10001-Rd Frontage #238 · South Gate, CA 90280

$129,500

2 bd · 2.0 ba · 1,100 sqft · Manufactured · 38 Days on market

Built 1969 Fair condition $118/sqft · 19% below area Est $159k · 19% under

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Double-wide mobile home located in a desirable senior community directly across from the pool and activity center. This spacious home features 2 bedrooms and 2 bathrooms, a large living room with an open floor plan flowing into the dining area and kitchen, creating a bright and inviting atmosphere. Enjoy the large enclosed porch, perfect for additional living space, a hobby room, or entertaining guests. One of the bedrooms includes an extension, making it exceptionally large and versatile. A wonderful opportunity to enjoy comfortable living in a peaceful senior park community with great amenities just steps away. The photos showing the rooms clean have been artificially created to help visu

Key facts

• Great amenities
• Large enclosed porch
• Across from the pool

Tags

• DOUBLE-WIDE MOBILE HOME
• ACROSS FROM THE POOL
• ACTIVITY CENTER
• LARGE ENCLOSED PORCH
• EXTENSION IN BEDROOM
• GREAT AMENITIES

Property features AI

Finance

• Other: Living area reported by seller; Located south of Firestone and west of Garfield; Latitude 33.942178, Longitude -118.172347
• Financial info: Land lease of $1,128 per month (seller-provided); Pool included in rent
• HOA & community: Part of an association; Senior community; Manager approval required; Breed restrictions for pets; Community is urban

Exterior

• Parking: Carport with space for 2 vehicles; Total parking for 2 vehicles
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home (double body); Mobile home remains on site; Mobile dimensions approximately 10 ft by 55 ft; Entry at front
• Construction: Seller-reported year built; Single-story structure
• Exterior features: Community pool; Park located in Thunderbird Villas; Lot within 0–1 unit per acre setting; Elevation measured in feet

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Front entry; One-level home; Community spa
• Laundry & utility: Laundry in a dedicated room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.1% vs local median 2.8% in South Gate — 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 63/100 on livability (#459 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: health & safety C-, schools D-, crime F.
• Downey Unified (suburban): math 41% / reading 53% proficiency, ranked #481 of 1,400 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.0%/yr); 51 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 40% of the median local income ($75k/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 $895 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 + 5.0% rent growth), your $36k 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 ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,615 (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 1969 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.91% ✓
• Cap rate: 16.13%
• Cash-on-cash: 35.14%
• DSCR: 2.56
• GRM: 4.4

CMA / ARV

• ARV (median comp): $159,366
• List price: $129,500
• Delta: -18.74%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10001 W Frontage Rd #188	0.00mi	3/2.0 (+1)	1,040 (-6%)	4mo	$190,000	$183	83
10001 Frontage Rd #94	0.00mi	2/2.0	1,028 (-6%)	22mo	$168,500	$164	71
10001 Frontage #46 Rd W #46	0.00mi	2/2.0	960 (-13%)	24mo	$155,000	$161	59

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 · 4.95% rent growth · sell at horizon

5-year hold

• IRR: 32.9%
• Equity multiple: 2.42×
• Total profit: $51,642
• Equity at exit: $19,309

10-year hold

• IRR: 41.0%
• Equity multiple: 5.23×
• Total profit: $153,368
• Equity at exit: $11,197

Cash invested: $36,260 (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 90280

• Rents YoY: 5.0%
• Active inventory: 51
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,477 high
• Mortgage (P&I): −$679
• Tax est. 1.5%: −$162 /mo · $1,942/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $1,062

Break-even live

Break-even rent $1,133

Max offer price $129,500

Occupancy floor 52%

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5166 Mccallum Ave Unit A South Gate, CA	2.0	1.0	900	$2,500	$2.78	24d	1	0.43mi
5166 McCallum Ave South Gate, CA	2.0	1.0	900	$2,500	$2.78	18d	1	0.43mi
4986 Southern Ave South Gate, CA	1.0	1.0	700	$2,000	$2.86	43d	1	0.62mi
10317 Pinehurst Ave South Gate, CA	2.0	1.0	900	$2,500	$2.78	24d	1	0.73mi
10800 Wright Rd South Gate, CA	1.0	1.0	702	$2,100	$2.99	43d	4	0.85mi
7380 Emily Ln Downey, CA	1.0–2.0	1.0	787	$2,500	$3.17	16d	4	0.97mi
12130 Old River School Rd Downey, CA	2.0	1.0	860	$2,495	$2.90	22d	1	0.98mi
5174 Los Flores Blvd Unit 5174 Lynwood, CA	3.0	2.0	1500	$2,975	$1.98	18d	1	1.00mi
7524 Stewart and Gray Rd Downey, CA	2.0	1.0	1050	$2,895	$2.76	18d	1	1.17mi
7546 Stewart and Gray Rd Downey, CA	1.0–2.0	1.0–2.0	925	$2,000	$2.16	1d	2	1.21mi
10414 Dorothy Ave South Gate, CA	3.0	1.0	1271	$3,900	$3.07	19d	1	1.21mi
5154 Santa Ana St Bell Gardens, CA	2.0	1.0	850	$2,200	$2.59	24d	1	1.22mi
8202 Wilcox Ave Unit 13 Bell Gardens, CA	3.0	1.0	1000	$2,600	$2.60	13d	1	1.24mi
8202 Wilcox Ave Unit 11 Bell Gardens, CA	3.0	1.0	1000	$2,500	$2.50	43d	1	1.24mi
11502 Adco Ave Downey, CA	1.0	1.0	750	$1,825	$2.43	1d	2	1.24mi
5538 Gotham St Unit 5540 Bell Gardens, CA	3.0	2.0	1240	$3,200	$2.58	24d	1	1.32mi
5538 Gotham St Unit 5540 Bell Gardens, CA	3.0	2.0	1240	$3,200	$2.58	43d	1	1.32mi
5928 Gotham St Unit 5932 Bell Gardens, CA	2.0	1.0	830	$2,550	$3.07	1d	1	1.42mi
5928 Gotham St Unit 5930 Bell Gardens, CA	2.0	1.0	825	$2,600	$3.15	1d	1	1.42mi
7947 Garfield Ave Unit F Bell Gardens, CA	3.0	2.5	1362	$3,400	$2.50	1d	1	1.44mi

