17705 Western #92 · Torrance, CA 90248

$175,000

3 bd · 2.0 ba · 1,140 sqft · Manufactured · 134 Days on market

Built 1967 Good condition $154/sqft · 78% above area ↓ 10% 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
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is beautifully remodeled home inside and out. It is a spacious 3-bedroom, 2-bath home offers modern upgrades and comfortable living throughout. Lots of natural sunlight and recess lighting. The kitchen features brand-new shaker cabinets paired with quartz countertops, creating a fresh, contemporary feel. Stainless stove included. Both bathrooms have been fully remodeled with stylish finishes. All 3 bedrooms are a good size to fit a king-size bed. The master bedroom has a walk-in closet. Large tile flooring flows through most of the home, while two bedrooms feature vinyl laminate flooring for added warmth and comfort. Additional upgrades include new walls and ceilings, recessed lighting, dual-pane windows, and a new roof. Much of the plumbing has been replaced, offering peace of mind for years to come. Exterior wood has been replaced, and the home has been freshly painted inside and out, giving it excellent curb appeal. Located in a pet-friendly, family park with no age restrictions, residents enjoy access to great amenities including a swimming pool, jacuzzi, clubhouse, and on-site laundry facilities. The home is within the Torrance School District and is conveniently close to freeways, restaurants, and grocery stores, making everyday living easy and accessible.

Key facts

• Quartz countertop
• Remodeled kitchen
• New cabinets

Tags

• REMODELED HOME
• REMODELED BATHROOMS
• REMODELED KITCHEN
• NEW CABINETS
• QUARTZ COUNTERTOP
• DUAL PANE WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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: schools A+, amenities A+, commute 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.
• Market conditions: 25 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $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 + 3.0% rent growth), your $49k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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 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?
6. 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?
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: 1.73% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.07%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (median comp): $98,477
• List price: $175,000
• Delta: 77.71%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17700 Western #76	0.18mi	3/2.0	1,152 (+1%)	2mo	$85,000	$74	88
17705 Western Ave #42	0.06mi	3/2.0	1,120 (-2%)	16mo	$99,000	$88	81
17705 S Western Ave #88	0.06mi	3/2.0	1,248 (+10%)	4mo	$215,000	$172	79
17705 S Western #102	0.00mi	2/2.0 (-1)	1,100 (-4%)	14mo	$115,000	$105	78
17705 S Western Ave #18	0.06mi	2/2.0 (-1)	1,080 (-5%)	9mo	$117,000	$108	76
17705 S Western Ave #53	0.06mi	3/2.0	990 (-13%)	7mo	$155,000	$157	70
17705 S Western #24	0.05mi	3/2.0	1,000 (-12%)	12mo	$114,900	$115	67
17705 S Western Ave #27	0.05mi	3/2.0	1,040 (-9%)	20mo	$142,760	$137	66
17705 S Western Ave #106	0.06mi	2/2.0 (-1)	1,200 (+5%)	21mo	$100,000	$83	66
17700 S Western Ave #116	0.19mi	2/2.0 (-1)	1,040 (-9%)	9mo	$155,000	$149	64
17705 S Western Ave #85	0.06mi	4/2.0 (+1)	1,000 (-12%)	10mo	$90,000	$90	63
16950 Gramercy Pl Unit 43A	0.54mi	3/2.0	1,117 (-2%)	23mo	$230,000	$206	53

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: 23.5%
• Equity multiple: 1.97×
• Total profit: $47,296
• Equity at exit: $26,093

10-year hold

• IRR: 31.4%
• Equity multiple: 3.83×
• Total profit: $138,728
• Equity at exit: $15,131

Cash invested: $49,000 (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: 4.8×

Monthly cashflow live

• Estimated rent: $3,034 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $1,187

