38015 65th St Unit D6 · Palmdale, CA 93552

$175,000

3 bd · 2.0 ba · 1,030 sqft · Manufactured · 15 Days on market

Built 1969 Poor condition Est $140k · 25% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +1.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this beautifully renovated mobile home in Palmdale Mobile Home Park, where quality and style come together effortlessly. The owner spared no expense in transforming this home, which boasts three bedrooms and one-and-a-half bathrooms. The stunning kitchen is a chef's dream, featuring quartz countertops, a sleek glass tile backsplash, brand-new cabinetry, a spacious eat-in center island, elegant tile flooring, stainless steel appliances, and recessed lighting throughout. The generous living room offers a warm and inviting atmosphere with its stylish tile flooring. The bathrooms are equally impressive, showcasing new cabinetry, quartz countertops, and a luxurious shower with large glass doors and sophisticated tile work. The bedrooms complete the home with laminate flooring, crown molding, and a tasteful neutral paint palette. With central heating and air conditioning, plus a covered carport and gated entry for extra privacy, this gem won't last long—Come see it before it's gone!

Key facts

• Fresh paint
• Upgraded flooring
• Laundry on site

Tags

• UPGRADED FLOORING
• FRESH PAINT
• MODERN FIXTURES
• UPDATED KITCHEN
• UPDATED BATHROOMS
• LAUNDRY ON SITE

Property features AI

Finance

• Other: Living area source reported by seller; Parcel number on file
• Financial info: Land lease of $450 per month
• HOA & community: Part of an association; Manager approval required for park residency; Pets allowed: contact manager

Exterior

• Parking: Carport; 2 total parking spaces (includes 2 garage spaces listed)
• Utilities: Natural gas connected; Water connected (District/Public); Sewer connected (Sewer or Septic - Unknown)
• Home design: Single (mobile) home; Mobile home remains on site; Single-story; Entry on front side; Mobile dimensions approximately 12 ft by 56 ft
• Construction: Year built reported by seller
• Exterior features: No pool; Lot categorized as 0–1 unit per acre; Street lighting in the community; Located in a mobile home park (Palmdale Mobile Home Park)

Interior

• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless cooling
• Interior features: One-level home; Front entry; Turnkey condition
• Laundry & utility: Laundry area located in the carport; Exterior/outside laundry access

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 4.5% in Palmdale — 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 55/100 on livability (#861 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime F, amenities F.
• Palmdale Elementary (suburban): math 20% / reading 31% proficiency, ranked #1,147 of 1,400 in CA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 129 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 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 43% of the median local income ($86k/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 + 3.0% rent growth), your $49k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $135k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,375 (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 1969 — 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 F-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: 1.78% ✓
• Cap rate: 14.83%
• Cash-on-cash: 30.49%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $140,080
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38015 65th St E Unit D5	0.00mi	3/2.0	1,060 (+3%)	7mo	$144,000	$136	89
38015 E 65th St Unit D6	0.00mi	3/1.5	1,030 (0%)	12mo	$135,000	$131	88
38015 E 65th St Spc A1	0.00mi	3/2.0	896 (-13%)	5mo	$145,000	$162	74

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: 25.2%
• Equity multiple: 2.04×
• Total profit: $50,977
• Equity at exit: $26,093

10-year hold

• IRR: 32.9%
• Equity multiple: 3.99×
• Total profit: $146,675
• Equity at exit: $15,131

Cash invested: $49,000 (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 93552

• Home prices YoY: -6.4%
• Active inventory: 129
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $3,107 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $1,245

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,366	-5% $1,305	+0% $1,245	+5% $1,184	+10% $1,124
Rent	-10% $999	-5% $1,122	+0% $1,245	+5% $1,368	+10% $1,490
Rate	-1.0pp $1,333	-0.5pp $1,289	base $1,245	+0.5pp $1,200	+1.0pp $1,153

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37835 58th St E Palmdale, CA	3.0	2.0	1232	$2,800	$2.27	0d	1	0.65mi
37707 57th St E Palmdale, CA	3.0	2.5	1454	$2,700	$1.86	0d	1	0.84mi
37734 Tackstem St Palmdale, CA	4.0	2.0	1488	$2,950	$1.98	0d	1	1.10mi
37210 Sabal Ave Palmdale, CA	3.0	2.0	1198	$2,395	$2.00	0d	1	1.44mi

Listing history 11 events

1. 2026-06-21
   days on market $175,000 Active 15 DOM
2. 2026-06-18
   days on market $175,000 Active 12 DOM
3. 2026-06-17
   days on market $175,000 Active 11 DOM
4. 2026-06-16
   days on market $175,000 Active 10 DOM
5. 2026-06-15
   days on market $175,000 Active 9 DOM
6. 2026-06-13
   days on market $175,000 Active 7 DOM
7. 2026-06-13
   days on market $175,000 Active 6 DOM
8. 2026-06-09
   days on market $175,000 Active 3 DOM
9. 2026-06-08
   days on market $175,000 Active 2 DOM
10. 2026-06-07
    remarks 328-char remark
11. 2026-06-07
    listed $175,000 Active 1 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,280
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,982
• − Management: −$2,982
• − Depreciation: −$5,091
• Taxable income: $12,922
• Est. tax owed @ 24.0%: −$3,101
• After-tax cash flow: $11,837/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

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to a move-in-ready condition. Significant investment is needed to improve the exterior and interior, enhancing both resale and rental value.

Repairs flagged

• Major fence and gate — Severe weathering and fading
• Major exterior siding — Worn and faded appearance

Value-add opportunities

• Both New fence and gate — Enhances curb appeal and security
• Both Painting and repairs to exterior — Improves appearance and value
• Both Interior updates — Enhances living space and value
• Both Kitchen and bathroom updates — Modernizes and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
fence and gate · Severe weathering and fading	Major	$15,000–50,000
exterior siding · Worn and faded appearance	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both New fence and gate — Enhances curb appeal and security ↑
• Both Painting and repairs to exterior — Improves appearance and value ↑
• Both Interior updates — Enhances living space and value ↑
• Both Kitchen and bathroom updates — Modernizes and increases 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: Palmdale Elementary
• NCES district ID: 0629580
• Math proficiency: 20% ▲ 1.00%
• Reading proficiency: 31% ▲ 1.00%
• Median HH income: $48,652
• Composite: 25.34/100
• National rank: #12888
• State rank: #1147 of 1400 in CA

Livability — Palmdale

• Score: 55/100
• State rank: #861
• US rank: #23501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmdale, CA
• County: Los Angeles County · 9,444,647 people
• City population: 177,644
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 42,639
• Household income: $85,954
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 747.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 21% Black 13% White 11% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Italian 1%
• Foreign-born: 27% · Canada, Dominican Republic
• Languages at home: 42% English-only · Spanish 55% Tagalog/Filipino 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: ▼ -27.00%
• Current HPI: 394.1607
• 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

+29.6% since first listed

4 events — show timeline

• 2026-06-06 Listed $175,000 CRMLS
• 2025-06-25 Sold (MLS) $135,000 AVMLS
• 2025-05-09 Pending — AVMLS
• 2025-05-07 Listed $135,000 AVMLS