Listing history 15 events

1. 2026-06-18
   days on market $129,500 Active 38 DOM
2. 2026-06-17
   days on market $129,500 Active 37 DOM
3. 2026-06-16
   days on market $129,500 Active 36 DOM
4. 2026-06-15
   days on market $129,500 Active 35 DOM
5. 2026-06-13
   days on market $129,500 Active 33 DOM
6. 2026-06-13
   days on market $129,500 Active 32 DOM
7. 2026-06-09
   days on market $129,500 Active 29 DOM
8. 2026-06-08
   days on market $129,500 Active 28 DOM
9. 2026-06-07
   days on market $129,500 Active 27 DOM
10. 2026-06-04
    days on market $129,500 Active 24 DOM
11. 2026-06-03
    days on market $129,500 Active 23 DOM
12. 2026-06-02
    pricedays on market $129,500 Active 22 DOM
13. 2026-06-01
    days on market $130,000 Active 21 DOM
14. 2026-05-31
    days on market $130,000 Active 20 DOM
15. 2026-05-11
    listed $130,000 Active 846-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 6/10 Major FEMA zone X · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,725
• − Mortgage interest: −$7,254
• − Property taxes: −$1,942
• − Insurance: −$648
• − Repairs & maintenance: −$2,378
• − Management: −$2,378
• − Depreciation: −$3,767
• Taxable income: $11,357
• Est. tax owed @ 24.0%: −$2,726
• After-tax cash flow: $10,017/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 · 2 photos

Fair 45/100 Moderate rehab

This double-wide mobile home requires significant exterior and interior repairs to improve its condition and value. Painting, flooring replacement, and wall repairs are essential to enhance its appeal and increase its resale or rental value.

Repairs flagged

• Major exterior siding — Severe weathering and peeling
• Major roof — Significant wear and tear
• Major flooring — Worn and in need of replacement
• Major interior walls — Painted walls show significant wear

Value-add opportunities

• Both Painting and exterior repairs — Enhances curb appeal and interior appearance
• Both Flooring replacement — Improves living space and rental appeal
• Both Interior wall repairs — Restores functionality and aesthetic appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering and peeling	Major	$15,000–50,000
roof · Significant wear and tear	Major	$15,000–50,000
flooring · Worn and in need of replacement	Major	$15,000–50,000
interior walls · Painted walls show significant wear	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Painting and exterior repairs — Enhances curb appeal and interior appearance ↑
• Both Flooring replacement — Improves living space and rental appeal ↑
• Both Interior wall repairs — Restores functionality and aesthetic appeal ↑

ⓘ 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: Downey Unified
• NCES district ID: 0611460
• Math proficiency: 41% ▲ 3.00%
• Reading proficiency: 53% ▲ 1.00%
• Median HH income: $61,344
• Composite: 43.5/100
• National rank: #6458
• State rank: #481 of 1400 in CA

Livability — South Gate

• Score: 63/100
• State rank: #459
• US rank: #15665

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Gate, CA
• County: Los Angeles County · 9,444,647 people
• City population: 91,365
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 91,365
• Household income: $74,651
• Rent vs Own: 54.6% rent · 45.4% own
• Severe rent burden: 4041.0

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: Predominantly Hispanic (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 27% White 3% Native American 2%
• Hispanic origin (detail): Mexican 78%
• Foreign-born: 42% · Canada
• Languages at home: 16% English-only · Spanish 83%

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: ▼ -847.77%
• Current HPI: 419.791
• Rent YoY: ▲ 4.95%
• 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

-0.4% since first listed

2 events — show timeline

• 2026-06-02 Price Changed $129,500 CRMLS
• 2026-05-11 Listed $130,000 CRMLS