23701 S Western Ave #56 · Torrance, CA 90501

$155,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 60 Days on market

Built 2007 Good condition $161/sqft · 37% above area Est $113k · 37% over ↓ 9% 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 +5.9/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Located in Torrance School District - Welcome to the Knolls Lodge, an All Age Community. This 2007 model is well cared for, super clean, and maintained. Offers a functional, open and comfortable floorplan. The Primary bedroom and a full bath are located at one end of the unit, separated by a large living space, and the other 2 bedrooms and full bath on the opposite end. Many windows with plantation shutters. Additional features include new A/C unit, inside Laundry area, private covered carport driveway for 2-3 cars. Conveniently located near major streets for easy access to shops, schools, restaurants, entertainment, freeway, etc. Community provides 2 swimming pools, club house and security

Key facts

• New a/c unit
• Inside laundry area
• Open floorplan

Tags

• OPEN FLOORPLAN
• NEW A/C UNIT
• INSIDE LAUNDRY AREA
• PRIVATE COVERED CARPORT
• 2 SWIMMING POOLS
• CLUB HOUSE

Property features AI

Finance

• Other: Located in Knolls Lodge park; Manager approval required for residency; Pets allowed with number limits; Includes 1 shed; Mobile dimensions approximately 18 ft by 96 ft
• Financial info: Land lease in effect ($1,850 per month, current)
• HOA & community: Part of an association; Onsite property management; Pool access; Pet rules (call for rules)

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected
• Home design: Single-story mobile home (Golden Pacific model); Entry level 1
• Construction: Mobile home remains on site; One story
• Exterior features: Community pool; Close to clubhouse; Curbs

Interior

• Kitchen: Gas range; Gas oven; Dishwasher
• Bedrooms: Primary bedroom
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Shower in tub
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: Quartz counters; Copper partial plumbing; Open floor plan; Single-level home; Entry located on the left side of the unit
• Laundry & utility: Indoor laundry room; Gas dryer hookup; Individual laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.2% 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: amenities A+, commute A+, employment 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.
• Zoned schools: John Adams Elementary (357 students, 31% FRL); J. H. Hull Middle (622 students, 44% FRL); Torrance High (1,999 students, 30% FRL) — zoned schools average 35% FRL vs 20% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 96 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 40% of the median local income ($93k/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 + 3.2% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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: 2.01% ✓
• Cap rate: 18.17%
• Cash-on-cash: 42.43%
• DSCR: 2.89
• GRM: 4.1

CMA / ARV

• ARV (median comp): $113,457
• List price: $155,000
• Delta: 36.62%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23701 Western #258	0.00mi	3/1.0	960 (0%)	11mo	$73,000	$76	87
23701 S Western #247	0.00mi	2/1.0 (-1)	950 (-1%)	6mo	$39,000	$41	84
23701 S Western Ave #259	0.01mi	2/1.0 (-1)	900 (-6%)	2mo	$42,500	$47	79
23701 S Western Ave #213	0.00mi	3/2.0	1,009 (+5%)	15mo	$149,600	$148	79
23701 S Western Ave #200	0.00mi	2/2.0 (-1)	936 (-2%)	15mo	$130,000	$139	78
23701 S Western Ave #7	0.08mi	3/2.0	1,040 (+8%)	11mo	$144,000	$138	73
23701 S Western Ave #130	0.01mi	2/2.0 (-1)	846 (-12%)	4mo	$184,201	$218	72
23701 S Western Ave #231	0.00mi	3/2.0	1,080 (+12%)	10mo	$95,000	$88	71
23701 S Western Ave #202	0.00mi	2/2.0 (-1)	1,037 (+8%)	13mo	$180,900	$174	71
23701 S Western Ave #45	0.00mi	2/2.0 (-1)	840 (-12%)	7mo	$69,900	$83	69
24200 Walnut #62	0.23mi	3/2.0	1,040 (+8%)	14mo	$80,000	$77	64
2103 245th St #7	0.62mi	2/2.0 (-1)	852 (-11%)	1mo	$225,000	$264	47

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 39.4%
• Equity multiple: 2.69×
• Total profit: $73,360
• Equity at exit: $23,111

10-year hold

• IRR: 45.9%
• Equity multiple: 5.44×
• Total profit: $192,814
• Equity at exit: $13,402

Cash invested: $43,400 (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 90501

• Rents YoY: 3.2%
• Active inventory: 96
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $3,123 high
• Mortgage (P&I): −$813
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$656
• Net cashflow: $1,534

