3524 E Ave R #137 · Palmdale, CA 93550

$189,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 353 Days on market

Built 1998 4,000 sqft lot Est $155k · 23% 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
• Rent growth +2.9/5.0
• Livability +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a 2003 Single Wide Home that is over 13ft wide. Home is clean in and out. It features 2 Large Bedrooms and 2 Full Baths. Large Living Room and Kitchen. Located in corner lot with Large Side yard and parking for 3 SMALL cars. Washer, Dryer and Refrigerator not included in sale.

Key facts

• Huge yard
• View deck
• Gourmet kitchen

Tags

• CORNER LOT
• HUGE YARD
• VIEW DECK
• GOURMET KITCHEN
• TWO SEPARATE DINING ROOMS
• LARGE LIVING ROOM

Property features AI

Finance

• Other: Park manager: Arleen (phone available)
• Financial info: New space rent listed at $890; Park deposit listed at $960
• HOA & community: Sagetree Village park amenities: barbecue, clubhouse/rec room, gym, pool, spa/hot tub

Exterior

• Parking: Information not provided
• Security: Park has on-site security person
• Utilities: Individual meter; Cable TV available; Natural gas
• Home design: Manufactured home (mobile home); Park space #137; All-ages park
• Construction: Siding exterior; Composition shingle roof; Manufactured in 1997; Skirted
• Exterior features: Rear wood fencing; Awning

Interior

• Kitchen: Dishwasher not listed; Disposal, Refrigerator, Microwave
• Bedrooms: Information not provided
• Flooring: Information not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air
• Interior features: Disposal; Refrigerator; Microwave; Wood-burning fireplace in the living room
• Laundry & utility: Information not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 4.5% in Palmdale — 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 55/100 on livability (#861 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime F, amenities F.
• Palmdale Elementary (suburban): math 20% / reading 31% proficiency, ranked #1,147 of 1,400 in CA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.8%/yr); 410 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $2,929/mo this rent would consume 57% of the median local household income ($62k/yr) (locally 4384% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 1.8% rent growth), your $53k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 353 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y 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 $26k; list at $190k implies a 630% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 4→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 353 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 1.54% ✓
• Cap rate: 12.62%
• Cash-on-cash: 22.60%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $154,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3524 E Avenue R #226	0.13mi	3/2.0	1,344 (0%)	1mo	$120,000	$89	93
3524 E Avenue R #202	0.13mi	3/2.0	1,344 (0%)	2mo	$155,000	$115	92
3524 E Avenue R SPC 310	0.13mi	3/2.0	1,344 (0%)	3mo	$165,000	$123	91
3524 E Avenue R #297	0.13mi	4/2.0 (+1)	1,344 (0%)	1mo	$100,000	$74	88
3524 E Ave R #6	0.00mi	3/2.0	1,272 (-5%)	7mo	$105,000	$83	85
3524 E Avenue R Spc 327	0.13mi	4/2.0 (+1)	1,344 (0%)	6mo	$178,500	$133	83
3524 E Avenue R #236	0.13mi	4/2.0 (+1)	1,344 (0%)	7mo	$170,000	$126	83
3524 E Avenue R Spc 243	0.13mi	3/2.0	1,248 (-7%)	0mo	$154,000	$123	82
3524 East Ave #6	0.24mi	3/2.0	1,272 (-5%)	7mo	$105,000	$83	74
3524 E Avenue R #121	0.13mi	3/2.0	1,152 (-14%)	2mo	$169,000	$147	69
3255 E Avenue R #269	0.46mi	3/2.0	1,440 (+7%)	5mo	$139,000	$97	62
3255 E Avenue R	0.49mi	2/2.0 (-1)	1,440 (+7%)	5mo	$139,000	$97	56

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 · 1.76% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.55×
• Total profit: $29,429
• Equity at exit: $28,315

10-year hold

• IRR: 21.9%
• Equity multiple: 2.76×
• Total profit: $93,470
• Equity at exit: $16,419

Cash invested: $53,172 (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 93550

