32049 213th St · Piñon Hills, CA 93544

$270,000

3 bd · 2.0 ba · 1,685 sqft · SingleFamily public records · 45 Days on market

Built 1995 2.12 ac lot Est $362k · 25% under

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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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Appreciation +5.1/10.0
• 1% rule +4.6/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Expansive 2+ acres lot with a 1,685 sq. ft. home featuring 3 bedrooms and 2 baths. Just needs your finishing touches. Submit an offer.

Key facts

• 2.12 acre lot
• Parking
• Built 1995

Property features AI

Finance

• Other: Directions: 138 East, right on 213th St. E
• HOA & community: No HOA amenities; Single-unit complex

Exterior

• Parking: Uncovered parking; Parking spaces available; Parking for guests; Other parking
• Utilities: Septic system; On-site water (storage tanks)
• Home design: Detached single-family home; One-level (single story); Faces north
• Construction: Shingle roof
• Exterior features: Covered front and rear porches; Porch; Has pasture view; Accessory buildings on property

Interior

• Kitchen: Range; Oven; Hood fan; Dishwasher
• Bedrooms: Walk-in closet
• Flooring: Laminate floors
• Bathrooms: 2 full bathrooms; Tile finishes; Shower stall; Double vanities; Fiberglass shower enclosure; Shower and tub combination
• Heating & cooling: No heating; No cooling
• Interior features: Detached/no common walls; High ceilings (9 feet+); Fireplace in living room
• Laundry & utility: Laundry area inside; Laundry in closet; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (4.3% below list).
• Recommended offer: $258k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.8% in Piñon Hills — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $697 appreciation (0.3% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $76k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 28y 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.
• Current owner paid $46k; list at $270k implies a 487% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,477 (4.3% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 4% 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. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.99%
• DSCR: 1.18
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $362,275
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32033 207th E	0.50mi	3/2.0	1,560 (-7%)	0mo	$335,000	$215	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.15×
• Total profit: $11,389
• Equity at exit: $81,902

10-year hold

• IRR: 8.2%
• Equity multiple: 1.92×
• Total profit: $69,675
• Equity at exit: $101,290

Cash invested: $75,600 (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 93544

• Home prices YoY: 0.1%
• Active inventory: 128
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,585 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$262 /mo · $3,148/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $251

Break-even live

Break-even rent $2,267

Max offer price $270,000

Occupancy floor 85%

Sensitivity live

Price	-10% $404	-5% $328	+0% $251	+5% $175	+10% $98
Rent	-10% $47	-5% $149	+0% $251	+5% $353	+10% $455
Rate	-1.0pp $387	-0.5pp $320	base $251	+0.5pp $181	+1.0pp $110

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $270,000 Active 45 DOM
2. 2026-06-17
   days on market $270,000 Active 44 DOM
3. 2026-06-16
   days on market $270,000 Active 43 DOM
4. 2026-06-15
   days on market $270,000 Active 42 DOM
5. 2026-06-13
   days on market $270,000 Active 40 DOM
6. 2026-06-13
   days on market $270,000 Active 39 DOM
7. 2026-06-09
   days on market $270,000 Active 36 DOM
8. 2026-06-08
   days on market $270,000 Active 35 DOM
9. 2026-06-07
   days on market $270,000 Active 34 DOM
10. 2026-06-04
    days on market $270,000 Active 31 DOM
11. 2026-06-03
    days on market $270,000 Active 30 DOM
12. 2026-06-02
    days on market $270,000 Active 29 DOM
13. 2026-06-01
    days on market $270,000 Active 28 DOM
14. 2026-05-31
    days on market $270,000 Active 27 DOM
15. 2026-05-02
    listed $270,000 Active
16. 2015-03-28
    historical
17. 2015-03-27
    historical
18. 2015-03-27
    historical
19. 2015-03-17
    historical
20. 2015-03-13
    historical
21. 2014-09-30
    historical Expired
22. 2014-09-10
    price
23. 2014-05-22
    listed Active
24. 2014-05-22
    historical Cancelled
25. 2014-05-21
    listed Active
26. 2012-01-03
    soldstatus $46,000
27. 2011-07-15
    listed $64,900
28. 2011-02-01
    historical
29. 2010-12-29
    price $100,000
30. 2010-10-13
    price $120,000
31. 2010-08-17
    listed $140,000 Active
32. 2010-05-20
    historical
33. 2009-12-30
    price $75,000
34. 2009-12-14
    listed $110,000 Active
35. 2008-07-04
    historical
36. 2008-04-03
    price $280,000
37. 2008-03-06
    price $329,000
38. 2008-02-05
    price $349,000
39. 2008-01-06
    listed $380,000
40. 2005-05-04
    soldstatus $220,000
41. 2005-05-03
    soldstatus $220,000
42. 2005-03-30
    listed $220,000
43. 2002-02-01
    soldstatus $118,000
44. 2002-02-01
    soldstatus $118,000
45. 2001-05-11
    listed $120,000
46. 2000-09-14
    listed $105,000
47. 2000-06-22
    listed $115,000
48. 1999-08-10
    listed $107,500
49. 1999-03-20
    listed $105,000
50. 1998-08-27
    listed $110,000