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 56%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 30 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	0.20mi
17313 Denker Ave Unit 4 Gardena, CA	2.0	1.0	985	$2,300	$2.34	44d	1	0.40mi
17310 S Dalton Ave #3 Gardena, CA	2.0	2.5	1400	$3,500	$2.50	24d	1	0.45mi
17405 Van Ness Ave Torrance, CA	2.0	2.0	850	$2,775	$3.26	15d	1	0.49mi
1443 W 179th St Apt 104 Gardena, CA	2.0	2.0	850	$2,500	$2.94	44d	1	0.55mi
1443 W 179th St Unit 107 Gardena, CA	2.0	1.0	800	$2,450	$3.06	24d	1	0.55mi
18405 Haas Ave Torrance, CA	3.0	2.0	1240	$3,500	$2.82	44d	1	0.60mi
16507 Saint Andrews Pl Unit C Gardena, CA	2.0	1.0	850	$2,650	$3.12	44d	1	0.75mi
1243 Electric St Gardena, CA	2.0	2.0	866	$2,850	$3.29	8d	1	0.83mi
1616 W Gardena Blvd Gardena, CA	2.0	1.0	882	$2,800	$3.17	3d	1	0.86mi
16326 Denker Ave Gardena, CA	2.0	1.0	908	$3,000	$3.30	44d	1	0.91mi
2314 W 165th St Torrance, CA	3.0	2.0	1304	$4,000	$3.07	17d	1	0.93mi
17229 Atkinson Ave Torrance, CA	3.0	1.0	967	$3,600	$3.72	44d	1	0.94mi
1328 W Gardena Blvd Apt 3 Gardena, CA	2.0	2.0	1080	$2,700	$2.50	44d	1	1.00mi
1261 W 166th St Gardena, CA	3.0	2.0	1280	$3,000	$2.34	44d	1	1.03mi
1343 W 164th St Gardena, CA	2.0	2.0	800	$2,700	$3.38	24d	1	1.07mi
16901 Crenshaw Blvd Unit 1 Torrance, CA	2.0	1.0	800	$2,500	$3.12	24d	1	1.08mi
17309 Elgar Ave Torrance, CA	2.0	1.0	838	$3,400	$4.06	13d	1	1.10mi
17309 Elgar Ave Torrance, CA	2.0	1.0	838	$3,400	$4.06	8d	1	1.10mi
16713 Crenshaw Blvd Torrance, CA	3.0	1.0	850	$2,450	$2.88	44d	1	1.13mi
16935 S Vermont Ave Gardena, CA	2.0	1.0	850	$2,295	$2.70	24d	1	1.17mi
17513 Glenburn Ave Torrance, CA	2.0	2.0	800	$3,195	$3.99	44d	1	1.19mi
15825 Denker Ave Unit A Gardena, CA	2.0	1.0	900	$2,750	$3.06	44d	1	1.20mi
16920 S Vermont Ave Unit D Gardena, CA	2.0	1.5	1100	$2,795	$2.54	19d	1	1.22mi
16920 S Vermont Ave Gardena, CA	2.0	1.5	1100	$2,795	$2.54	24d	1	1.22mi
1040 W 165th Pl Unit 1 Gardena, CA	3.0	3.0	1500	$4,500	$3.00	5d	1	1.23mi
860 W 165th Pl Apt 201 Gardena, CA	2.0	2.0	925	$2,395	$2.59	44d	1	1.31mi
15702 Brighton Ave Unit 4 Gardena, CA	2.0	1.0	750	$2,500	$3.33	19d	1	1.41mi
17302 Yukon Ave Torrance, CA	2.0	2.0	990	$2,782	$2.81	24d	2	1.43mi
1029 W 160th St Gardena, CA	3.0	2.0	1248	$4,150	$3.33	44d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $175,000 Active 134 DOM
2. 2026-06-17
   days on market $175,000 Active 133 DOM
3. 2026-06-16
   days on market $175,000 Active 132 DOM
4. 2026-06-15
   days on market $175,000 Active 131 DOM
5. 2026-06-13
   days on market $175,000 Active 129 DOM
6. 2026-06-13
   days on market $175,000 Active 128 DOM
7. 2026-06-09
   days on market $175,000 Active 125 DOM
8. 2026-06-08
   days on market $175,000 Active 124 DOM
9. 2026-06-07
   days on market $175,000 Active 123 DOM
10. 2026-06-04
    days on market $175,000 Active 120 DOM
11. 2026-06-03
    days on market $175,000 Active 119 DOM
12. 2026-06-02
    days on market $175,000 Active 118 DOM
13. 2026-06-01
    days on market $175,000 Active 117 DOM
14. 2026-05-31
    days on market $175,000 Active 116 DOM
15. 2026-03-14
    price $175,000 1287-char remark

    Show marketing remark (1287 chars)

    This is beautifully remodeled home inside and out. It is a spacious 3-bedroom, 2-bath home offers modern upgrades and comfortable living throughout. Lots of natural sunlight and recess lighting. The kitchen features brand-new shaker cabinets paired with quartz countertops, creating a fresh, contemporary feel. Stainless stove included. Both bathrooms have been fully remodeled with stylish finishes. All 3 bedrooms are a good size to fit a king-size bed. The master bedroom has a walk-in closet. Large tile flooring flows through most of the home, while two bedrooms feature vinyl laminate flooring for added warmth and comfort. Additional upgrades include new walls and ceilings, recessed lighting, dual-pane windows, and a new roof. Much of the plumbing has been replaced, offering peace of mind for years to come. Exterior wood has been replaced, and the home has been freshly painted inside and out, giving it excellent curb appeal. Located in a pet-friendly, family park with no age restrictions, residents enjoy access to great amenities including a swimming pool, jacuzzi, clubhouse, and on-site laundry facilities. The home is within the Torrance School District and is conveniently close to freeways, restaurants, and grocery stores, making everyday living easy and accessible.

