17700 WESTERN Ave #1 · Gardena, CA 90248

$150,000

2 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 112 Days on market

Built 1998 $139/sqft · 17% above area Est $128k · 17% 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
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Golden West Senior Park 55+, this well-maintained 1998 home offers 2 bedrooms and 2 bathrooms, including one full bath and one 3/4 bath. Recent updates include fresh interior and exterior paint and laminate flooring throughout. The kitchen features granite countertops, and the spacious primary bedroom includes a large walk-in closet. Additional hallway cabinetry provides extra storage, while dual-pane windows offer energy efficiency. Enjoy community amenities such as 2 pool areas, club house, laundry facility and gym. Situated on a desirable corner space, the property offers one of the largest fenced private backyards in the community with mature guava, lemon, and tangerine trees, plus added privacy. Conveniently located near shopping, dining, and freeway access.

Key facts

• Mature lemon trees
• Dual-pane windows
• Fenced back yards

Tags

• GRANITE COUNTERTOPS
• LARGE WALK-IN CLOSET
• DUAL-PANE WINDOWS
• FENCED BACK YARDS
• MATURE GUAVA TREES
• MATURE LEMON TREES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.7% vs local median 2.9% in Gardena — 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 60/100 on livability (#604 in CA) — a middle-class / working-renter tenant base. Strengths: employment A-; Watch: amenities C-, schools D+, crime 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: 25 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y 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 $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 1.96% ✓
• Cap rate: 17.71%
• Cash-on-cash: 40.78%
• DSCR: 2.81
• GRM: 4.3

CMA / ARV

• ARV (median comp): $128,077
• List price: $150,000
• Delta: 17.12%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17700 S Western Ave #116	0.01mi	2/2.0	1,040 (-4%)	9mo	$155,000	$149	86
17700 Western #76	0.00mi	3/2.0 (+1)	1,152 (+7%)	2mo	$85,000	$74	82
17705 S Western Ave #18	0.23mi	2/2.0	1,080 (0%)	9mo	$117,000	$108	82
17700 Western Ave S #190	0.00mi	2/2.0	960 (-11%)	5mo	$95,000	$99	77
17705 S Western #102	0.18mi	2/2.0	1,100 (+2%)	14mo	$115,000	$105	77
17700 S Western Ave #174	0.07mi	2/2.0	960 (-11%)	1mo	$178,000	$185	77
17700 S Western Ave #162	0.00mi	2/2.0	960 (-11%)	7mo	$152,500	$159	76
17700 S Western Ave #35	0.00mi	2/2.0	960 (-11%)	10mo	$130,000	$135	73
17700 Western Ave SPC 111	0.07mi	2/2.0	960 (-11%)	10mo	$159,000	$166	70
17705 S Western #24	0.13mi	3/2.0 (+1)	1,000 (-7%)	12mo	$114,900	$115	66
17705 S Western Ave #53	0.23mi	3/2.0 (+1)	990 (-8%)	7mo	$155,000	$157	65
16950 S Gramercy Pl Unit 7A	0.64mi	3/2.0 (+1)	920 (-15%)	12mo	$180,000	$196	30

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: 37.2%
• Equity multiple: 2.58×
• Total profit: $66,548
• Equity at exit: $22,365

10-year hold

• IRR: 43.8%
• Equity multiple: 5.16×
• Total profit: $174,812
• Equity at exit: $12,969

Cash invested: $42,000 (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 90248

• Active inventory: 25
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,934 high
• Mortgage (P&I): −$787
• Tax from tax record: −$41 /mo · $495/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $1,427

