19127 Pioneer #73 · Artesia, CA 90701

$221,988

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 161 Days on market

Built 2001 $165/sqft · 19% above area Est $186k · 19% over

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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
• Schools +7.3/10.0
• Livability +3.4/5.0
• 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

Great opportunity to own a spacious manufactured home in a prime Artesia location bordering the Cerritos neighborhood. This well-designed home features an open floor plan with 3 bedrooms and 2 full bathrooms. Enjoy a large living room with vaulted ceilings that flows seamlessly into the dining area, along with a full kitchen offering ample cabinet space. The generously sized primary bedroom includes an oversized en-suite bathroom with both a bathtub and separate shower. Additional highlights include indoor laundry with washer and dryer hookups, central air conditioning and heating. Community amenities include a clubhouse, pool, exercise room, and guest parking. Located within the desirable ABC Unified School District and conveniently close to Cerritos Mall, shopping centers, restaurants, public transportation, and the 91 and 605 freeways. A home waiting for you.

Key facts

• Open floor plan
• Full kitchen
• Large living room

Tags

• OPEN FLOOR PLAN
• LARGE LIVING ROOM
• FULL KITCHEN
• OVERSIZED EN-SUITE BATHROOM
• INDOOR LAUNDRY
• CENTRAL AIR CONDITIONING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $222k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $222k).
• Recommended offer: $195k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 2.5% in Artesia — 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 67/100 on livability (#311 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A, employment B+; Watch: crime F, cost of living F, health & safety F.
• Abc Unified (suburban): math 77% / reading 90% proficiency, ranked #24 of 517 in CA (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Bragg Elementary (math 64% / reading 74%, grade A-, #147 of 1,571 statewide, top 10%, 631 students, 48% FRL); Haskell (Pliny Fisk) Middle (math 75% / reading 75%, grade A, #25 of 498 statewide, top 6%, 461 students, 68% FRL); Gahr (Richard) High (1,682 students, 58% FRL) — zoned schools average 58% FRL vs 41% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 20 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 $62k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($195k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y ago; this cycle's ask has dropped $18k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $222k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,349 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 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. 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: 1.72% ✓
• Cap rate: 15.49%
• Cash-on-cash: 32.86%
• DSCR: 2.46
• GRM: 4.8

CMA / ARV

• ARV (median comp): $186,047
• List price: $221,988
• Delta: 19.32%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19127 Pioneer Blvd #30	0.00mi	3/2.0	1,368 (+2%)	1mo	$185,000	$135	96
19127 Pioneer Blvd #27	0.00mi	3/2.0	1,344 (0%)	7mo	$190,000	$141	94
19127 Pioneer #38	0.00mi	3/2.0	1,344 (0%)	17mo	$215,000	$160	86
19127 Pioneer Blvd #57	0.00mi	4/2.0 (+1)	1,344 (0%)	14mo	$162,400	$121	84
19127 Pioneer Blvd #40	0.00mi	3/2.0	1,456 (+8%)	20mo	$220,000	$151	69
19127 Pioneer Blvd #16	0.00mi	3/2.0	1,512 (+12%)	20mo	$187,000	$124	62

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: 28.0%
• Equity multiple: 2.16×
• Total profit: $72,370
• Equity at exit: $33,099

10-year hold

• IRR: 35.4%
• Equity multiple: 4.25×
• Total profit: $202,314
• Equity at exit: $19,193

Cash invested: $62,157 (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 90701

• Active inventory: 20
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $3,820 high
• Mortgage (P&I): −$1,164
• Tax from tax record: −$59 /mo · $709/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$802
• Net cashflow: $1,702

Break-even live

Break-even rent $1,665

Max offer price $221,988

Occupancy floor 50%

Sensitivity live

Price	-10% $1,828	-5% $1,765	+0% $1,702	+5% $1,639	+10% $1,577
Rent	-10% $1,400	-5% $1,551	+0% $1,702	+5% $1,853	+10% $2,004
Rate	-1.0pp $1,814	-0.5pp $1,759	base $1,702	+0.5pp $1,645	+1.0pp $1,586

