40636 Via Verdad · Palmdale, CA 93551

$549,900

4 bd · 3.0 ba · 2,475 sqft · SingleFamily public records · 129 Days on market

Built 1988 7,360 sqft lot Est $641k · 14% under

---

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 +19.5/30.0
• ARV discount +13.9/15.0
• DSCR +6.2/10.0
• 1% rule +4.4/10.0
• Schools +4.1/10.0
• Rent growth +3.1/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rancho Vista 2 story, This Huge and Spacious homes is in one of the AV's best neighborhoods, it features 4 to 5 bedrooms of living spaces, circular stair case with cathedral and vaulted ceilings, 3 baths, 2 fireplaces, living room, dining room and a family room, a deck off the master suite with a view, on a pool size lot with block wall fencing, she shed and hot tub/spa with great neighbors and walking distance to schools, shopping, transportation and Rancho Vista Golf course.

Key facts

• Cathedral ceilings
• Pool size lot
• Block wall fencing

Tags

• CIRCULAR STAIR CASE
• CATHEDRAL CEILINGS
• VAULTED CEILINGS
• DECK OFF MASTER SUITE
• POOL SIZE LOT
• BLOCK WALL FENCING

Property features AI

Finance

• Other: Property listed As Is
• Financial info: Accepts cash, conventional, and FHA financing

Exterior

• Parking: Attached 3-car garage
• Home design: Detached single-family home; Two levels; Zoning: PDRPD-1-12U-R3
• Construction: Detached / no common walls
• Exterior features: Lot dimensions approximately 70 x 105; Other structures: none

Interior

• Kitchen: Dishwasher; Microwave; Range/Oven
• Flooring: Mixed floors
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heat; A/C
• Interior features: Bonus room; Fireplace in family room; Mixed flooring
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $550k.

Deal economics

• At list price, monthly cash flow is $625 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $518k (5.8% below list).
• Recommended offer: $484k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: crime F, amenities F, cost of living F.
• Westside Union Elementary (suburban): math 34% / reading 49% proficiency, ranked #565 of 1,400 in CA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gregg Anderson Academy (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 867 students, 27% FRL); Hillview Middle (math 10% / reading 10%, grade F, #474 of 498 statewide, top 99%, 907 students, 53% FRL); Quartz Hill High (3,066 students, 42% FRL).
• Zoned-school proficiency averages 17% at this address vs 42% district-wide (-24 pts) — the specific schools serving this property underperform the Westside Union Elementary average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.3%/yr); 388 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $5,180/mo this rent would consume 52% of the median local household income ($120k/yr) (locally 1168% 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 $4k of loan paydown is wiped out by about $16k 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.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($484k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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 $193k; list at $550k implies a 185% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $483,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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: 0.94% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $641,025
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41076 Riverock	0.37mi	4/3.0	2,260 (-9%)	2mo	$616,000	$273	67
40830 W 43rd St	0.45mi	4/2.5	2,341 (-5%)	4mo	$645,000	$276	64
4643 Sungate Dr	0.23mi	5/3.0 (+1)	2,701 (+9%)	7mo	$700,000	$259	63
40450 Fieldcrest Ln	0.44mi	5/3.0 (+1)	2,370 (-4%)	5mo	$550,000	$232	63
40645 Maestro Ln	0.03mi	3/2.5 (-1)	2,108 (-15%)	7mo	$560,000	$266	61
4722 Sungate Dr	0.26mi	4/2.5	2,192 (-11%)	8mo	$530,000	$242	61
40420 Valiente Dr	0.49mi	5/3.0 (+1)	2,603 (+5%)	5mo	$660,000	$254	60
4546 Grandview Dr	0.35mi	3/3.0 (-1)	2,192 (-11%)	2mo	$530,000	$242	58
4040 Cobble Ct	0.63mi	4/2.5	2,333 (-6%)	4mo	$595,000	$255	56
4745 Northridge Dr	0.67mi	4/3.0	2,322 (-6%)	5mo	$719,000	$310	54
4208 Grandview	0.62mi	4/2.5	2,254 (-9%)	1mo	$630,000	$280	54
4141 Grandview Dr	0.66mi	4/3.0	2,258 (-9%)	1mo	$585,000	$259	54

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 · 2.29% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-53,131
• Equity at exit: $81,992

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-10,422
• Equity at exit: $47,545

Cash invested: $153,972 (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 93551

• Home prices YoY: -30.3%
• Rents YoY: 2.3%
• Active inventory: 388
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $5,180 high
• Mortgage (P&I): −$2,884
• Tax from tax record: −$355 /mo · $4,257/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,088
• Net cashflow: $625

Break-even live

Break-even rent $4,389

Max offer price $549,900

Occupancy floor 83%

Sensitivity live

Price	-10% $936	-5% $780	+0% $625	+5% $469	+10% $313
Rent	-10% $215	-5% $420	+0% $625	+5% $829	+10% $1,034
Rate	-1.0pp $901	-0.5pp $764	base $625	+0.5pp $482	+1.0pp $337