Break-even live

Break-even rent $1,127

Max offer price $150,000

Occupancy floor 46%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18012 Manhattan Pl Torrance, CA	3.0	2.0	1446	$3,595	$2.49	2d	1	0.27mi
17313 Denker Ave Unit 4 Gardena, CA	2.0	1.0	985	$2,300	$2.34	43d	1	0.31mi
17310 S Dalton Ave #3 Gardena, CA	2.0	2.5	1400	$3,500	$2.50	24d	1	0.32mi
1443 W 179th St Apt 104 Gardena, CA	2.0	2.0	850	$2,500	$2.94	43d	1	0.39mi
1443 W 179th St Unit 107 Gardena, CA	2.0	1.0	800	$2,450	$3.06	24d	1	0.39mi
17405 Van Ness Ave Torrance, CA	2.0	2.0	850	$2,775	$3.26	15d	1	0.65mi
1243 Electric St Gardena, CA	2.0	2.0	866	$2,850	$3.29	7d	1	0.67mi
18405 Haas Ave Torrance, CA	3.0	2.0	1240	$3,500	$2.82	43d	1	0.73mi
16507 Saint Andrews Pl Unit C Gardena, CA	2.0	1.0	850	$2,650	$3.12	43d	1	0.79mi
1616 W Gardena Blvd Gardena, CA	2.0	1.0	882	$2,800	$3.17	3d	1	0.82mi
16326 Denker Ave Gardena, CA	2.0	1.0	908	$3,000	$3.30	43d	1	0.86mi
1328 W Gardena Blvd Apt 3 Gardena, CA	2.0	2.0	1080	$2,700	$2.50	43d	1	0.90mi
1261 W 166th St Gardena, CA	3.0	2.0	1280	$3,000	$2.34	43d	1	0.92mi
1343 W 164th St Gardena, CA	2.0	2.0	800	$2,700	$3.38	24d	1	0.97mi
16935 S Vermont Ave Gardena, CA	2.0	1.0	850	$2,295	$2.70	24d	1	1.02mi
2314 W 165th St Torrance, CA	3.0	2.0	1304	$4,000	$3.07	17d	1	1.04mi
16920 S Vermont Ave Unit D Gardena, CA	2.0	1.5	1100	$2,795	$2.54	19d	1	1.06mi
16920 S Vermont Ave Gardena, CA	2.0	1.5	1100	$2,795	$2.54	24d	1	1.06mi
1040 W 165th Pl Unit 1 Gardena, CA	3.0	3.0	1500	$4,500	$3.00	5d	1	1.09mi
17229 Atkinson Ave Torrance, CA	3.0	1.0	967	$3,600	$3.72	43d	1	1.10mi
15825 Denker Ave Unit A Gardena, CA	2.0	1.0	900	$2,750	$3.06	43d	1	1.17mi
860 W 165th Pl Apt 201 Gardena, CA	2.0	2.0	925	$2,395	$2.59	43d	1	1.17mi
16901 Crenshaw Blvd Unit 1 Torrance, CA	2.0	1.0	800	$2,500	$3.12	24d	1	1.24mi
17309 Elgar Ave Torrance, CA	2.0	1.0	838	$3,400	$4.06	12d	1	1.27mi
17309 Elgar Ave Torrance, CA	2.0	1.0	838	$3,400	$4.06	7d	1	1.27mi
16713 Crenshaw Blvd Torrance, CA	3.0	1.0	850	$2,450	$2.88	43d	1	1.28mi
15702 Brighton Ave Unit 4 Gardena, CA	2.0	1.0	750	$2,500	$3.33	19d	1	1.35mi
17513 Glenburn Ave Torrance, CA	2.0	2.0	800	$3,195	$3.99	43d	1	1.36mi
2125 W 157th St Unit 10 Gardena, CA	1.0	1.0	700	$2,050	$2.93	4d	1	1.38mi
1029 W 160th St Gardena, CA	3.0	2.0	1248	$4,150	$3.33	43d	1	1.39mi
3313 Artesia Blvd Torrance, CA	1.0	1.0	750	$1,895	$2.53	43d	1	1.40mi
1030 Magnolia Ave Gardena, CA	1.0–2.0	1.0	710	$2,700	$3.80	43d	2	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $150,000 Active 112 DOM
2. 2026-06-17
   days on market $150,000 Active 111 DOM
3. 2026-06-16
   days on market $150,000 Active 110 DOM
4. 2026-06-15
   days on market $150,000 Active 109 DOM
5. 2026-06-13
   days on market $150,000 Active 107 DOM
6. 2026-06-09
   days on market $150,000 Active 103 DOM
7. 2026-06-08
   days on market $150,000 Active 102 DOM
8. 2026-06-07
   days on market $150,000 Active 101 DOM
9. 2026-06-04
   days on market $150,000 Active 98 DOM
10. 2026-06-03
    days on market $150,000 Active 97 DOM
11. 2026-06-02
    days on market $150,000 Active 96 DOM
12. 2026-06-01
    days on market $150,000 Active 95 DOM
13. 2026-05-31
    days on market $150,000 Active 94 DOM
14. 2026-04-14
    price $150,000 784-char remark

    Show marketing remark (784 chars)

    Located in Golden West Senior Park 55+, this well-maintained 1998 home offers 2 bedrooms and 2 bathrooms, including one full bath and one 3/4 bath. Recent updates include fresh interior and exterior paint and laminate flooring throughout. The kitchen features granite countertops, and the spacious primary bedroom includes a large walk-in closet. Additional hallway cabinetry provides extra storage, while dual-pane windows offer energy efficiency. Enjoy community amenities such as 2 pool areas, club house, laundry facility and gym. Situated on a desirable corner space, the property offers one of the largest fenced private backyards in the community with mature guava, lemon, and tangerine trees, plus added privacy. Conveniently located near shopping, dining, and freeway access.

