2550 Pacific Coast #258 · Torrance, CA 90505

$148,000

2 bd · 2.0 ba · 1,500 sqft · Manufactured · 188 Days on market

Built 1961 $99/sqft · 20% below area Est $185k · 20% under

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Why this score? — see what drove the A- 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.9/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * * * Incredible Value! Seller offering a credit equal to 6 months towards the land lease! * * * * * * * Welcome to Space 258 in the desirable Skyline Mobile Home Park of Torrance. This beautifully refreshed 2-bedroom home offers comfort, functionality, and stunning views as you drive through this scenic community. Inside, you’ll find a spacious master bedroom with a large en-suite bathroom, plus a second updated bathroom, all bathrooms have been tastefully renovated. The entire home has been freshly painted, giving it a bright and inviting feel. The heart of the home features a kitchen filled with cabinet space, a charming skylight that brings in natural light, and an adjacent dining area perfect for everyday meals. When you enter the home, you're welcomed by a formal living room, ideal for entertaining or relaxing. Just off the dining room is an additional flex space that can be used as a family room, office, crafting area, or playroom. This room includes a door leading to the side yard, offering indoor-outdoor convenience. A dedicated laundry room is located inside the home and includes a back door that leads directly to the carport for easy access. Outside, the lot offers ample space, including two storage units, ideal for tools, hobby supplies, or seasonal items. Residents of Skyline Mobile Home Park enjoy fantastic amenities, including a community swimming pool, a welcoming neighborhood feel, and beautiful surrounding views.

Key facts

• Two storage units
• Community pool
• Built 1961

Tags

• TASTEFULLY RENOVATED BATHROOMS
• DEDICATED LAUNDRY ROOM
• TWO STORAGE UNITS
• COMMUNITY SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $148k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $148k).
• Recommended offer: $130k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.2% 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: Rents rising fast (+4.5%/yr); 60 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 38% of the median local income ($116k/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 $1k of loan paydown is wiped out by about $4k 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 + 4.5% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $102k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $130,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 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 1961 — 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: 2.44% ✓
• Cap rate: 21.17%
• Cash-on-cash: 53.14%
• DSCR: 3.36
• GRM: 3.4

CMA / ARV

• ARV (median comp): $185,000
• List price: $148,000
• Delta: -20.00%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2550 E Pacific Coast Hwy #212	0.08mi	2/2.0	1,440 (-4%)	6mo	$275,000	$191	85
2550 Pacific Coast Highway, Space 181	0.12mi	2/2.0	1,464 (-2%)	14mo	$260,000	$178	79
2550 Pacific Coast Hwy #204	0.01mi	2/2.0	1,440 (-4%)	23mo	$310,000	$215	74
2550 Pacific Coast Hwy #230	0.16mi	2/2.0	1,440 (-4%)	19mo	$354,900	$246	70
2550 Pacific Coast Hwy #220	0.10mi	2/2.0	1,640 (+9%)	12mo	$249,000	$152	70
2550 Pacific Coast #194	0.12mi	3/2.0 (+1)	1,624 (+8%)	8mo	$310,000	$191	69
2550 Pacific Coast Hwy. #182	0.12mi	3/2.0 (+1)	1,692 (+13%)	0mo	$310,000	$183	68
2550 Pacific Coast Hwy #69	0.16mi	2/2.0	1,300 (-13%)	21mo	$239,000	$184	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 · 4.55% rent growth · sell at horizon

5-year hold

• IRR: 53.0%
• Equity multiple: 3.38×
• Total profit: $98,686
• Equity at exit: $22,067

10-year hold

• IRR: 58.8%
• Equity multiple: 7.30×
• Total profit: $260,929
• Equity at exit: $12,796

Cash invested: $41,440 (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 90505

• Rents YoY: 4.5%
• Active inventory: 60
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $3,618 high
• Mortgage (P&I): −$776
• Tax est. 1.5%: −$185 /mo · $2,220/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$760
• Net cashflow: $1,835