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: $55,497
• Closing costs: $6,660
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18811 S Prado Ct Cerritos, CA	4.0	3.5	1849	$4,300	$2.33	18d	1	0.31mi
11821 E Solana Pl Cerritos, CA	3.0	2.5	1849	$4,350	$2.35	26d	1	0.32mi
11450 186th St Artesia, CA	3.0	2.5	1617	$4,000	$2.47	0d	1	0.52mi
11884 Bertha St Cerritos, CA	4.0	2.0	1574	$4,500	$2.86	26d	1	0.52mi
11421 186th St Artesia, CA	1.0–2.0	1.0–1.5	776	$2,865	$3.69	0d	1	0.58mi
18011 Jersey Ave Unit 18011 Artesia, CA	2.0	1.5	1000	$2,800	$2.80	8d	1	0.77mi
11839 205th St Lakewood, CA	3.0	1.0	1060	$4,500	$4.25	9d	1	0.84mi
11839 205th St Lakewood, CA	3.0	1.0	1000	$4,500	$4.50	45d	1	0.84mi
18113 Elaine Ave Artesia, CA	3.0	2.0	1530	$4,200	$2.75	0d	1	0.85mi
17888 Alburtis Ave Artesia, CA	1.0–3.0	1.0–3.0	805	$2,800	$3.48	15d	2	0.85mi
11733 207th St Lakewood, CA	3.0	2.5	1200	$3,350	$2.79	45d	1	0.93mi
17923 Horst Ave Artesia, CA	4.0	2.0	1615	$4,450	$2.76	4d	1	0.98mi
11624 208th St Lakewood, CA	3.0	2.0	961	$3,195	$3.32	45d	1	1.02mi
20726 Seine Ave Lakewood, CA	3.0	2.0	1354	$3,400	$2.51	22d	1	1.07mi
20810 Arline Ave Apt 14 Lakewood, CA	2.0	1.5	896	$2,495	$2.78	45d	1	1.08mi
17508 Jersey Ave Artesia, CA	3.0	2.0	1440	$3,600	$2.50	9d	1	1.09mi
11754 Walcroft St Lakewood, CA	3.0	2.0	1050	$3,200	$3.05	45d	1	1.09mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	9d	1	1.10mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	26d	1	1.10mi
11901 176th St Artesia, CA	1.0–2.0	1.0–2.0	800	$2,848	$3.56	0d	9	1.11mi
11424 Curry Ln Artesia, CA	3.0	2.5	1860	$3,500	$1.88	45d	1	1.13mi
18427 Studebaker Rd Cerritos, CA	2.0	1.0	1000	$2,790	$2.79	5d	1	1.13mi
17721 Norwalk Blvd #3 Artesia, CA	3.0	3.0	1478	$3,900	$2.64	45d	1	1.19mi
12350 Del Amo Blvd Lakewood, CA	1.0–3.0	1.0–2.0	866	$3,173	$3.66	0d	27	1.22mi
17320 Mapes Ave Cerritos, CA	3.0	2.0	1550	$4,100	$2.65	0d	1	1.26mi
21003 Longworth Ave Lakewood, CA	3.0	2.0	1155	$3,900	$3.38	45d	1	1.31mi
21003 Longworth Ave Lakewood, CA	3.0	2.0	1155	$3,725	$3.23	4d	1	1.31mi
10751 Andy St Cerritos, CA	3.0	2.0	1311	$4,195	$3.20	0d	1	1.32mi
10751 Andy St Cerritos, CA	3.0	2.0	1311	$4,195	$3.20	9d	1	1.32mi
20817 Ely Ave Lakewood, CA	3.0	1.0	1102	$3,550	$3.22	3d	1	1.41mi
18316 Santana Ave Cerritos, CA	4.0	2.0	1515	$4,500	$2.97	25d	1	1.43mi

Listing history 31 events

1. 2026-06-21
   days on market $221,988 Active 161 DOM
2. 2026-06-18
   days on market $221,988 Active 158 DOM
3. 2026-06-17
   days on market $221,988 Active 157 DOM
4. 2026-06-16
   days on market $221,988 Active 156 DOM
5. 2026-06-15
   days on market $221,988 Active 155 DOM
6. 2026-06-13
   days on market $221,988 Active 153 DOM
7. 2026-06-13
   days on market $221,988 Active 152 DOM
8. 2026-06-09
   days on market $221,988 Active 149 DOM
9. 2026-06-08
   days on market $221,988 Active 148 DOM
10. 2026-06-07
    days on market $221,988 Active 147 DOM
11. 2026-06-04
    days on market $221,988 Active 144 DOM
12. 2026-06-03
    days on market $221,988 Active 143 DOM
13. 2026-06-02
    days on market $221,988 Active 142 DOM
14. 2026-06-01
    days on market $221,988 Active 141 DOM
15. 2026-05-31
    days on market $221,988 Active 140 DOM
16. 2026-03-13
    price $221,988 874-char remark

    Show marketing remark (874 chars)

    Great opportunity to own a spacious manufactured home in a prime Artesia location bordering the Cerritos neighborhood. This well-designed home features an open floor plan with 3 bedrooms and 2 full bathrooms. Enjoy a large living room with vaulted ceilings that flows seamlessly into the dining area, along with a full kitchen offering ample cabinet space. The generously sized primary bedroom includes an oversized en-suite bathroom with both a bathtub and separate shower. Additional highlights include indoor laundry with washer and dryer hookups, central air conditioning and heating. Community amenities include a clubhouse, pool, exercise room, and guest parking. Located within the desirable ABC Unified School District and conveniently close to Cerritos Mall, shopping centers, restaurants, public transportation, and the 91 and 605 freeways. A home waiting for you.

