3524 E Avenue R Spc 288 · Palmdale, CA 93550

$105,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 13 Days on market

Manufactured home Built 1983 Fair condition 1,400 sqft lot $81/sqft · 34% below area Est $158k · 34% 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
• Rent growth +2.9/5.0
• Livability +2.8/5.0
• Appreciation +2.5/10.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.2

Listing remarks

INVESTOR OPPORTUNITY. Beautiful layout of 3 bedroom 2 bath with spacious rooms and living room. In need of updates but can resell at a MUCH higher value. Whether you are buying to rent it out or buying for yourself this property is at such a low cost it would be crazy to pass it by.

Key facts

• 1,400 sq ft lot
• Community pool
• Built 1983

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 18.0% vs local median 4.3% 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.
• Palmdale Elementary (suburban): math 20% / reading 31% proficiency, ranked #1,147 of 1,400 in CA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Palmdale Learning Plaza (783 students, 80% FRL); Cactus Medical Health And Technology Magnet Academy (865 students, 92% FRL); Palmdale High (2,443 students, 74% FRL).
• Market conditions: Rents rising (+1.8%/yr); 575 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 49d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• This rent runs 41% of the median local income ($62k/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 $726 of loan paydown is wiped out by about $3k 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 + 1.8% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 2→5/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.00% ✓
• Cap rate: 17.99%
• Cash-on-cash: 41.78%
• DSCR: 2.86
• GRM: 4.2

CMA / ARV

• ARV (median comp): $158,207
• List price: $105,000
• Delta: -33.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3524 E Avenue R Spc 243	0.00mi	3/2.0	1,248 (-4%)	3mo	$154,000	$123	91
3524 E Avenue R #226	0.00mi	3/2.0	1,344 (+4%)	4mo	$120,000	$89	90
3524 E Avenue R #202	0.00mi	3/2.0	1,344 (+4%)	5mo	$155,000	$115	90
3524 E Avenue R SPC 310	0.00mi	3/2.0	1,344 (+4%)	6mo	$165,000	$123	89
3524 E Avenue R #297	0.00mi	4/2.0 (+1)	1,344 (+4%)	4mo	$100,000	$74	85
3524 E Avenue R #295	0.00mi	3/2.0	1,150 (-11%)	1mo	$155,900	$136	80
3524 E Avenue R #185	0.00mi	3/2.0	1,440 (+11%)	2mo	$175,000	$122	80
3524 E Avenue R #121	0.00mi	3/2.0	1,152 (-11%)	5mo	$169,000	$147	78
3524 E Avenue R Spc 312	0.00mi	3/2.0	1,104 (-15%)	4mo	$173,000	$157	72
3255 E Avenue R #269	0.33mi	3/2.0	1,440 (+11%)	8mo	$139,000	$97	60
3255 E Avenue R	0.36mi	2/2.0 (-1)	1,440 (+11%)	8mo	$139,000	$97	53
38015 E 30th St #27	0.69mi	2/2.0 (-1)	1,152 (-11%)	8mo	$80,000	$69	37

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 · 1.76% rent growth · sell at horizon

5-year hold

• IRR: 37.1%
• Equity multiple: 2.55×
• Total profit: $45,575
• Equity at exit: $15,656

10-year hold

• IRR: 43.1%
• Equity multiple: 4.85×
• Total profit: $113,196
• Equity at exit: $9,078

Cash invested: $29,400 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 9 under contract
• Months of supply: 1.6 mo (61%/mo absorbed)
• Median asking: $169,000 ($139/sqft)
• Median days on market: 52 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -12.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 93550

• Home prices YoY: -29.4%
• Rents YoY: 1.8%
• Active inventory: 575
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,095 high
• Mortgage (P&I): −$551
• Tax from tax record: −$37 /mo · $447/yr
• Insurance: −$44
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $1,024

Break-even live

Break-even rent $800

Max offer price $105,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,083	-5% $1,053	+0% $1,024	+5% $994	+10% $964
Rent	-10% $858	-5% $941	+0% $1,024	+5% $1,106	+10% $1,189
Rate	-1.0pp $1,077	-0.5pp $1,050	base $1,024	+0.5pp $996	+1.0pp $969