Break-even live

Break-even rent $1,295

Max offer price $148,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,937	-5% $1,886	+0% $1,835	+5% $1,784	+10% $1,733
Rent	-10% $1,549	-5% $1,692	+0% $1,835	+5% $1,978	+10% $2,121
Rate	-1.0pp $1,910	-0.5pp $1,873	base $1,835	+0.5pp $1,797	+1.0pp $1,758

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25829 Viana Ave Lomita, CA	2.0	1.5	1160	$3,149	$2.71	4d	2	0.30mi
26015 Crest Rd Torrance, CA	3.0	2.0	1214	$4,300	$3.54	18d	1	0.36mi
2525 Grand Summit Rd Torrance, CA	3.0	2.0	1844	$5,500	$2.98	19d	1	0.47mi
2525 Grand Summit Rd Torrance, CA	3.0	2.0	1844	$5,500	$2.98	16d	1	0.47mi
25930 Rolling Hills Rd Torrance, CA	1.0–2.0	1.0–1.5	1055	$2,950	$2.80	3d	5	0.60mi
25205 Cypress St Unit 3 Lomita, CA	3.0	2.5	1397	$3,395	$2.43	45d	1	0.61mi
2403 251st St Lomita, CA	3.0	2.0	1890	$3,600	$1.90	26d	1	0.61mi
26110 Narbonne Ave Apt 9 Lomita, CA	2.0	2.0	1100	$2,399	$2.18	45d	1	0.65mi
26205 Oak St Lomita, CA	3.0	2.0	1430	$4,000	$2.80	45d	1	0.72mi
25326 Oak St Unit 1 Lomita, CA	3.0	2.0	1300	$3,650	$2.81	45d	1	0.83mi
2222 248th St Unit 2228 Lomita, CA	3.0	2.0	1199	$3,200	$2.67	9d	1	0.89mi
25021 Oak St Lomita, CA	3.0	2.0	1281	$3,995	$3.12	9d	1	0.93mi
1918 252nd St Lomita, CA	3.0	2.0	1488	$3,900	$2.62	45d	1	1.09mi
25018 Eshelman Ave Lomita, CA	2.0	2.5	1400	$3,295	$2.35	45d	1	1.10mi
25018 Eshelman Ave Unit 9 Lomita, CA	2.0	2.5	1400	$3,295	$2.35	26d	1	1.11mi
25316 Ebony Ln Lomita, CA	3.0	3.0	1890	$3,415	$1.81	14d	1	1.15mi
25316 Ebony Ln Ste 1 Lomita, CA	3.0	3.0	1890	$3,415	$1.81	12d	1	1.15mi
2457 Lomita Blvd Lomita, CA	2.0	1.0–2.0	878	$5,036	$5.74	0d	14	1.19mi
2110 Palos Verdes Dr N #103 Lomita, CA	2.0	2.0	1357	$3,250	$2.39	45d	1	1.20mi
25122 Ebony Ln Lomita, CA	2.0	2.0	1716	$2,955	$1.72	22d	1	1.26mi
1676 259th St Harbor City, CA	2.0	1.0	1250	$2,795	$2.24	17d	1	1.32mi
1732 251st St Lomita, CA	3.0	1.0	1200	$4,000	$3.33	45d	1	1.33mi
1673 251st St Harbor City, CA	1.0	1.0	2104	$1,200	$0.57	26d	1	1.44mi
1623 255th St W Harbor City, CA	3.0	3.0	1344	$3,995	$2.97	0d	1	1.45mi

Listing history 25 events

1. 2026-06-21
   days on market $148,000 Active 188 DOM
2. 2026-06-18
   days on market $148,000 Active 185 DOM
3. 2026-06-17
   days on market $148,000 Active 184 DOM
4. 2026-06-16
   days on market $148,000 Active 183 DOM
5. 2026-06-15
   days on market $148,000 Active 182 DOM
6. 2026-06-13
   days on market $148,000 Active 180 DOM
7. 2026-06-13
   days on market $148,000 Active 179 DOM
8. 2026-06-09
   days on market $148,000 Active 176 DOM
9. 2026-06-08
   days on market $148,000 Active 175 DOM
10. 2026-06-07
    days on market $148,000 Active 174 DOM
11. 2026-06-04
    days on market $148,000 Active 171 DOM
12. 2026-06-03
    days on market $148,000 Active 170 DOM
13. 2026-06-02
    days on market $148,000 Active 169 DOM
14. 2026-06-01
    days on market $148,000 Active 168 DOM
15. 2026-05-31
    days on market $148,000 Active 167 DOM
16. 2026-05-04
    status Active 1474-char remark

