20806 Gridley Rd #58 · Lakewood, CA 90715

$175,000

2 bd · 2.0 ba · 1,334 sqft · Manufactured · 38 Days on market

Built 1971 Fair condition $131/sqft · 10% below area Est $194k · 10% under ↓ 5% 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
• ARV discount +11.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 2 Bedroom, 2 Bath, 1334 SF, Double wide Mobile home located in a quite neighboorhood at the Lakewood Estates MMC, all-age community where you can enjoy amenities including a pool, dog park inside the Mobile home park, and clubhouse. This home presents a Master bedroom with walk-in closet and full Bath, a second Bedroom has access to a second full bath. The home has an office that make this home unique, also has a convenience laundry area, and very spacious living room. Outside you will find a new storage shed, carport for 2 cars, and a cozy side patio with a beutiful fence that makes the patio more private to relax anytime, next to the home its a guess parking spaces for yo

Key facts

• Office
• Guest parking space
• Storage shed

Tags

• DOUBLE WIDE MOBILE HOME
• OFFICE
• CONVENIENCE LAUNDRY AREA
• STORAGE SHED
• CARPORTS FOR 2 CARS
• GUEST PARKING SPACE

Property features AI

Finance

• Other: Living area source: seller; Elevation units listed in feet; Directions provided for access via I-605 or CA-91
• Financial info: Land lease: $1,795 monthly (park provided)
• HOA & community: Community amenities: pool, dog park, clubhouse, billiard room; Park name: Lakewood Estates MHC; Pets allowed

Exterior

• Parking: Carport with space for 2 vehicles; Has parking
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected; Water connected; Sewer connected
• Home design: Mobile home (24' x 57') — mobile home remains; Double body type; Facing/entry orientation: left; Total of 1 story
• Construction: Year built source: seller
• Exterior features: Patio; Community pool; Park nearby; One shed; Parking accessible for those with mobility needs

Interior

• Kitchen: Garbage disposal
• Flooring: Carpet flooring
• Bathrooms: 2 full bathrooms with showers
• Heating & cooling: Central heating (central furnace); Central cooling
• Interior features: One-level home with entry on the left; One story
• Laundry & utility: Laundry hookups for gas and electric dryer; Has laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.1% vs local median 2.5% in Lakewood — 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 74/100 on livability (#147 in CA, #4,966 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, crime F, cost of living 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: Willow Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 388 students, 77% FRL); Haskell (Pliny Fisk) Middle (math 75% / reading 75%, grade A, #25 of 498 statewide, top 6%, 461 students, 68% FRL); Artesia High (1,397 students, 85% FRL) — zoned schools average 77% FRL vs 41% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 84% district-wide (-34 pts) — the specific schools serving this property underperform the Abc Unified average; the district grade overstates school quality for this exact location.
• Market conditions: 18 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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 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?
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: 2.01% ✓
• Cap rate: 17.08%
• Cash-on-cash: 38.52%
• DSCR: 2.71
• GRM: 4.1

CMA / ARV

• ARV (median comp): $193,547
• List price: $175,000
• Delta: -9.58%
• Verdict: FAIR
• Comps: 6 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20806 Gridley Rd #50	0.12mi	3/2.0 (+1)	1,152 (-14%)	11mo	$240,000	$208	57

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: 34.7%
• Equity multiple: 2.47×
• Total profit: $71,874
• Equity at exit: $26,093

10-year hold

• IRR: 41.5%
• Equity multiple: 4.91×
• Total profit: $191,799
• 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 90715

• Active inventory: 18
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $3,522 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$740
• Net cashflow: $1,573

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,694	-5% $1,633	+0% $1,573	+5% $1,512	+10% $1,452
Rent	-10% $1,295	-5% $1,434	+0% $1,573	+5% $1,712	+10% $1,851
Rate	-1.0pp $1,661	-0.5pp $1,617	base $1,573	+0.5pp $1,528	+1.0pp $1,481

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 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21003 Longworth Ave Lakewood, CA	3.0	2.0	1155	$3,725	$3.23	4d	1	0.15mi
21003 Longworth Ave Lakewood, CA	3.0	2.0	1155	$3,900	$3.38	45d	1	0.15mi
11624 208th St Lakewood, CA	3.0	2.0	961	$3,195	$3.32	45d	1	0.30mi
11426 215th St Unit B Lakewood, CA	3.0	1.5	1200	$2,950	$2.46	45d	1	0.38mi
11441 216th St Lakewood, CA	2.0	2.0	975	$2,650	$2.72	45d	1	0.41mi
11441 216th St Unit 215-09 Lakewood, CA	2.0	2.0	975	$2,650	$2.72	21d	1	0.41mi
11509 216th St Lakewood, CA	1.0–2.0	1.0–2.0	816	$2,950	$3.62	3d	1	0.42mi
11754 Walcroft St Lakewood, CA	3.0	2.0	1050	$3,200	$3.05	45d	1	0.45mi
4220 Los Coyotes Diagonal Lakewood, CA	3.0	1.0	1120	$4,500	$4.02	45d	1	0.47mi
11733 207th St Lakewood, CA	3.0	2.5	1200	$3,350	$2.79	45d	1	0.49mi
20810 Arline Ave Apt 14 Lakewood, CA	2.0	1.5	896	$2,495	$2.78	45d	1	0.57mi
21525 Pioneer Blvd Lakewood, CA	2.0	2.0	910	$2,595	$2.85	45d	1	0.59mi
7020 Schroll St Unit 7020 Lakewood, CA	3.0	2.0	1292	$3,995	$3.09	23d	1	0.60mi
7020 Schroll St Lakewood, CA	3.0	2.0	1292	$3,995	$3.09	16d	1	0.60mi
11839 205th St Lakewood, CA	3.0	1.0	1060	$4,500	$4.25	8d	1	0.66mi
11839 205th St Lakewood, CA	3.0	1.0	1000	$4,500	$4.50	45d	1	0.66mi
20726 Seine Ave Lakewood, CA	3.0	2.0	1354	$3,400	$2.51	22d	1	0.69mi
4335 Knoxville Ave Lakewood, CA	3.0	2.0	1426	$4,000	$2.81	12d	1	0.85mi
6509 Fairman St Lakewood, CA	2.0	1.0	949	$4,150	$4.37	45d	1	0.85mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	26d	1	0.86mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	8d	1	0.86mi
21526 Juan Ave Hawaiian Gardens, CA	2.0	2.0	1200	$3,000	$2.50	26d	1	0.92mi
3734 Lees Ave Long Beach, CA	2.0	1.0	887	$3,600	$4.06	45d	1	0.98mi
20817 Ely Ave Lakewood, CA	3.0	1.0	1102	$3,550	$3.22	3d	1	1.23mi
12350 Del Amo Blvd Lakewood, CA	1.0–3.0	1.0–2.0	866	$2,616	$3.02	0d	26	1.32mi
12050 226th St Hawaiian Gardens, CA	3.0	2.0	1063	$3,100	$2.92	45d	1	1.33mi
22003 Belshire Ave #9 Hawaiian Gardens, CA	2.0	2.0	1140	$2,900	$2.54	45d	1	1.34mi
5929 Harvey Way Lakewood, CA	3.0	2.0	1783	$3,800	$2.13	45d	1	1.47mi