16. 2026-02-06
    status Active 1287-char remark

    Show marketing remark (1287 chars)

    This is beautifully remodeled home inside and out. It is a spacious 3-bedroom, 2-bath home offers modern upgrades and comfortable living throughout. Lots of natural sunlight and recess lighting. The kitchen features brand-new shaker cabinets paired with quartz countertops, creating a fresh, contemporary feel. Stainless stove included. Both bathrooms have been fully remodeled with stylish finishes. All 3 bedrooms are a good size to fit a king-size bed. The master bedroom has a walk-in closet. Large tile flooring flows through most of the home, while two bedrooms feature vinyl laminate flooring for added warmth and comfort. Additional upgrades include new walls and ceilings, recessed lighting, dual-pane windows, and a new roof. Much of the plumbing has been replaced, offering peace of mind for years to come. Exterior wood has been replaced, and the home has been freshly painted inside and out, giving it excellent curb appeal. Located in a pet-friendly, family park with no age restrictions, residents enjoy access to great amenities including a swimming pool, jacuzzi, clubhouse, and on-site laundry facilities. The home is within the Torrance School District and is conveniently close to freeways, restaurants, and grocery stores, making everyday living easy and accessible.

17. 2026-01-31
    status Pending Sale 1287-char remark

    Show marketing remark (1287 chars)

    This is beautifully remodeled home inside and out. It is a spacious 3-bedroom, 2-bath home offers modern upgrades and comfortable living throughout. Lots of natural sunlight and recess lighting. The kitchen features brand-new shaker cabinets paired with quartz countertops, creating a fresh, contemporary feel. Stainless stove included. Both bathrooms have been fully remodeled with stylish finishes. All 3 bedrooms are a good size to fit a king-size bed. The master bedroom has a walk-in closet. Large tile flooring flows through most of the home, while two bedrooms feature vinyl laminate flooring for added warmth and comfort. Additional upgrades include new walls and ceilings, recessed lighting, dual-pane windows, and a new roof. Much of the plumbing has been replaced, offering peace of mind for years to come. Exterior wood has been replaced, and the home has been freshly painted inside and out, giving it excellent curb appeal. Located in a pet-friendly, family park with no age restrictions, residents enjoy access to great amenities including a swimming pool, jacuzzi, clubhouse, and on-site laundry facilities. The home is within the Torrance School District and is conveniently close to freeways, restaurants, and grocery stores, making everyday living easy and accessible.

18. 2026-01-30
    listed $195,000 Active 1287-char remark

    Show marketing remark (1287 chars)

    This is beautifully remodeled home inside and out. It is a spacious 3-bedroom, 2-bath home offers modern upgrades and comfortable living throughout. Lots of natural sunlight and recess lighting. The kitchen features brand-new shaker cabinets paired with quartz countertops, creating a fresh, contemporary feel. Stainless stove included. Both bathrooms have been fully remodeled with stylish finishes. All 3 bedrooms are a good size to fit a king-size bed. The master bedroom has a walk-in closet. Large tile flooring flows through most of the home, while two bedrooms feature vinyl laminate flooring for added warmth and comfort. Additional upgrades include new walls and ceilings, recessed lighting, dual-pane windows, and a new roof. Much of the plumbing has been replaced, offering peace of mind for years to come. Exterior wood has been replaced, and the home has been freshly painted inside and out, giving it excellent curb appeal. Located in a pet-friendly, family park with no age restrictions, residents enjoy access to great amenities including a swimming pool, jacuzzi, clubhouse, and on-site laundry facilities. The home is within the Torrance School District and is conveniently close to freeways, restaurants, and grocery stores, making everyday living easy and accessible.

19. 2025-02-01
    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 1/10 Low
• 🌡 Heat 4/10 Moderate 4 d/yr ≥86°F today · 12 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: $36,402
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,912
• − Management: −$2,912
• − Depreciation: −$5,091
• Taxable income: $12,184
• Est. tax owed @ 24.0%: −$2,924
• After-tax cash flow: $11,321/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 · 6 photos

Good 80/100 Cosmetic rehab

This beautifully remodeled home offers modern upgrades and comfortable living throughout. The kitchen and bathrooms are fully updated, and the exterior is well-maintained. With minor improvements, it can further enhance its value and appeal to potential buyers and renters.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — A well-maintained yard can attract more buyers and renters.
• Both Adding smart home features — Modern technology can increase the home's appeal and marketability.
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, attracting more buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — A well-maintained yard can attract more buyers and renters. ↑
• Both Adding smart home features — Modern technology can increase the home's appeal and marketability. ↑
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, attracting more buyers and renters. ↑

ⓘ 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
• City population: 153,473
• 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

-10.3% since first listed

5 events — show timeline

• 2026-03-14 Price Changed $175,000 CRMLS
• 2026-02-06 Relisted — CRMLS
• 2026-01-31 Pending — CRMLS
• 2026-01-30 Listed $195,000 CRMLS
• 2025-02-01 Listed — TheMLS