17. 2026-01-11
    listed $239,999 Active 874-char remark

    Show marketing remark (874 chars)

    Great opportunity to own a spacious manufactured home in a prime Artesia location bordering the Cerritos neighborhood. This well-designed home features an open floor plan with 3 bedrooms and 2 full bathrooms. Enjoy a large living room with vaulted ceilings that flows seamlessly into the dining area, along with a full kitchen offering ample cabinet space. The generously sized primary bedroom includes an oversized en-suite bathroom with both a bathtub and separate shower. Additional highlights include indoor laundry with washer and dryer hookups, central air conditioning and heating. Community amenities include a clubhouse, pool, exercise room, and guest parking. Located within the desirable ABC Unified School District and conveniently close to Cerritos Mall, shopping centers, restaurants, public transportation, and the 91 and 605 freeways. A home waiting for you.

18. 2009-06-01
    historical
19. 2008-06-12
    listed $130,000
20. 2008-04-30
    historical
21. 2008-02-10
    listed $130,000
22. 2008-01-30
    historical
23. 2007-11-03
    listed $130,000
24. 2005-08-05
    soldstatus $120,000
25. 2005-03-28
    listed $125,000
26. 2004-06-03
    historical
27. 2004-04-24
    listed $113,000
28. 2004-04-03
    historical
29. 2004-03-18
    listed $107,000
30. 2004-03-15
    historical
31. 2003-11-21
    listed $107,000

ⓘ 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: $709 · $59/mo
• Projected year-2 tax: $1,687 · $141/mo
• Expected delta: +$978/yr (+$82/mo · 137.9%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 7% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥89°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,843
• − Mortgage interest: −$12,435
• − Property taxes: −$709
• − Insurance: −$1,110
• − Repairs & maintenance: −$3,667
• − Management: −$3,667
• − Depreciation: −$6,458
• Taxable income: $17,796
• Est. tax owed @ 24.0%: −$4,271
• After-tax cash flow: $16,156/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: Abc Unified
• NCES district ID: 0601620
• Math proficiency: 77% ▲ 22.00%
• Reading proficiency: 90% ▲ 24.00%
• Median HH income: $70,852
• Composite: 72.51/100
• National rank: #199
• State rank: #24 of 517 in CA

Livability — Artesia

• Score: 67/100
• State rank: #311
• US rank: #10525

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Artesia, CA
• City population: 16,044
• Population (ZIP): 16,044

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 0.68)
• Race & ethnicity: Asian 43% Hispanic / Latino 34% White 14% Two or more races 11% Black 5% Pacific Islander 3%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Russian 7% Iranian 1% Italian 1%
• Foreign-born: 49% · Canada, South Korea, China
• Languages at home: 33% English-only · Spanish 25% Other Indo-European 19% Tagalog/Filipino 11%

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: ▼ -636.45%
• Current HPI: 447.9791
• 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

+107.5% since first listed

16 events — show timeline

• 2026-03-13 Price Changed $221,988 CRMLS
• 2026-01-11 Listed $239,999 CRMLS
• 2009-06-01 Listing Removed — CRMLS
• 2008-06-12 Listed $130,000 CRMLS
• 2008-04-30 Listing Removed — CRMLS
• 2008-02-10 Listed $130,000 CRMLS
• 2008-01-30 Listing Removed — CRMLS
• 2007-11-03 Listed $130,000 CRMLS
• 2005-08-05 Sold (MLS) $120,000 CRMLS
• 2005-03-28 Listed $125,000 CRMLS
• 2004-06-03 Listing Removed — CRMLS
• 2004-04-24 Listed $113,000 CRMLS
• 2004-04-03 Listing Removed — CRMLS
• 2004-03-18 Listed $107,000 CRMLS
• 2004-03-15 Listing Removed — CRMLS
• 2003-11-21 Listed $107,000 CRMLS

Property tax history

+4.9%/yr

Latest (2025): $709 · +4.9% YoY. Source: county tax records.