Break-even live

Break-even rent $1,181

Max offer price $155,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,622	-5% $1,578	+0% $1,534	+5% $1,491	+10% $1,447
Rent	-10% $1,288	-5% $1,411	+0% $1,534	+5% $1,658	+10% $1,781
Rate	-1.0pp $1,612	-0.5pp $1,574	base $1,534	+0.5pp $1,494	+1.0pp $1,453

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2124 W 238th St Unit A Torrance, CA	2.0	2.0	750	$3,600	$4.80	18d	1	0.48mi
2128 W 238th St Unit A Torrance, CA	2.0	2.0	750	$3,500	$4.67	45d	1	0.48mi
2174 1st St Unit 237th St unit Torrance, CA	2.0	1.0	800	$2,500	$3.12	26d	1	0.56mi
1802 247th St Unit 1802 Lomita, CA	2.0	1.0	800	$3,200	$4.00	45d	1	0.64mi
24636 Eshelman Ave Lomita, CA	2.0	1.0	950	$2,950	$3.11	6d	1	0.66mi
24638 Eshelman Ave Unit 1/4 Lomita, CA	2.0	1.0	950	$2,950	$3.11	45d	1	0.66mi
1311 Sepulveda Blvd Torrance, CA	2.0–3.0	2.0	1201	$4,400	$3.66	1d	1	0.67mi
1567 W 228th St Torrance, CA	2.0	2.0	990	$3,200	$3.23	45d	1	0.68mi
1657 W 227th St Apt 1 Torrance, CA	2.0	1.0	575	$2,150	$3.74	45d	1	0.73mi
1612 226th St Unit B Torrance, CA	2.0	1.0	850	$2,650	$3.12	45d	1	0.78mi
2757 Andreo Ave Torrance, CA	2.0	2.0	1100	$3,295	$3.00	45d	1	0.81mi
2757 Andreo Ave Unit 6 Torrance, CA	2.0	2.0	1100	$2,933	$2.67	5d	1	0.81mi
2757 Andreo Ave Unit 3 Torrance, CA	2.0	2.0	1100	$2,933	$2.67	13d	1	0.81mi
2757 Andreo Ave Unit 3 Torrance, CA	2.0	1.5	1100	$2,933	$2.67	5d	1	0.81mi
2757 Andreo Ave Unit 5 Torrance, CA	2.0	2.0	1100	$2,933	$2.67	24d	1	0.81mi
2757 Andreo Ave Unit 5 Torrance, CA	2.0	1.5	1100	$2,993	$2.72	13d	1	0.81mi
1318 W 227th St Torrance, CA	2.0	1.0	640	$2,250	$3.52	3d	1	0.88mi
1318 W 227th St Torrance, CA	2.0	1.0	640	$2,250	$3.52	45d	1	0.88mi
1533 Plaza del Amo Unit 4 Torrance, CA	2.0	1.0	978	$2,550	$2.61	0d	1	0.88mi
25110 Eshelman Ave Lomita, CA	2.0	1.5	800	$2,245	$2.81	12d	1	0.95mi
24836 Narbonne Ave Lomita, CA	2.0	1.0	740	$2,995	$4.05	45d	1	0.96mi
1332 W 225th St Unit 1 Torrance, CA	2.0	1.0	900	$2,095	$2.33	45d	1	0.98mi
2758 Orange Ave Unit 10 Torrance, CA	2.0	1.5	950	$2,800	$2.95	14d	1	0.99mi
2457 Lomita Blvd Lomita, CA	2.0	1.0–2.0	878	$5,036	$5.74	0d	14	1.02mi
2308 Cabrillo Ave Apt 8 Torrance, CA	2.0	2.0	950	$2,200	$2.32	9d	1	1.06mi
24410 Crenshaw Blvd Torrance, CA	2.0	2.0	1010	$2,795	$2.77	6d	1	1.10mi
2525 W 235th St Unit 10656A Torrance, CA	2.0	1.5	1073	$4,210	$3.92	45d	1	1.11mi
2545 W 235th St Torrance, CA	2.0	1.0–1.5	984	$3,325	$3.38	5d	5	1.15mi
1611 W 221st St Torrance, CA	2.0	1.5	650	$2,600	$4.00	45d	1	1.19mi
806 Coriander Dr Unit H Torrance, CA	2.0	2.0	829	$2,500	$3.02	26d	1	1.22mi
1800 255th St Unit 1812-A Lomita, CA	2.0	1.0	750	$2,145	$2.86	45d	1	1.23mi
2585 W 235th St Unit 10599A Torrance, CA	2.0	1.0	896	$3,880	$4.33	45d	1	1.24mi
817 W 232nd St Unit G Torrance, CA	2.0	1.5	900	$3,250	$3.61	20d	1	1.24mi
1648 255th St W Harbor City, CA	2.0	2.0	800	$3,400	$4.25	45d	1	1.24mi
23318 Sesame St Unit H Torrance, CA	2.0	2.0	852	$2,595	$3.05	24d	1	1.27mi
1903 Cabrillo Ave Unit C Torrance, CA	2.0	1.0	700	$2,700	$3.86	45d	1	1.31mi
2635 W 235th St Unit 8890A Torrance, CA	2.0	1.5	1073	$4,120	$3.84	45d	1	1.31mi
2639 W 235th St Unit 11270A Torrance, CA	2.0	2.0	1073	$4,260	$3.97	45d	1	1.33mi
1340 255th St W Apt 1 Harbor City, CA	2.0	2.0	932	$2,595	$2.78	1d	1	1.34mi
2655 W 235th St Unit 11106A Torrance, CA	2.0	1.0	997	$4,170	$4.18	45d	1	1.36mi