15. 2026-03-22
    status Active 784-char remark

    Show marketing remark (784 chars)

    Located in Golden West Senior Park 55+, this well-maintained 1998 home offers 2 bedrooms and 2 bathrooms, including one full bath and one 3/4 bath. Recent updates include fresh interior and exterior paint and laminate flooring throughout. The kitchen features granite countertops, and the spacious primary bedroom includes a large walk-in closet. Additional hallway cabinetry provides extra storage, while dual-pane windows offer energy efficiency. Enjoy community amenities such as 2 pool areas, club house, laundry facility and gym. Situated on a desirable corner space, the property offers one of the largest fenced private backyards in the community with mature guava, lemon, and tangerine trees, plus added privacy. Conveniently located near shopping, dining, and freeway access.

16. 2026-03-18
    status Pending Sale 784-char remark

    Show marketing remark (784 chars)

    Located in Golden West Senior Park 55+, this well-maintained 1998 home offers 2 bedrooms and 2 bathrooms, including one full bath and one 3/4 bath. Recent updates include fresh interior and exterior paint and laminate flooring throughout. The kitchen features granite countertops, and the spacious primary bedroom includes a large walk-in closet. Additional hallway cabinetry provides extra storage, while dual-pane windows offer energy efficiency. Enjoy community amenities such as 2 pool areas, club house, laundry facility and gym. Situated on a desirable corner space, the property offers one of the largest fenced private backyards in the community with mature guava, lemon, and tangerine trees, plus added privacy. Conveniently located near shopping, dining, and freeway access.

17. 2026-02-23
    listed $155,000 Active 784-char remark

    Show marketing remark (784 chars)

    Located in Golden West Senior Park 55+, this well-maintained 1998 home offers 2 bedrooms and 2 bathrooms, including one full bath and one 3/4 bath. Recent updates include fresh interior and exterior paint and laminate flooring throughout. The kitchen features granite countertops, and the spacious primary bedroom includes a large walk-in closet. Additional hallway cabinetry provides extra storage, while dual-pane windows offer energy efficiency. Enjoy community amenities such as 2 pool areas, club house, laundry facility and gym. Situated on a desirable corner space, the property offers one of the largest fenced private backyards in the community with mature guava, lemon, and tangerine trees, plus added privacy. Conveniently located near shopping, dining, and freeway access.

18. 2026-02-14
    historical
19. 2026-01-17
    listed $140,000 Active
20. 1998-02-06
    historical
21. 1997-02-07
    listed $10,000

ⓘ 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: $495 · $41/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$645/yr (+$54/mo · 130.2%)

ⓘ 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 4/10 Moderate 5 d/yr ≥87°F today · 15 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: $35,204
• − Mortgage interest: −$8,402
• − Property taxes: −$495
• − Insurance: −$750
• − Repairs & maintenance: −$2,816
• − Management: −$2,816
• − Depreciation: −$4,364
• Taxable income: $15,560
• Est. tax owed @ 24.0%: −$3,734
• After-tax cash flow: $13,392/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: 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 — Gardena

• Score: 60/100
• State rank: #604
• US rank: #19337

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gardena, CA
• City population: 73,343
• Population (ZIP): 11,144

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 0.75)
• Race & ethnicity: Asian 32% Hispanic / Latino 31% Black 21% Two or more races 12% White 7%
• Hispanic origin (detail): Mexican 20% Puerto Rican 2%
• Common ancestry: British 1%
• Foreign-born: 37% · Canada, South Korea, Vietnam
• Languages at home: 53% English-only · Spanish 25% Other Asian/Pacific 10% Tagalog/Filipino 6%

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: ▼ -318.63%
• Current HPI: 409.9768
• Rent YoY: —
• Metro: —
• 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

+1400.0% since first listed

8 events — show timeline

• 2026-04-14 Price Changed $150,000 CRMLS
• 2026-03-22 Relisted — CRMLS
• 2026-03-18 Pending — CRMLS
• 2026-02-23 Listed $155,000 CRMLS
• 2026-02-14 Listing Removed — CRMLS
• 2026-01-17 Listed $140,000 CRMLS
• 1998-02-06 Listing Removed — CRMLS
• 1997-02-07 Listed $10,000 CRMLS

Property tax history

+2.5%/yr

Latest (2025): $495 · +2.5% YoY. Source: county tax records.