14044 Lake Glen Dr #38 · La Mirada, CA 90638

$275,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 104 Days on market

Built 1976 Good condition $220/sqft · 7% above area Est $256k · 7% 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 +23.0/30.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• ARV discount +4.2/15.0
• Rent growth +4.0/5.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Senior Park Community 55+. .. Senior Park community, featuring a large Clubhouse with Beautiful Lake Entrance. This Beautiful 2 bed 2 Bath home is a Must see! This home features a Large Living room, Large Master Bedroom, and Bathroom, and Spacious 2nd Bedroom. Outside is beautifully landscaped with a small back yard with artificial grass and a gazabo. This house is move in ready. Stop in to see this beauty before it is gone.

Key facts

• Gazebo
• Artificial grass
• Large clubhouse

Tags

• LARGE CLUBHOUSE
• BEAUTIFUL LAKE ENTRANCE
• BEAUTIFULLY LANDSCAPED
• ARTIFICIAL GRASS
• GAZEBO
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $250k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.4% in La Mirada — 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 73/100 on livability (#149 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A, schools B; Watch: health & safety D, cost of living F.
• Norwalk-La Mirada Unified (suburban): math 28% / reading 61% proficiency, ranked #177 of 517 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.1%/yr); 54 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 33% of the median local income ($110k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 + 6.1% rent growth), your $77k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.

Recommended offer $250,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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 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. 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: 1.10% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $256,023
• List price: $275,000
• Delta: 7.41%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14044 Lake Glen Dr #38	0.00mi	2/2.0	1,248 (0%)	0mo	$275,000	$220	100
14038 Lake Glen Dr #40	0.04mi	3/2.0 (+1)	1,354 (+8%)	22mo	$325,000	$240	60

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 · 6.07% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-3,694
• Equity at exit: $41,003

10-year hold

• IRR: 11.5%
• Equity multiple: 2.03×
• Total profit: $79,232
• Equity at exit: $23,777

Cash invested: $77,000 (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 90638

• Rents YoY: 6.1%
• Active inventory: 54
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,026 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $490

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 79%

Sensitivity live

Price	-10% $680	-5% $585	+0% $490	+5% $395	+10% $300
Rent	-10% $251	-5% $370	+0% $490	+5% $609	+10% $729
Rate	-1.0pp $628	-0.5pp $560	base $490	+0.5pp $418	+1.0pp $346

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13926 Ramhurst Dr La Mirada, CA	1.0	1.0	700	$1,900	$2.71	45d	1	0.24mi
12202 Colima Rd Whittier, CA	3.0	2.0	1224	$4,000	$3.27	11d	1	0.53mi
13857 Leffingwell Rd Whittier, CA	3.0	2.0	1200	$3,490	$2.91	0d	1	0.57mi
14105 Leffingwell Rd Whittier, CA	1.0–2.0	1.0–1.5	598	$2,350	$3.93	0d	1	0.59mi
13919 Coteau Dr Whittier, CA	2.0	1.0	790	$2,595	$3.28	0d	1	0.60mi
14035 Coteau Dr Whittier, CA	1.0–2.0	1.0–1.5	725	$2,350	$3.24	0d	3	0.66mi
14130 Bay St La Mirada, CA	3.0	3.5	1460	$3,950	$2.71	45d	1	0.66mi
13987 Coteau Dr #10 Whittier, CA	3.0	2.0	1426	$3,250	$2.28	18d	1	0.67mi
14515 Leffingwell Rd Whittier, CA	2.0	1.0	1050	$2,495	$2.38	2d	6	0.93mi
14820 Ragan Dr La Mirada, CA	3.0	2.0	1358	$3,600	$2.65	14d	1	0.97mi
11442 Colima Rd Whittier, CA	2.0	2.0	900	$2,300	$2.56	0d	1	1.01mi
11506 Obert Ave Unit 09 Whittier, CA	1.0	1.0	745	$1,750	$2.35	11d	1	1.02mi
14055 Honeysuckle Ln Unit 1/2 Whittier, CA	3.0	3.0	1200	$3,200	$2.67	3d	1	1.11mi
12123 Laurel Ave Whittier, CA	3.0	2.0	1238	$4,200	$3.39	0d	1	1.12mi
11622 Carmenita Rd Whittier, CA	2.0–4.0	1.0–2.5	1049	$2,935	$2.80	0d	1	1.18mi
11920 Laurel Ave Unit A Whittier, CA	3.0	1.0	1200	$3,500	$2.92	0d	1	1.18mi

Listing history 14 events

1. 2026-06-17
   days on market $275,000 Active 104 DOM
2. 2026-06-16
   days on market $275,000 Active 103 DOM
3. 2026-06-15
   days on market $275,000 Active 102 DOM
4. 2026-06-13
   days on market $275,000 Active 100 DOM
5. 2026-06-13
   days on market $275,000 Active 99 DOM
6. 2026-06-09
   days on market $275,000 Active 96 DOM
7. 2026-06-08
   days on market $275,000 Active 95 DOM
8. 2026-06-07
   days on market $275,000 Active 94 DOM
9. 2026-06-04
   days on market $275,000 Active 91 DOM
10. 2026-06-03
    days on market $275,000 Active 90 DOM
11. 2026-06-02
    days on market $275,000 Active 89 DOM
12. 2026-06-01
    days on market $275,000 Active 88 DOM
13. 2026-05-31
    days on market $275,000 Active 87 DOM
14. 2026-03-05
    listed $275,000 Active 428-char remark

    Show marketing remark (428 chars)

    Senior Park Community 55+. .. Senior Park community, featuring a large Clubhouse with Beautiful Lake Entrance. This Beautiful 2 bed 2 Bath home is a Must see! This home features a Large Living room, Large Master Bedroom, and Bathroom, and Spacious 2nd Bedroom. Outside is beautifully landscaped with a small back yard with artificial grass and a gazabo. This house is move in ready. Stop in to see this beauty before it is gone.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $36,306
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,905
• − Management: −$2,905
• − Depreciation: −$8,000
• Taxable income: $1,593
• Est. tax owed @ 24.0%: −$382
• After-tax cash flow: $5,494/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready home features a well-maintained interior and exterior, with modern updates and a spacious layout. The exterior could benefit from a fresh coat of paint to enhance curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace outdoor light fixtures — Improves safety and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace outdoor light fixtures — Improves safety and aesthetics ↑

ⓘ 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: Norwalk-La Mirada Unified
• NCES district ID: 0627690
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 61% ▲ 14.00%
• Median HH income: $65,950
• Composite: 39.62/100
• National rank: #3919
• State rank: #177 of 517 in CA

Livability — La Mirada

• Score: 73/100
• State rank: #149
• US rank: #5020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Mirada, CA
• County: Los Angeles County · 9,444,647 people
• City population: 45,933
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 45,933
• Household income: $109,649
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 814.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 46% White 26% Asian 23% Two or more races 17% Black 2%
• Hispanic origin (detail): Mexican 37% Cuban 1%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 27% · Canada, South Korea, China
• Languages at home: 56% English-only · Spanish 25% Korean 10% Tagalog/Filipino 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: ▼ -892.51%
• Current HPI: 370.4661
• Rent YoY: ▲ 6.07%
• 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

1 event — show timeline

• 2026-03-05 Listed $275,000 CRMLS