• Home prices YoY: -29.4%
• Rents YoY: 1.8%
• Active inventory: 410
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,929 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $1,001

Break-even live

Break-even rent $1,661

Max offer price $189,900

Occupancy floor 61%

Sensitivity live

Price	-10% $1,132	-5% $1,067	+0% $1,001	+5% $936	+10% $870
Rent	-10% $770	-5% $886	+0% $1,001	+5% $1,117	+10% $1,233
Rate	-1.0pp $1,097	-0.5pp $1,049	base $1,001	+0.5pp $952	+1.0pp $902

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37347 Waterman Ave Palmdale, CA	3.0	2.0	1383	$3,350	$2.42	0d	1	0.60mi
3559 E Avenue R14 Palmdale, CA	4.0	2.5	1483	$2,895	$1.95	0d	1	0.68mi
4206 East Avenue Q-14 Unit Q14 Palmdale, CA	3.0	2.0	1150	$2,850	$2.48	0d	1	0.73mi
37333 Scranton Ct Palmdale, CA	3.0	2.0	1756	$2,850	$1.62	26d	1	0.83mi
38532 33rd St E Palmdale, CA	4.0	2.0	1157	$2,646	$2.29	0d	1	0.92mi
38527 Pond Ave Palmdale, CA	4.0	2.0	1300	$3,200	$2.46	0d	1	0.95mi
3138 E Avenue Q4 Palmdale, CA	4.0	2.0	1318	$2,646	$2.01	0d	1	1.05mi
4636 Blue Ridge Ave Palmdale, CA	3.0	2.0	1526	$3,000	$1.97	25d	1	1.10mi
38638 31st St E Palmdale, CA	4.0	2.0	1186	$2,700	$2.28	11d	1	1.16mi
37526 Rose St Palmdale, CA	3.0	2.0	1361	$3,150	$2.31	0d	1	1.18mi
38121 25th St E Palmdale, CA	1.0–2.0	1.0–2.0	840	$2,150	$2.56	0d	8	1.28mi
36935 26th St E Palmdale, CA	4.0	2.0	1530	$2,300	$1.50	7d	1	1.34mi
38659 Angele Trumpet Ct Palmdale, CA	3.0	2.0	1453	$2,950	$2.03	0d	1	1.37mi

Listing history 29 events

1. 2026-06-21
   days on market $189,900 Active 353 DOM
2. 2026-06-18
   days on market $189,900 Active 350 DOM
3. 2026-06-17
   days on market $189,900 Active 349 DOM
4. 2026-06-16
   days on market $189,900 Active 348 DOM
5. 2026-06-15
   days on market $189,900 Active 347 DOM
6. 2026-06-13
   days on market $189,900 Active 345 DOM
7. 2026-06-13
   days on market $189,900 Active 344 DOM
8. 2026-06-09
   days on market $189,900 Active 341 DOM
9. 2026-06-08
   days on market $189,900 Active 340 DOM
10. 2026-06-07
    days on market $189,900 Active 339 DOM
11. 2026-06-04
    days on market $189,900 Active 336 DOM
12. 2026-06-03
    days on market $189,900 Active 335 DOM
13. 2026-06-02
    days on market $189,900 Active 334 DOM
14. 2026-06-01
    days on market $189,900 Active 333 DOM
15. 2026-05-31
    days on market $189,900 Active 332 DOM
16. 2025-06-04
    listed $189,900 Active
17. 2025-06-03
    historical
18. 2024-01-08
    listed $189,900 Active
19. 2016-06-29
    historical 285-char remark

    Show marketing remark (285 chars)

    This is a 2003 Single Wide Home that is over 13ft wide. Home is clean in and out. It features 2 Large Bedrooms and 2 Full Baths. Large Living Room and Kitchen. Located in corner lot with Large Side yard and parking for 3 SMALL cars. Washer, Dryer and Refrigerator not included in sale.