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: $137,475
• Closing costs: $16,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40352 Palmas Ct Palmdale, CA	4.0	3.0	1881	$3,800	$2.02	12d	1	0.41mi
4138 Club Vista Dr Palmdale, CA	5.0	4.0	3146	$7,500	$2.38	0d	1	0.43mi
40559 55th St W Palmdale, CA	5.0	2.5	3147	$4,995	$1.59	12d	1	0.88mi
5320 Northridge Dr Palmdale, CA	5.0	4.0	2906	$4,050	$1.39	0d	1	0.97mi
3423 Racquet Ln Palmdale, CA	5.0	3.0	2944	$7,500	$2.55	0d	1	1.27mi
5637 Redwood Ave Palmdale, CA	3.0	2.5	2793	$3,350	$1.20	0d	1	1.32mi
41201 Laidlaw Ln Palmdale, CA	3.0	2.0	2815	$4,500	$1.60	0d	1	1.38mi

Listing history 25 events

1. 2026-05-22
   historical Backup Offers Accepted

   Show marketing remark (481 chars)

   Rancho Vista 2 story, This Huge and Spacious homes is in one of the AV's best neighborhoods, it features 4 to 5 bedrooms of living spaces, circular stair case with cathedral and vaulted ceilings, 3 baths, 2 fireplaces, living room, dining room and a family room, a deck off the master suite with a view, on a pool size lot with block wall fencing, she shed and hot tub/spa with great neighbors and walking distance to schools, shopping, transportation and Rancho Vista Golf course.

2. 2026-05-22
   historical Active Under Contract 481-char remark

   Show marketing remark (481 chars)

   Rancho Vista 2 story, This Huge and Spacious homes is in one of the AV's best neighborhoods, it features 4 to 5 bedrooms of living spaces, circular stair case with cathedral and vaulted ceilings, 3 baths, 2 fireplaces, living room, dining room and a family room, a deck off the master suite with a view, on a pool size lot with block wall fencing, she shed and hot tub/spa with great neighbors and walking distance to schools, shopping, transportation and Rancho Vista Golf course.

3. 2026-05-15
   price $549,900 481-char remark

   Show marketing remark (481 chars)

   Rancho Vista 2 story, This Huge and Spacious homes is in one of the AV's best neighborhoods, it features 4 to 5 bedrooms of living spaces, circular stair case with cathedral and vaulted ceilings, 3 baths, 2 fireplaces, living room, dining room and a family room, a deck off the master suite with a view, on a pool size lot with block wall fencing, she shed and hot tub/spa with great neighbors and walking distance to schools, shopping, transportation and Rancho Vista Golf course.

4. 2026-05-15
   price $549,900

   Show marketing remark (481 chars)

   Rancho Vista 2 story, This Huge and Spacious homes is in one of the AV's best neighborhoods, it features 4 to 5 bedrooms of living spaces, circular stair case with cathedral and vaulted ceilings, 3 baths, 2 fireplaces, living room, dining room and a family room, a deck off the master suite with a view, on a pool size lot with block wall fencing, she shed and hot tub/spa with great neighbors and walking distance to schools, shopping, transportation and Rancho Vista Golf course.

5. 2026-04-21
   price $550,000

   Show marketing remark (481 chars)

   Rancho Vista 2 story, This Huge and Spacious homes is in one of the AV's best neighborhoods, it features 4 to 5 bedrooms of living spaces, circular stair case with cathedral and vaulted ceilings, 3 baths, 2 fireplaces, living room, dining room and a family room, a deck off the master suite with a view, on a pool size lot with block wall fencing, she shed and hot tub/spa with great neighbors and walking distance to schools, shopping, transportation and Rancho Vista Golf course.

6. 2026-04-21
   price $550,000 481-char remark

   Show marketing remark (481 chars)

   Rancho Vista 2 story, This Huge and Spacious homes is in one of the AV's best neighborhoods, it features 4 to 5 bedrooms of living spaces, circular stair case with cathedral and vaulted ceilings, 3 baths, 2 fireplaces, living room, dining room and a family room, a deck off the master suite with a view, on a pool size lot with block wall fencing, she shed and hot tub/spa with great neighbors and walking distance to schools, shopping, transportation and Rancho Vista Golf course.

7. 2026-03-12
   price $554,900 481-char remark

   Show marketing remark (481 chars)

   Rancho Vista 2 story, This Huge and Spacious homes is in one of the AV's best neighborhoods, it features 4 to 5 bedrooms of living spaces, circular stair case with cathedral and vaulted ceilings, 3 baths, 2 fireplaces, living room, dining room and a family room, a deck off the master suite with a view, on a pool size lot with block wall fencing, she shed and hot tub/spa with great neighbors and walking distance to schools, shopping, transportation and Rancho Vista Golf course.

8. 2026-03-11
   price $554,900
9. 2026-01-31
   price $559,900 481-char remark

   Show marketing remark (481 chars)

   Rancho Vista 2 story, This Huge and Spacious homes is in one of the AV's best neighborhoods, it features 4 to 5 bedrooms of living spaces, circular stair case with cathedral and vaulted ceilings, 3 baths, 2 fireplaces, living room, dining room and a family room, a deck off the master suite with a view, on a pool size lot with block wall fencing, she shed and hot tub/spa with great neighbors and walking distance to schools, shopping, transportation and Rancho Vista Golf course.