    Show marketing remark (1474 chars)

    * * * * * Incredible Value! Seller offering a credit equal to 6 months towards the land lease! * * * * * * * Welcome to Space 258 in the desirable Skyline Mobile Home Park of Torrance. This beautifully refreshed 2-bedroom home offers comfort, functionality, and stunning views as you drive through this scenic community. Inside, you’ll find a spacious master bedroom with a large en-suite bathroom, plus a second updated bathroom, all bathrooms have been tastefully renovated. The entire home has been freshly painted, giving it a bright and inviting feel. The heart of the home features a kitchen filled with cabinet space, a charming skylight that brings in natural light, and an adjacent dining area perfect for everyday meals. When you enter the home, you're welcomed by a formal living room, ideal for entertaining or relaxing. Just off the dining room is an additional flex space that can be used as a family room, office, crafting area, or playroom. This room includes a door leading to the side yard, offering indoor-outdoor convenience. A dedicated laundry room is located inside the home and includes a back door that leads directly to the carport for easy access. Outside, the lot offers ample space, including two storage units, ideal for tools, hobby supplies, or seasonal items. Residents of Skyline Mobile Home Park enjoy fantastic amenities, including a community swimming pool, a welcoming neighborhood feel, and beautiful surrounding views.

17. 2026-05-04
    price $148,000 1474-char remark

    Show marketing remark (1474 chars)

    * * * * * Incredible Value! Seller offering a credit equal to 6 months towards the land lease! * * * * * * * Welcome to Space 258 in the desirable Skyline Mobile Home Park of Torrance. This beautifully refreshed 2-bedroom home offers comfort, functionality, and stunning views as you drive through this scenic community. Inside, you’ll find a spacious master bedroom with a large en-suite bathroom, plus a second updated bathroom, all bathrooms have been tastefully renovated. The entire home has been freshly painted, giving it a bright and inviting feel. The heart of the home features a kitchen filled with cabinet space, a charming skylight that brings in natural light, and an adjacent dining area perfect for everyday meals. When you enter the home, you're welcomed by a formal living room, ideal for entertaining or relaxing. Just off the dining room is an additional flex space that can be used as a family room, office, crafting area, or playroom. This room includes a door leading to the side yard, offering indoor-outdoor convenience. A dedicated laundry room is located inside the home and includes a back door that leads directly to the carport for easy access. Outside, the lot offers ample space, including two storage units, ideal for tools, hobby supplies, or seasonal items. Residents of Skyline Mobile Home Park enjoy fantastic amenities, including a community swimming pool, a welcoming neighborhood feel, and beautiful surrounding views.

18. 2026-04-28
    status Pending Sale 1474-char remark

    Show marketing remark (1474 chars)

    * * * * * Incredible Value! Seller offering a credit equal to 6 months towards the land lease! * * * * * * * Welcome to Space 258 in the desirable Skyline Mobile Home Park of Torrance. This beautifully refreshed 2-bedroom home offers comfort, functionality, and stunning views as you drive through this scenic community. Inside, you’ll find a spacious master bedroom with a large en-suite bathroom, plus a second updated bathroom, all bathrooms have been tastefully renovated. The entire home has been freshly painted, giving it a bright and inviting feel. The heart of the home features a kitchen filled with cabinet space, a charming skylight that brings in natural light, and an adjacent dining area perfect for everyday meals. When you enter the home, you're welcomed by a formal living room, ideal for entertaining or relaxing. Just off the dining room is an additional flex space that can be used as a family room, office, crafting area, or playroom. This room includes a door leading to the side yard, offering indoor-outdoor convenience. A dedicated laundry room is located inside the home and includes a back door that leads directly to the carport for easy access. Outside, the lot offers ample space, including two storage units, ideal for tools, hobby supplies, or seasonal items. Residents of Skyline Mobile Home Park enjoy fantastic amenities, including a community swimming pool, a welcoming neighborhood feel, and beautiful surrounding views.

