3753 E Avenue I, space 94 · Lancaster, CA 93535

$85,000

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 2 Days on market

Built 1983 Fair condition

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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
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

2-bedroom, 1-bath mobile home at a highly desirable park. This home features laminate flooring, perfect for comfortable everyday living. Enjoy the benefits of living in a friendly, respectable community ideally located near shopping centers, local parks, and schools--making everyday living convenient and enjoyable. Whether you're a first-time buyer or looking to downsize, Come by and take a look. Park includes community pool and park.

Key facts

• Laminate flooring
• Shopping centers
• Community pool

Tags

• LAMINATE FLOORING
• COMMUNITY POOL
• LOCAL PARKS
• SHOPPING CENTERS
• SCHOOLS

Property features AI

Finance

• Other: Lot density: 0-1 unit per acre; Elevation measured in feet
• HOA & community: Land lease in place (approximately $600)

Exterior

• Parking: Located in Sherwood Park (park lot)
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Mobile home remains on site; Mobile dimensions approximately 14 ft wide by 68 ft long; Entry on level 1
• Construction: Year built per assessor; Living area source: assessor's data
• Exterior features: No pool; Street lighting in the community

Interior

• Bathrooms: 1 full bathroom
• Interior features: Entry located on the main level; In-closet laundry
• Laundry & utility: Washer/dryer located in closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k. 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 $85k).
• Cap rate 21.4% vs local median 4.3% in Lancaster — 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 68/100 on livability (#282 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, amenities B+; Watch: health & safety C-, schools F, crime F.
• Eastside Union Elementary (suburban): math 15% / reading 27% proficiency, ranked #1,226 of 1,400 in CA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 1178 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 34% of the median local income ($70k/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 $588 of loan paydown is wiped out by about $3k 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 + 0.1% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 2.34% ✓
• Cap rate: 21.42%
• Cash-on-cash: 54.03%
• DSCR: 3.40
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.14% rent growth · sell at horizon

5-year hold

• IRR: 49.1%
• Equity multiple: 3.05×
• Total profit: $48,885
• Equity at exit: $12,674

10-year hold

• IRR: 53.5%
• Equity multiple: 5.57×
• Total profit: $108,773
• Equity at exit: $7,349

Cash invested: $23,800 (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 93535

• Home prices YoY: -24.3%
• Rents YoY: 0.1%
• Active inventory: 1178
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,991 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$20 /mo · $243/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $1,072

Break-even live

Break-even rent $635

Max offer price $85,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,120	-5% $1,096	+0% $1,072	+5% $1,048	+10% $1,024
Rent	-10% $914	-5% $993	+0% $1,072	+5% $1,150	+10% $1,229
Rate	-1.0pp $1,114	-0.5pp $1,093	base $1,072	+0.5pp $1,050	+1.0pp $1,027

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   remarks 438-char remark
2. 2026-06-21
   pricedays on marketlisting id $85,000 Active 2 DOM
3. 2026-06-18
   days on market $78,000 Active 69 DOM
4. 2026-06-17
   days on market $78,000 Active 68 DOM
5. 2026-06-16
   days on market $78,000 Active 67 DOM
6. 2026-06-15
   days on market $78,000 Active 66 DOM
7. 2026-06-13
   days on market $78,000 Active 64 DOM
8. 2026-06-13
   days on market $78,000 Active 63 DOM
9. 2026-06-09
   days on market $78,000 Active 60 DOM
10. 2026-06-08
    days on market $78,000 Active 59 DOM
11. 2026-06-07
    days on market $78,000 Active 58 DOM
12. 2026-06-04
    days on market $78,000 Active 55 DOM
13. 2026-06-03
    days on market $78,000 Active 54 DOM
14. 2026-06-02
    days on market $78,000 Active 53 DOM
15. 2026-06-01
    days on market $78,000 Active 52 DOM
16. 2026-05-31
    days on market $78,000 Active 51 DOM
17. 2026-04-20
    status Active
18. 2026-04-09
    listed $78,000 Active

ⓘ 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: $243 · $20/mo
• Projected year-2 tax: $646 · $54/mo
• Expected delta: +$403/yr (+$34/mo · 165.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 5 d/yr ≥101°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,895
• − Mortgage interest: −$4,761
• − Property taxes: −$243
• − Insurance: −$425
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − Depreciation: −$2,473
• Taxable income: $12,169
• Est. tax owed @ 24.0%: −$2,921
• After-tax cash flow: $9,939/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 · 5 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include exterior siding, interior walls, kitchen, bathroom, and landscaping.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major interior walls — Painted walls with visible wear
• Major kitchen cabinets — Crowded and disorganized
• Major bathroom fixtures — Cluttered and disorganized
• Major landscaping — Overgrown vegetation and cluttered yard

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace exterior siding — New siding improves curb appeal and structural integrity
• Both Replace kitchen cabinets and appliances — Modern kitchen enhances functionality and aesthetics
• Both Replace bathroom fixtures and fixtures — Modern bathroom enhances functionality and aesthetics
• Both Landscaping and yard maintenance — Neat and well-maintained yard enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
interior walls · Painted walls with visible wear	Major	$15,000–50,000
kitchen cabinets · Crowded and disorganized	Major	$15,000–50,000
bathroom fixtures · Cluttered and disorganized	Major	$15,000–50,000
landscaping · Overgrown vegetation and cluttered yard	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace exterior siding — New siding improves curb appeal and structural integrity ↑
• Both Replace kitchen cabinets and appliances — Modern kitchen enhances functionality and aesthetics ↑
• Both Replace bathroom fixtures and fixtures — Modern bathroom enhances functionality and aesthetics ↑
• Both Landscaping and yard maintenance — Neat and well-maintained yard enhances curb appeal and property 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: Eastside Union Elementary
• NCES district ID: 0611910
• Math proficiency: 15% ▲ 1.00%
• Reading proficiency: 27% ▲ 3.00%
• Median HH income: $44,840
• Composite: 21.43/100
• National rank: #13636
• State rank: #1226 of 1400 in CA

Livability — Lancaster

• Score: 68/100
• State rank: #282
• US rank: #9504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, CA
• County: Los Angeles County · 9,444,647 people
• City population: 194,251
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 79,409
• Household income: $70,360
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 2494.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 55% Two or more races 25% Black 21% White 17% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 60% English-only · Spanish 37% Tagalog/Filipino 1% Other Indo-European 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: ▼ -144.13%
• Current HPI: 449.4494
• Rent YoY: ▲ 0.14%
• 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

2 events — show timeline

• 2026-04-20 Relisted — CRMLS
• 2026-04-09 Listed $78,000 CRMLS

Property tax history

+6.2%/yr

Latest (2025): $243 · +6.2% YoY. Source: county tax records.