6150 E Avenue T #36 · Palmdale, CA 93552

$24,500

2 bd · 1.0 ba · 500 sqft · Manufactured · 113 Days on market

Built 1954 1,000 sqft lot Est $44k · 45% under ↓ 46% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity in a well-located all-age park! This 2-bedroom, 1-bath home is one of the only units in the park featuring a bathtub and shower combo. Needs some cosmetic updates — perfect to add your own touch. Seller is motivated! Space rent includes all utilities. Conveniently located minutes from Highway 138 (Pearblossom), shopping (Walmart, Target, Stater Bros, Four Points), gas stations, and less than 10 minutes to the freeway. Affordable living in a prime location!

Key facts

• Well-located park
• 1,000 sq ft lot
• Built 1954

Tags

• WELL-LOCATED PARK
• BATHTUB AND SHOWER COMBO
• MINUTES FROM HIGHWAY 138

Property features AI

Finance

• Other: Living area and year-built source: public records; Lot size source: assessor's data; Use GPS for directions (property coordinates available)
• Financial info: Land lease in place — approximately $775 per month (seller provided); Rent includes all utilities
• HOA & community: Community features include street lighting and sidewalks; Manager approval required

Exterior

• Parking: Assigned parking; Located in Joshua View Mobile Home Park
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Mobile home remains on site; Mobile dimensions approximately 10 ft by 50 ft
• Construction: Year built per public records
• Exterior features: No pool; Level, street-front lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating
• Interior features: One-level layout; Left-side entry
• Laundry & utility: No in-home laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $24k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $24k).
• Recommended offer: $22k (9.0% below list) — sets the bar for market timing.
• Cap rate 90.8% 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.
• Keppel Union Elementary (rural): math 23% / reading 33% proficiency, ranked #1,089 of 1,400 in CA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 128 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 33% 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 $169 of loan paydown is wiped out by about $735 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $40k (62%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,295 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 9.79% ✓
• Cap rate: 90.81%
• Cash-on-cash: 301.83%
• DSCR: 14.43
• GRM: 0.9

CMA / ARV

• ARV (on-the-fly): $44,500
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6150 E T Ave Spc 27	0.07mi	1/1.0 (-1)	450 (-10%)	20mo	$40,000	$89	58

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: —
• Equity multiple: 16.45×
• Total profit: $105,963
• Equity at exit: $3,653

10-year hold

• IRR: —
• Equity multiple: 35.10×
• Total profit: $233,927
• Equity at exit: $2,118

Cash invested: $6,860 (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: 128
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $2,398 medium
• Mortgage (P&I): −$128
• Tax est. 1.5%: −$31 /mo · $368/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $1,725

Break-even live

Break-even rent $214

Max offer price $24,500

Occupancy floor 23%

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: $6,125
• Closing costs: $735
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $24,500 Active 113 DOM
2. 2026-06-17
   days on market $24,500 Active 112 DOM
3. 2026-06-16
   days on market $24,500 Active 111 DOM
4. 2026-06-15
   days on market $24,500 Active 110 DOM
5. 2026-06-13
   days on market $24,500 Active 108 DOM
6. 2026-06-13
   days on market $24,500 Active 107 DOM
7. 2026-06-09
   days on market $24,500 Active 104 DOM
8. 2026-06-08
   days on market $24,500 Active 103 DOM
9. 2026-06-07
   days on market $24,500 Active 102 DOM
10. 2026-06-04
    days on market $24,500 Active 99 DOM
11. 2026-06-03
    days on market $24,500 Active 98 DOM
12. 2026-06-02
    days on market $24,500 Active 97 DOM
13. 2026-06-01
    days on market $24,500 Active 96 DOM
14. 2026-05-31
    days on market $24,500 Active 95 DOM
15. 2026-04-21
    price $25,000
16. 2026-04-08
    price $30,000
17. 2026-03-24
    price $35,000
18. 2026-03-15
    price $40,000
19. 2026-03-09
    price $44,000
20. 2026-03-02
    price $55,000
21. 2026-02-25
    listed $65,000 Active
22. 2023-03-06
    price $34,900
23. 2023-03-06
    price
24. 2023-01-23
    price $44,900
25. 2023-01-23
    price
26. 2023-01-14
    price $45,900
27. 2023-01-14
    price
28. 2022-12-30
    listed 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 7/10 Severe
• 🌡 Heat 6/10 Major 5 d/yr ≥99°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,782
• − Mortgage interest: −$1,372
• − Property taxes: −$368
• − Insurance: −$122
• − Repairs & maintenance: −$2,303
• − Management: −$2,303
• − Depreciation: −$713
• Taxable income: $21,601
• Est. tax owed @ 24.0%: −$5,184
• After-tax cash flow: $15,521/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: Keppel Union Elementary
• NCES district ID: 0619440
• Math proficiency: 23% ▼ -2.00%
• Reading proficiency: 33% ▲ 1.00%
• Median HH income: $48,099
• Composite: 27.26/100
• National rank: #12432
• State rank: #1089 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

-45.5% since first listed

14 events — show timeline

• 2026-04-21 Price Changed $25,000 CRMLS
• 2026-04-08 Price Changed $30,000 CRMLS
• 2026-03-24 Price Changed $35,000 CRMLS
• 2026-03-15 Price Changed $40,000 CRMLS
• 2026-03-09 Price Changed $44,000 CRMLS
• 2026-03-02 Price Changed $55,000 CRMLS
• 2026-02-25 Listed $65,000 CRMLS
• 2023-03-06 Price Changed $34,900 AVMLS
• 2023-03-06 Price Changed — TheMLS
• 2023-01-23 Price Changed $44,900 AVMLS
• 2023-01-23 Price Changed — TheMLS
• 2023-01-14 Price Changed $45,900 AVMLS
• 2023-01-14 Price Changed — TheMLS
• 2022-12-30 Listed — TheMLS