19. 2026-02-24
    price $185,000 1474-char remark

    Show marketing remark (1474 chars)

    * * * * * Incredible Value! Seller offering a credit equal to 6 months towards the land lease! * * * * * * * Welcome to Space 258 in the desirable Skyline Mobile Home Park of Torrance. This beautifully refreshed 2-bedroom home offers comfort, functionality, and stunning views as you drive through this scenic community. Inside, you’ll find a spacious master bedroom with a large en-suite bathroom, plus a second updated bathroom, all bathrooms have been tastefully renovated. The entire home has been freshly painted, giving it a bright and inviting feel. The heart of the home features a kitchen filled with cabinet space, a charming skylight that brings in natural light, and an adjacent dining area perfect for everyday meals. When you enter the home, you're welcomed by a formal living room, ideal for entertaining or relaxing. Just off the dining room is an additional flex space that can be used as a family room, office, crafting area, or playroom. This room includes a door leading to the side yard, offering indoor-outdoor convenience. A dedicated laundry room is located inside the home and includes a back door that leads directly to the carport for easy access. Outside, the lot offers ample space, including two storage units, ideal for tools, hobby supplies, or seasonal items. Residents of Skyline Mobile Home Park enjoy fantastic amenities, including a community swimming pool, a welcoming neighborhood feel, and beautiful surrounding views.

20. 2025-12-25
    price $195,000 1474-char remark

    Show marketing remark (1474 chars)

    * * * * * Incredible Value! Seller offering a credit equal to 6 months towards the land lease! * * * * * * * Welcome to Space 258 in the desirable Skyline Mobile Home Park of Torrance. This beautifully refreshed 2-bedroom home offers comfort, functionality, and stunning views as you drive through this scenic community. Inside, you’ll find a spacious master bedroom with a large en-suite bathroom, plus a second updated bathroom, all bathrooms have been tastefully renovated. The entire home has been freshly painted, giving it a bright and inviting feel. The heart of the home features a kitchen filled with cabinet space, a charming skylight that brings in natural light, and an adjacent dining area perfect for everyday meals. When you enter the home, you're welcomed by a formal living room, ideal for entertaining or relaxing. Just off the dining room is an additional flex space that can be used as a family room, office, crafting area, or playroom. This room includes a door leading to the side yard, offering indoor-outdoor convenience. A dedicated laundry room is located inside the home and includes a back door that leads directly to the carport for easy access. Outside, the lot offers ample space, including two storage units, ideal for tools, hobby supplies, or seasonal items. Residents of Skyline Mobile Home Park enjoy fantastic amenities, including a community swimming pool, a welcoming neighborhood feel, and beautiful surrounding views.

21. 2025-12-09
    listed $250,000 Active 1474-char remark

    Show marketing remark (1474 chars)

    * * * * * Incredible Value! Seller offering a credit equal to 6 months towards the land lease! * * * * * * * Welcome to Space 258 in the desirable Skyline Mobile Home Park of Torrance. This beautifully refreshed 2-bedroom home offers comfort, functionality, and stunning views as you drive through this scenic community. Inside, you’ll find a spacious master bedroom with a large en-suite bathroom, plus a second updated bathroom, all bathrooms have been tastefully renovated. The entire home has been freshly painted, giving it a bright and inviting feel. The heart of the home features a kitchen filled with cabinet space, a charming skylight that brings in natural light, and an adjacent dining area perfect for everyday meals. When you enter the home, you're welcomed by a formal living room, ideal for entertaining or relaxing. Just off the dining room is an additional flex space that can be used as a family room, office, crafting area, or playroom. This room includes a door leading to the side yard, offering indoor-outdoor convenience. A dedicated laundry room is located inside the home and includes a back door that leads directly to the carport for easy access. Outside, the lot offers ample space, including two storage units, ideal for tools, hobby supplies, or seasonal items. Residents of Skyline Mobile Home Park enjoy fantastic amenities, including a community swimming pool, a welcoming neighborhood feel, and beautiful surrounding views.