10. 2026-01-31
    price $559,900

    Show marketing remark (481 chars)

    Rancho Vista 2 story, This Huge and Spacious homes is in one of the AV's best neighborhoods, it features 4 to 5 bedrooms of living spaces, circular stair case with cathedral and vaulted ceilings, 3 baths, 2 fireplaces, living room, dining room and a family room, a deck off the master suite with a view, on a pool size lot with block wall fencing, she shed and hot tub/spa with great neighbors and walking distance to schools, shopping, transportation and Rancho Vista Golf course.

11. 2026-01-16
    listed $565,000 Active

    Show marketing remark (481 chars)

    Rancho Vista 2 story, This Huge and Spacious homes is in one of the AV's best neighborhoods, it features 4 to 5 bedrooms of living spaces, circular stair case with cathedral and vaulted ceilings, 3 baths, 2 fireplaces, living room, dining room and a family room, a deck off the master suite with a view, on a pool size lot with block wall fencing, she shed and hot tub/spa with great neighbors and walking distance to schools, shopping, transportation and Rancho Vista Golf course.

12. 2026-01-16
    listed $565,000 Active 481-char remark

    Show marketing remark (481 chars)

    Rancho Vista 2 story, This Huge and Spacious homes is in one of the AV's best neighborhoods, it features 4 to 5 bedrooms of living spaces, circular stair case with cathedral and vaulted ceilings, 3 baths, 2 fireplaces, living room, dining room and a family room, a deck off the master suite with a view, on a pool size lot with block wall fencing, she shed and hot tub/spa with great neighbors and walking distance to schools, shopping, transportation and Rancho Vista Golf course.

13. 2023-09-07
    status Pending Sale
14. 2023-08-28
    historical
15. 2023-08-10
    listed $535,000 Active
16. 2023-06-21
    historical
17. 2023-03-27
    price $580,000
18. 2023-02-14
    price $600,000
19. 2023-01-31
    listed $625,000 Active
20. 2012-06-15
    soldstatus $193,000
21. 2012-06-15
    soldstatus $193,000
22. 2012-02-09
    listed $193,000
23. 2012-02-09
    historical
24. 2011-10-17
    listed $169,900
25. 1988-06-15
    soldstatus $152,500

ⓘ 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: $4,257 · $355/mo
• Projected year-2 tax: $4,257 · $355/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 6 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $62,160
• − Mortgage interest: −$30,803
• − Property taxes: −$4,257
• − Insurance: −$2,750
• − Repairs & maintenance: −$4,973
• − Management: −$4,973
• − Depreciation: −$15,997
• Taxable loss: −$1,593
• Est. tax savings @ 24.0%: +$382
• After-tax cash flow: $7,877/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: Westside Union Elementary
• NCES district ID: 0642120
• Math proficiency: 34% ▲ 1.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $80,763
• Composite: 41.01/100
• National rank: #7473
• State rank: #565 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): 54,360
• Household income: $119,801
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 1168.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 43% White 33% Two or more races 17% Black 10% Asian 9%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Russian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 22% · Canada, Vietnam, China
• Languages at home: 61% English-only · Spanish 29% Other Indo-European 3% 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: ▼ -142.22%
• Current HPI: 327.1791
• Rent YoY: ▲ 2.29%
• 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

+260.6% since first listed

25 events — show timeline

• 2026-05-22 Contingent — TheMLS
• 2026-05-22 Contingent — AVMLS
• 2026-05-15 Price Changed $549,900 AVMLS
• 2026-05-15 Price Changed $549,900 TheMLS
• 2026-04-21 Price Changed $550,000 TheMLS
• 2026-04-21 Price Changed $550,000 AVMLS
• 2026-03-12 Price Changed $554,900 AVMLS
• 2026-03-11 Price Changed $554,900 TheMLS
• 2026-01-31 Price Changed $559,900 AVMLS
• 2026-01-31 Price Changed $559,900 TheMLS
• 2026-01-16 Listed $565,000 AVMLS
• 2026-01-16 Listed $565,000 TheMLS
• 2023-09-07 Pending — CRMLS
• 2023-08-28 Listing Removed — CRMLS
• 2023-08-10 Listed $535,000 CRMLS
• 2023-06-21 Listing Removed — CRMLS
• 2023-03-27 Price Changed $580,000 CRMLS
• 2023-02-14 Price Changed $600,000 CRMLS
• 2023-01-31 Listed $625,000 CRMLS
• 2012-06-15 Sold (Public Records) $193,000 Public Records
• 2012-06-15 Sold (MLS) $193,000 AVMLS
• 2012-02-09 Listing Removed — AVMLS
• 2012-02-09 Listed $193,000 AVMLS
• 2011-10-17 Listed $169,900 AVMLS
• 1988-06-15 Sold (Public Records) $152,500 Public Records

Property tax history

+1.7%/yr

Latest (2025): $4,257 · +6.0% YoY. Source: county tax records.