20. 2016-06-29
    soldstatus $26,000 Closed 285-char remark

    Show marketing remark (285 chars)

    This is a 2003 Single Wide Home that is over 13ft wide. Home is clean in and out. It features 2 Large Bedrooms and 2 Full Baths. Large Living Room and Kitchen. Located in corner lot with Large Side yard and parking for 3 SMALL cars. Washer, Dryer and Refrigerator not included in sale.

21. 2016-06-06
    status Pending 285-char remark

    Show marketing remark (285 chars)

    This is a 2003 Single Wide Home that is over 13ft wide. Home is clean in and out. It features 2 Large Bedrooms and 2 Full Baths. Large Living Room and Kitchen. Located in corner lot with Large Side yard and parking for 3 SMALL cars. Washer, Dryer and Refrigerator not included in sale.

22. 2016-04-13
    status Active 285-char remark

    Show marketing remark (285 chars)

    This is a 2003 Single Wide Home that is over 13ft wide. Home is clean in and out. It features 2 Large Bedrooms and 2 Full Baths. Large Living Room and Kitchen. Located in corner lot with Large Side yard and parking for 3 SMALL cars. Washer, Dryer and Refrigerator not included in sale.

23. 2016-03-19
    status Pending 285-char remark

    Show marketing remark (285 chars)

    This is a 2003 Single Wide Home that is over 13ft wide. Home is clean in and out. It features 2 Large Bedrooms and 2 Full Baths. Large Living Room and Kitchen. Located in corner lot with Large Side yard and parking for 3 SMALL cars. Washer, Dryer and Refrigerator not included in sale.

24. 2016-03-02
    listed $29,900 Active 285-char remark

    Show marketing remark (285 chars)

    This is a 2003 Single Wide Home that is over 13ft wide. Home is clean in and out. It features 2 Large Bedrooms and 2 Full Baths. Large Living Room and Kitchen. Located in corner lot with Large Side yard and parking for 3 SMALL cars. Washer, Dryer and Refrigerator not included in sale.

25. 2016-02-11
    historical
26. 2015-12-01
    price $35,000
27. 2015-08-03
    listed $37,900 Active
28. 2013-01-28
    historical
29. 2010-02-04
    listed $45,000

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 4 d/yr ≥100°F today · 10 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,142
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$2,811
• − Management: −$2,811
• − Depreciation: −$5,524
• Taxable income: $9,560
• Est. tax owed @ 24.0%: −$2,294
• After-tax cash flow: $9,720/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: Palmdale Elementary
• NCES district ID: 0629580
• Math proficiency: 20% ▲ 1.00%
• Reading proficiency: 31% ▲ 1.00%
• Median HH income: $48,652
• Composite: 25.34/100
• National rank: #12888
• State rank: #1147 of 1400 in CA

Livability — Palmdale

• Score: 55/100
• State rank: #861
• US rank: #23501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmdale, CA
• County: Los Angeles County · 9,444,647 people
• City population: 177,644
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 80,645
• Household income: $62,078
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 4384.0

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: Predominantly Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 15% Black 14% White 12% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 52%
• Foreign-born: 26% · Canada
• Languages at home: 42% English-only · Spanish 55% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -183.38%
• Current HPI: 440.8844
• Rent YoY: ▲ 1.76%
• 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

+322.0% since first listed

14 events — show timeline

• 2025-06-04 Listed $189,900 AVMLS
• 2025-06-03 Listing Removed — CRMLS
• 2024-01-08 Listed $189,900 CRMLS
• 2016-06-29 Listing Removed — AVMLS
• 2016-06-29 Sold (MLS) $26,000 AVMLS
• 2016-06-06 Pending — AVMLS
• 2016-04-13 Relisted — AVMLS
• 2016-03-19 Pending — AVMLS
• 2016-03-02 Listed $29,900 AVMLS
• 2016-02-11 Listing Removed — AVMLS
• 2015-12-01 Price Changed $35,000 AVMLS
• 2015-08-03 Listed $37,900 AVMLS
• 2013-01-28 Listing Removed — AVMLS
• 2010-02-04 Listed $45,000 AVMLS