Listing history 18 events

1. 2026-06-21
   pricedays on market $155,000 Active 60 DOM
2. 2026-06-18
   days on market $160,000 Active 57 DOM
3. 2026-06-17
   days on market $160,000 Active 56 DOM
4. 2026-06-16
   days on market $160,000 Active 55 DOM
5. 2026-06-15
   days on market $160,000 Active 54 DOM
6. 2026-06-13
   days on market $160,000 Active 52 DOM
7. 2026-06-13
   days on market $160,000 Active 51 DOM
8. 2026-06-09
   days on market $160,000 Active 48 DOM
9. 2026-06-08
   remarks 699-char remark
10. 2026-06-08
    pricedays on market $160,000 Active 47 DOM
11. 2026-06-07
    days on market $165,000 Active 46 DOM
12. 2026-06-04
    days on market $165,000 Active 43 DOM
13. 2026-06-03
    days on market $165,000 Active 42 DOM
14. 2026-06-02
    days on market $165,000 Active 41 DOM
15. 2026-06-01
    days on market $165,000 Active 40 DOM
16. 2026-05-31
    days on market $165,000 Active 39 DOM
17. 2026-05-15
    price $165,000 678-char remark
18. 2026-04-22
    listed $170,000 Active 678-char remark

ⓘ 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: $663 · $55/mo
• Projected year-2 tax: $1,178 · $98/mo
• Expected delta: +$515/yr (+$43/mo · 77.7%)

ⓘ 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: $37,475
• − Mortgage interest: −$8,682
• − Property taxes: −$663
• − Insurance: −$775
• − Repairs & maintenance: −$2,998
• − Management: −$2,998
• − Depreciation: −$4,509
• Taxable income: $16,849
• Est. tax owed @ 24.0%: −$4,044
• After-tax cash flow: $14,369/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home is in good condition with a good condition score of 75. It has a good exterior, interior walls, kitchen, bathrooms, and foundation. The home is ready for a fresh coat of paint and new carpets to increase its value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpets — Improves comfort and value
• Both Replace kitchen appliances — Modernizes and increases value
• Both Replace bathroom fixtures — Modernizes and increases value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpets — Improves comfort and value ↑
• Both Replace kitchen appliances — Modernizes and increases value ↑
• Both Replace bathroom fixtures — 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: 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): 41,787
• Household income: $92,923
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 1972.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 43% Asian 27% White 20% Two or more races 15% Black 5%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Slovak 1% Lithuanian 1% British 1%
• Foreign-born: 33% · Canada, South Korea, China
• Languages at home: 46% English-only · Spanish 32% Other Asian/Pacific 5% Korean 5%

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: ▼ -755.95%
• Current HPI: 334.9041
• Rent YoY: ▲ 3.25%
• 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

-8.8% since first listed

4 events — show timeline

• 2026-06-21 Price Changed $155,000 CRMLS
• 2026-06-08 Price Changed $160,000 CRMLS
• 2026-05-15 Price Changed $165,000 CRMLS
• 2026-04-22 Listed $170,000 CRMLS

Property tax history

+4.6%/yr

Latest (2025): $663 · +4.6% YoY. Source: county tax records.