22. 2006-09-29
    soldstatus $195,000 627-char remark

    Show marketing remark (627 chars)

    TOP OF THE PARK ON PRIVATE CUL-DE-SAC. BACKS UP TO CANYON WITH TWO PRIVATE PATIOS. WELL LANDSCAPED FRONT YARD. TWO STORAGE SHEDS. COVERED PARKING FOR TWO CARS. FORCED AIR HEAT AND AIR CONDITIONED. HOME PARTY DRY WALLED WITH RECOVERED CEILING, NEWLE PAINTED. LARGE FAMINLY ROOM AND MASTER BEDROOM. GUEST BATH NEW TILE SHOWER AND PULMAN. LOTS OF STORAGE. VERY CLEAN WELL CARED FOR HOME. OVER 1500 SQ/FT. LIVING SPACE. COPPER PLUMBING. REFRIGERATOR, WASHER/DRYER INCLUDED. MUST SEE MANAGER FOR SPACE RENT AND IT INCLUDES WATER ONLY. GARD AT NIGHT ONLY @ 13.80 PER MONTH, TRASH @ 7.00 PER MONTH PLUS GAS & ELECTRIC AS USED.

23. 2006-06-19
    listed $204,000 627-char remark

    Show marketing remark (627 chars)

    TOP OF THE PARK ON PRIVATE CUL-DE-SAC. BACKS UP TO CANYON WITH TWO PRIVATE PATIOS. WELL LANDSCAPED FRONT YARD. TWO STORAGE SHEDS. COVERED PARKING FOR TWO CARS. FORCED AIR HEAT AND AIR CONDITIONED. HOME PARTY DRY WALLED WITH RECOVERED CEILING, NEWLE PAINTED. LARGE FAMINLY ROOM AND MASTER BEDROOM. GUEST BATH NEW TILE SHOWER AND PULMAN. LOTS OF STORAGE. VERY CLEAN WELL CARED FOR HOME. OVER 1500 SQ/FT. LIVING SPACE. COPPER PLUMBING. REFRIGERATOR, WASHER/DRYER INCLUDED. MUST SEE MANAGER FOR SPACE RENT AND IT INCLUDES WATER ONLY. GARD AT NIGHT ONLY @ 13.80 PER MONTH, TRASH @ 7.00 PER MONTH PLUS GAS & ELECTRIC AS USED.

24. 2001-01-20
    soldstatus $80,000
25. 2000-04-30
    listed $85,000

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥86°F today · 22 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: $43,413
• − Mortgage interest: −$8,290
• − Property taxes: −$2,220
• − Insurance: −$740
• − Repairs & maintenance: −$3,473
• − Management: −$3,473
• − Depreciation: −$4,305
• Taxable income: $20,911
• Est. tax owed @ 24.0%: −$5,019
• After-tax cash flow: $17,004/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: 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
• County: Los Angeles County · 9,444,647 people
• City population: 153,473
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 35,148
• Household income: $115,593
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 1527.0

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 0.69)
• Race & ethnicity: Asian 41% White 35% Hispanic / Latino 14% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 2% Portuguese 1% Slovak 1%
• Foreign-born: 31% · South Korea, Canada, China
• Languages at home: 60% English-only · Other Asian/Pacific 11% Korean 8% Spanish 7%

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: ▼ -906.04%
• Current HPI: 352.4976
• Rent YoY: ▲ 4.55%
• 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

+74.1% since first listed

10 events — show timeline

• 2026-05-04 Relisted — CRMLS
• 2026-05-04 Price Changed $148,000 CRMLS
• 2026-04-28 Pending — CRMLS
• 2026-02-24 Price Changed $185,000 CRMLS
• 2025-12-25 Price Changed $195,000 CRMLS
• 2025-12-09 Listed $250,000 CRMLS
• 2006-09-29 Sold (MLS) $195,000 CRMLS
• 2006-06-19 Listed $204,000 CRMLS
• 2001-01-20 Sold (MLS) $80,000 CRMLS
• 2000-04-30 Listed $85,000 CRMLS