Listing history 16 events

1. 2026-06-21
   days on market $175,000 Active 38 DOM
2. 2026-06-18
   days on market $175,000 Active 35 DOM
3. 2026-06-17
   days on market $175,000 Active 34 DOM
4. 2026-06-16
   days on market $175,000 Active 33 DOM
5. 2026-06-15
   days on market $175,000 Active 32 DOM
6. 2026-06-13
   days on market $175,000 Active 30 DOM
7. 2026-06-13
   pricedays on market $175,000 Active 29 DOM
8. 2026-06-09
   days on market $185,000 Active 26 DOM
9. 2026-06-08
   days on market $185,000 Active 25 DOM
10. 2026-06-07
    days on market $185,000 Active 24 DOM
11. 2026-06-04
    days on market $185,000 Active 21 DOM
12. 2026-06-03
    days on market $185,000 Active 20 DOM
13. 2026-06-02
    days on market $185,000 Active 19 DOM
14. 2026-06-01
    days on market $185,000 Active 18 DOM
15. 2026-05-31
    days on market $185,000 Active 17 DOM
16. 2026-05-14
    listed $185,000 Active 1130-char remark

ⓘ 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 5/10 Major FEMA zone X · 24% 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: $42,263
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$3,381
• − Management: −$3,381
• − Depreciation: −$5,091
• Taxable income: $17,107
• Est. tax owed @ 24.0%: −$4,106
• After-tax cash flow: $14,769/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 · 20 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations to update the kitchen, bathrooms, and interior paint. Upgrading these areas can significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen appliances — The kitchen appears dated with older appliances that may need replacing.
• Moderate bathroom fixtures — The bathrooms have older fixtures that may need updating.
• Moderate interior paint — The interior walls and ceilings show signs of wear and outdated paint that may need repainting.
• Minor exterior siding — The exterior siding appears to be in average condition with some wear visible.

Value-add opportunities

• Resale Kitchen renovation — Updating the kitchen with modern appliances and cabinetry can significantly increase the home's resale value.
• Resale Bathroom updates — Updating the bathrooms with new fixtures and tile can also increase the home's resale value.
• Resale Painting interior walls — Fresh paint can make the interior look more modern and appealing to potential buyers.
• Both Landscaping — A well-maintained and landscaped exterior can improve both the resale and rental value of the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · The kitchen appears dated with older appliances that may need replacing.	Moderate	$3,000–15,000
bathroom fixtures · The bathrooms have older fixtures that may need updating.	Moderate	$3,000–15,000
interior paint · The interior walls and ceilings show signs of wear and outdated paint that may need repainting.	Moderate	$3,000–15,000
exterior siding · The exterior siding appears to be in average condition with some wear visible.	Minor	$500–3,000
Total estimated repair cost · 4 items		$9,500–48,000

Value-add ROI direction

• Resale Kitchen renovation — Updating the kitchen with modern appliances and cabinetry can significantly increase the home's resale value. ↑
• Resale Bathroom updates — Updating the bathrooms with new fixtures and tile can also increase the home's resale value. ↑
• Resale Painting interior walls — Fresh paint can make the interior look more modern and appealing to potential buyers. ↑
• Both Landscaping — A well-maintained and landscaped exterior can improve both the resale and rental value of the property. ↑

ⓘ 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: 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 — Lakewood

• Score: 74/100
• State rank: #147
• US rank: #4966

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakewood, CA
• City population: 59,021
• Population (ZIP): 20,668

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 0.71)
• Race & ethnicity: Hispanic / Latino 43% Asian 26% White 17% Two or more races 16% Black 8% Pacific Islander 2% Native American 1%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Italian 2% Romanian 1% Scandinavian 1%
• Foreign-born: 31% · Canada, China, South Korea
• Languages at home: 51% English-only · Spanish 27% Tagalog/Filipino 9% Other Asian/Pacific 3%

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: ▼ -783.97%
• Current HPI: 423.2499
• 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

-5.4% since first listed

2 events — show timeline

• 2026-06-11 Price Changed $175,000 CRMLS
• 2026-05-14 Listed $185,000 CRMLS