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: $26,250
• Closing costs: $3,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3448 Santa Barbara Ct Palmdale, CA	4.0	2.0	1600	$2,500	$1.56	0d	1	0.32mi
3140 E Avenue Q15 Palmdale, CA	2.0	2.0	978	$2,500	$2.56	22d	1	0.42mi
3140 E Avenue Q15 Palmdale, CA	2.0	2.0	978	$2,500	$2.56	33d	1	0.42mi
37616 Lemsford Ave Palmdale, CA	3.0	2.0	1158	$2,700	$2.33	0d	1	0.47mi
3133 Heather Ave Palmdale, CA	2.0	2.0	940	$2,195	$2.34	24d	1	0.51mi
3133 Heather Ave Palmdale, CA	2.0	2.0	940	$2,395	$2.55	51d	1	0.51mi
3133 Heather Ave Palmdale, CA	2.0	2.0	940	$2,195	$2.34	0d	1	0.51mi
37347 Waterman Ave Palmdale, CA	3.0	2.0	1383	$3,100	$2.24	49d	1	0.66mi
3305 E Palmdale Blvd Unit 1 Palmdale, CA	2.0	1.0	1000	$1,800	$1.80	4d	1	0.70mi
3559 E Avenue R14 Palmdale, CA	4.0	2.5	1483	$2,795	$1.88	54d	1	0.75mi
4206 East Avenue Q-14 Unit Q14 Palmdale, CA	3.0	2.0	1150	$2,850	$2.48	82d	1	0.75mi
37228 Waterman Ave Palmdale, CA	3.0	2.0	1743	$2,800	$1.61	0d	1	0.83mi
38532 33rd St E Palmdale, CA	3.0	2.0	1157	$2,640	$2.28	0d	1	0.83mi
38527 Pond Ave Palmdale, CA	4.0	2.0	1300	$3,200	$2.46	85d	1	0.87mi
4255 Trenton Ave Palmdale, CA	3.0	2.0	1784	$1,900	$1.07	74d	1	0.92mi
37333 Scranton Ct Palmdale, CA	3.0	2.0	1756	$2,850	$1.62	120d	1	0.92mi
4257 Trenton Ave Palmdale, CA	3.0	2.5	1799	$1,700	$0.94	70d	1	0.93mi
3138 E Avenue Q4 Palmdale, CA	4.0	2.0	1318	$2,646	$2.01	0d	1	0.96mi
37333 28th St E Palmdale, CA	3.0	2.0	1826	$3,200	$1.75	0d	1	1.03mi
38714 Lilacview Ave Palmdale, CA	3.0	1.0	924	$2,550	$2.76	0d	1	1.03mi
38227 Lone Tree Ct Palmdale, CA	3.0	3.0	1854	$2,800	$1.51	0d	1	1.06mi
38638 31st St E Palmdale, CA	4.0	2.0	1186	$2,700	$2.28	106d	1	1.07mi
4636 Blue Ridge Ave Palmdale, CA	3.0	2.0	1526	$3,000	$1.97	120d	1	1.16mi
38121 25th St E Palmdale, CA	1.0–2.0	1.0–2.0	840	$2,050	$2.44	0d	14	1.20mi
2819 Juniper Dr Palmdale, CA	3.0	2.0	1190	$2,700	$2.27	54d	1	1.25mi
37526 Rose St Palmdale, CA	3.0	2.0	1361	$3,150	$2.31	18d	1	1.25mi
38659 Angele Trumpet Ct Palmdale, CA	3.0	2.0	1453	$2,950	$2.03	68d	1	1.28mi
4703 Karling Pl Palmdale, CA	3.0	2.5	1564	$3,000	$1.92	72d	1	1.35mi
4703 Karling Pl Palmdale, CA	3.0	2.5	1564	$2,750	$1.76	37d	1	1.35mi
36935 26th St E Palmdale, CA	4.0	2.0	1530	$2,300	$1.50	102d	1	1.35mi
2203 E Avenue R10 Palmdale, CA	4.0	3.0	1860	$3,000	$1.61	62d	1	1.44mi
2203 East Avenue R Palmdale, CA	4.0	3.5	1860	$3,000	$1.61	63d	1	1.45mi

Listing history 4 events

1. 2026-06-02
   days on market $105,000 Active 13 DOM
2. 2026-06-01
   days on market $105,000 Active 12 DOM
3. 2026-05-31
   days on market $105,000 Active 11 DOM
4. 2026-05-20
   listed $105,000 Active

ⓘ 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: $447 · $37/mo
• Projected year-2 tax: $798 · $66/mo
• Expected delta: +$351/yr (+$29/mo · 78.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 2 d/yr ≥100°F today · 5 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,144
• − Mortgage interest: −$5,882
• − Property taxes: −$447
• − Insurance: −$525
• − Repairs & maintenance: −$2,012
• − Management: −$2,012
• − Depreciation: −$3,055
• Taxable income: $11,213
• Est. tax owed @ 24.0%: −$2,691
• After-tax cash flow: $9,593/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

Fair 45/100 Moderate rehab Est. rehab $32,400–$58,320 screening

This manufactured home requires moderate renovations to improve its condition and increase its resale value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major kitchen cabinets — Older, outdated design
• Major bathroom fixtures — Outdated and cluttered
• Major flooring — Worn and in need of replacement

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace kitchen cabinets — Modern cabinets improve functionality and aesthetics ↑
• Resale Upgrade bathroom fixtures — New fixtures enhance functionality and aesthetics ↑
• Resale Replace flooring — New flooring improves functionality and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Mesquite Elementary Middle Cactus Medical Health And Technology Magnet Academy High Palmdale High

Schools (NCES district)

• District: Palmdale Elementary
• NCES district ID: 0629580
• Math proficiency: 20% ▲ 1.00%
• Reading proficiency: 31% ▲ 1.00%
• Median HH income: $48,652
• Composite: 25.34/100
• National rank: #12888
• State rank: #1147 of 1400 in CA

D Composite livability gradescore 55/100

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 · 10,940,515 people
• City population: 177,644
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 80,645
• Household income: $62,078
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 15% Black 14% White 12% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 52%
• Foreign-born: 26% · Canada
• Languages at home: 42% English-only · Spanish 55% Tagalog/Filipino 1% Other Asian/Pacific 1%

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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: ▼ -183.38%
• Current HPI: 440.8844
• Rent YoY: ▲ 1.76%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

Property tax history

+6.0%/yr

Latest (2025): $447 · +6.0% YoY. Source: county tax records.