03mi
1625 257th St Unit 07 Harbor City, CA	1.0	1.0	600	$1,750	$2.92	25d	1	1.18mi
1661 259th St Harbor City, CA	1.0	1.0	650	$1,895	$2.92	17d	1	1.21mi
3603 W Hidden Ln #118 Rolling Hills Estates, CA	1.0	1.0	659	$2,250	$3.41	4d	1	1.35mi
25004 Frampton Ave Harbor City, CA	1.0	1.0	650	$1,695	$2.61	6d	3	1.41mi
25710 1/2 Belle Porte Ave Harbor City, CA	1.0	1.0	600	$2,100	$3.50	22d	1	1.42mi
25710 1/2 Belle Porte Ave Harbor City, CA	1.0	1.0	600	$2,100	$3.50	21d	1	1.42mi
1547 261st St Harbor City, CA	1.0–2.0	1.0–2.0	678	$1,850	$2.73	25d	2	1.42mi

Listing history 16 events

1. 2026-06-18
   days on market $128,000 Active 37 DOM
2. 2026-06-17
   days on market $128,000 Active 36 DOM
3. 2026-06-16
   days on market $128,000 Active 35 DOM
4. 2026-06-15
   days on market $128,000 Active 34 DOM
5. 2026-06-13
   days on market $128,000 Active 32 DOM
6. 2026-06-09
   days on market $128,000 Active 28 DOM
7. 2026-06-08
   days on market $128,000 Active 27 DOM
8. 2026-06-07
   days on market $128,000 Active 26 DOM
9. 2026-06-04
   days on market $128,000 Active 23 DOM
10. 2026-06-03
    days on market $128,000 Active 22 DOM
11. 2026-06-02
    days on market $128,000 Active 21 DOM
12. 2026-06-01
    days on market $128,000 Active 20 DOM
13. 2026-05-31
    days on market $128,000 Active 19 DOM
14. 2026-05-12
    listed $128,000 Active 414-char remark
15. 2021-02-12
    historical
16. 2020-11-12
    listed $184,900 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 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: $29,298
• − Mortgage interest: −$7,170
• − Property taxes: −$1,920
• − Insurance: −$640
• − Repairs & maintenance: −$2,344
• − Management: −$2,344
• − Depreciation: −$3,724
• Taxable income: $11,157
• Est. tax owed @ 24.0%: −$2,678
• After-tax cash flow: $9,853/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 · 1 photo

Fair 40/100 Moderate rehab

This mobile home requires moderate repairs to the exterior siding and landscaping to improve its curb appeal and overall condition.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Both landscaping — Enhances curb appeal and property value
• Both exterior siding — Improves home's appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both landscaping — Enhances curb appeal and property value ↑
• Both exterior siding — Improves home's appearance and 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: Los Angeles Unified
• NCES district ID: 0622710
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 54% ▲ 10.00%
• Median HH income: $50,403
• Composite: 35.67/100
• National rank: #4875
• State rank: #223 of 517 in CA

Livability — Lomita

• Score: 72/100
• State rank: #194
• US rank: #6326

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lomita, CA
• County: Los Angeles County · 9,444,647 people
• City population: 21,482
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 21,482
• Household income: $94,241
• Rent vs Own: 55.2% rent · 44.8% own
• Severe rent burden: 818.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 37% Hispanic / Latino 34% Asian 15% Two or more races 15% Black 4%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Romanian 2% Scotch-Irish 2% Iranian 1%
• Foreign-born: 28% · Canada, South Korea, China
• Languages at home: 61% English-only · Spanish 21% Other Asian/Pacific 4% Other Indo-European 3%

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: ▼ -672.53%
• Current HPI: 340.8836
• Rent YoY: ▲ 3.60%
• 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

-30.8% since first listed

3 events — show timeline

• 2026-05-12 Listed $128,000 FSBO.com
• 2021-02-12 Listing Removed — CRMLS
• 2020-11-12 Listed $184,900 CRMLS