3524 E Avenue R Spc 64 · Palmdale, CA 93550

$100,000

3 bd · 2.0 ba · 960 sqft · Manufactured · 111 Days on market

Built 1978 Fair condition 2,000 sqft lot Est $148k · 32% 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
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Cheap, Cheap, price. Take avantage of this great home located in the heart of east Palmdale. Conveniently located close to schools, shopping centers, water park and freeway. This home will not last, bring your handy self, home will need some tlc.

Key facts

• Close to schools
• Close to water park
• Close to freeway

Tags

• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING CENTERS
• CLOSE TO WATER PARK
• CLOSE TO FREEWAY

Property features AI

Finance

• Other: Park amenities include recreation area, clubhouse/rec room, gym, spa/hot tub, sauna
• HOA & community: Park fee $150; Park rent $995 (new space rent); Park deposit $500; Deposit $3,000

Exterior

• Security: On-site security person; Security complex
• Utilities: Individual meters; Natural gas; 100 amp electric service
• Home design: Mobile home (Kingston model, Golden West MH); Single-story; Located in space Spc 64
• Construction: Siding exterior; Composition shingle roof; Manufactured in 1978; Skirted
• Exterior features: Wood fencing; Awning

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k. 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 $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.7% 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: schools F, crime F, amenities 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.
• Market conditions: Rents rising (+1.8%/yr); 410 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 44% 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 $691 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 4→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.29% ✓
• Cap rate: 19.68%
• Cash-on-cash: 47.80%
• DSCR: 3.13
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $147,840
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3524 E Avenue R #246	0.08mi	3/2.0	1,008 (+5%)	13mo	$155,000	$154	77
3255 E Ave R #168	0.40mi	3/2.0	960 (0%)	10mo	$145,000	$151	74
3524 E Avenue R Spc 312	0.08mi	3/2.0	1,104 (+15%)	1mo	$173,000	$157	71
3255 E Ave R #177	0.32mi	3/2.0	1,020 (+6%)	8mo	$159,900	$157	68
3524 Avenue R #76	0.08mi	3/2.0	1,080 (+12%)	16mo	$165,000	$153	62
3524 E R #76	0.10mi	3/2.0	1,080 (+12%)	16mo	$165,000	$153	61
3255 E Avenue R #27	0.40mi	2/2.0 (-1)	1,020 (+6%)	12mo	$125,000	$123	56
3255 E Avenue R #90	0.40mi	2/2.0 (-1)	840 (-12%)	2mo	$160,000	$190	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 · 1.76% rent growth · sell at horizon

5-year hold

• IRR: 43.8%
• Equity multiple: 2.86×
• Total profit: $52,050
• Equity at exit: $14,910

10-year hold

• IRR: 49.3%
• Equity multiple: 5.49×
• Total profit: $125,659
• Equity at exit: $8,646

Cash invested: $28,000 (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 93550

• Home prices YoY: -29.4%
• Rents YoY: 1.8%
• Active inventory: 410
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,287 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $1,115

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,184	-5% $1,150	+0% $1,115	+5% $1,081	+10% $1,046
Rent	-10% $935	-5% $1,025	+0% $1,115	+5% $1,206	+10% $1,296
Rate	-1.0pp $1,166	-0.5pp $1,141	base $1,115	+0.5pp $1,089	+1.0pp $1,063

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38300 30th St E Palmdale, CA	1.0–2.0	1.0–2.0	796	$2,100	$2.64	2d	7	0.63mi
4022 Karling Pl Unit B Palmdale, CA	2.0	1.0	600	$1,695	$2.83	2d	1	0.70mi
38121 25th St E Palmdale, CA	1.0–2.0	1.0–2.0	840	$2,100	$2.50	2d	7	1.26mi
2554 Olive Dr Palmdale, CA	2.0	2.0	831	$1,775	$2.13	7d	2	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $100,000 Active 111 DOM
2. 2026-06-17
   days on market $100,000 Active 110 DOM
3. 2026-06-16
   days on market $100,000 Active 109 DOM
4. 2026-06-15
   days on market $100,000 Active 108 DOM
5. 2026-06-13
   days on market $100,000 Active 106 DOM
6. 2026-06-13
   days on market $100,000 Active 105 DOM
7. 2026-06-09
   days on market $100,000 Active 102 DOM
8. 2026-06-08
   days on market $100,000 Active 101 DOM
9. 2026-06-07
   days on market $100,000 Active 100 DOM
10. 2026-06-04
    days on market $100,000 Active 97 DOM
11. 2026-06-03
    days on market $100,000 Active 96 DOM
12. 2026-06-02
    days on market $100,000 Active 95 DOM
13. 2026-06-01
    days on market $100,000 Active 94 DOM
14. 2026-05-31
    days on market $100,000 Active 93 DOM
15. 2026-02-26
    listed $112,000 Active

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 4 d/yr ≥100°F today · 10 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: $27,440
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$2,195
• − Management: −$2,195
• − Depreciation: −$2,909
• Taxable income: $12,539
• Est. tax owed @ 24.0%: −$3,009
• After-tax cash flow: $10,375/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 · 13 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to improve its appearance and value. Key areas for improvement include the kitchen and bathroom, as well as updating the flooring and painting the interior walls.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom vanity — dated and in need of updating
• Minor HVAC system — no visible damage

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance
• Resale replace flooring — New flooring can improve the home's overall look and feel
• Both update kitchen and bathroom — Updating these spaces can significantly increase the home's value and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom vanity · dated and in need of updating	Moderate	$3,000–15,000
HVAC system · no visible damage	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance ↑
• Resale replace flooring — New flooring can improve the home's overall look and feel ↑
• Both update kitchen and bathroom — Updating these spaces can significantly increase the home's value and 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: 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

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): 80,645
• Household income: $62,078
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 4384.0

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 (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%

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

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

• 2026-02-26 Listed $112,000 AVMLS