ⓘ 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: $3,148 · $262/mo
• Projected year-2 tax: $3,148 · $262/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 25 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,017
• − Mortgage interest: −$15,124
• − Property taxes: −$3,148
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,481
• − Management: −$2,481
• − Depreciation: −$7,855
• Taxable loss: −$1,422
• Est. tax savings @ 24.0%: +$341
• After-tax cash flow: $3,356/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 — Piñon Hills

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 4,854
• Population (ZIP): 1,201

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: Majority White (50%)
• Race & ethnicity: White 50% Hispanic / Latino 50% Two or more races 24%
• Hispanic origin (detail): Mexican 47% Salvadoran 1%
• Common ancestry: Scottish 4% Portuguese 3% Serbian 2%
• Foreign-born: 16% · Canada, Dominican Republic
• Languages at home: 69% English-only · Spanish 23% Other Indo-European 8%

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: ▲ 0.26%
• Current HPI: 310.0573
• 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

+1762.1% since first listed

38 events — show timeline

• 2026-05-02 Listed $270,000 TheMLS
• 2015-03-28 Listing Removed — AVMLS
• 2015-03-27 Listing Removed — AVMLS
• 2015-03-27 Listing Removed — AVMLS
• 2015-03-17 Listing Removed — AVMLS
• 2015-03-13 Listing Removed — AVMLS
• 2014-09-30 Delisted — TheMLS
• 2014-09-10 Price Changed — TheMLS
• 2014-05-22 Listed — TheMLS
• 2014-05-22 Delisted — TheMLS
• 2014-05-21 Listed — TheMLS
• 2012-01-03 Sold (MLS) $46,000 AVMLS
• 2011-07-15 Listed $64,900 AVMLS
• 2011-02-01 Listing Removed — CRMLS
• 2010-12-29 Price Changed $100,000 CRMLS
• 2010-10-13 Price Changed $120,000 CRMLS
• 2010-08-17 Listed $140,000 CRMLS
• 2010-05-20 Listing Removed — CRMLS
• 2009-12-30 Price Changed $75,000 CRMLS
• 2009-12-14 Listed $110,000 CRMLS
• 2008-07-04 Listing Removed — CRMLS
• 2008-04-03 Price Changed $280,000 CRMLS
• 2008-03-06 Price Changed $329,000 CRMLS
• 2008-02-05 Price Changed $349,000 CRMLS
• 2008-01-06 Listed $380,000 CRMLS
• 2005-05-04 Sold (MLS) $220,000 CRMLS
• 2005-05-03 Sold (Public Records) $220,000 Public Records
• 2005-03-30 Listed $220,000 CRMLS
• 2002-02-01 Sold (Public Records) $118,000 Public Records
• 2002-02-01 Sold (MLS) $118,000 AVMLS
• 2001-05-11 Listed $120,000 AVMLS
• 2000-09-14 Listed $105,000 AVMLS
• 2000-06-22 Listed $115,000 AVMLS
• 1999-08-10 Listed $107,500 AVMLS
• 1999-03-20 Listed $105,000 AVMLS
• 1998-08-27 Listed $110,000 AVMLS
• 1990-11-30 Sold (Public Records) $25,000 Public Records
• 1989-04-24 Sold (Public Records) $14,500 Public Records

Property tax history

+1.0%/yr

Latest (2025): $3,148 · +8.1% YoY. Source: county tax records.