1065 Lomita Blvd #331 · West Carson, CA 90710

$247,500

3 bd · 2.0 ba · 1,488 sqft · Manufactured public records · 20 Days on market

Built 1973 $166/sqft · at area comps Est $243k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +6.7/15.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

EASY TO SHOW VACANT L/B ON SIDE DOOR. NEW CARPET TO BE PUT IN. ENCLOSED BONUS ROOM. OPEN KITCHEN WITH ISLAND. "ON THE CIRCLE" OWC 1ST. NEW CARPET MINIMUM COMMISSION $1000 OR 5% TO S. O. WHICHEVER IS GREATER. USE COE ESCROW

Key facts

• Yard area
• Versatile floor plan
• Center island

Tags

• VERSATILE FLOOR PLAN
• CENTER ISLAND
• ENCLOSED PATIO
• YARD AREA
• LARGE COVERED CARPORT
• OVERSIZED STORAGE SHED

Property features AI

Finance

• Other: Lot categorized as 0-1 unit/acre; Directions: East of Normandie, entrance on Lomita Blvd
• Financial info: Monthly land lease: $1,515
• HOA & community: Senior community; Park name: San Rafael; Manager approval required; Land lease (park) monthly

Exterior

• Parking: Assigned carport parking; Carport attached; 2 parking spaces (2 carport spaces)
• Utilities: Public sewer; District/public water
• Home design: Double-wide mobile home; Single-story
• Construction: Year built per assessor; Mobile/manufactured construction
• Exterior features: Open patio; Community pool; One shed on property; Faces north; Located in an urban community; Mobile home remains on site (Model: Flamingo, 12' x 120')

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Front entry; One-level living; Community spa
• Laundry & utility: Inside laundry; Washer included; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $248k.

Deal economics

• At list price, monthly cash flow is $988 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $248k).
• Recommended offer: $244k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 2.8% in West Carson — 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 64/100 on livability (#408 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+; Watch: crime D+, amenities F, cost of living F.
• Los Angeles Unified (urban): math 29% / reading 54% proficiency, ranked #223 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 63 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $3,416/mo this rent would consume 50% of the median local household income ($82k/yr) (locally 979% 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 $2k of loan paydown is wiped out by about $7k 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 + 3.1% rent growth), your $69k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 31y 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 $19k; list at $248k implies a 1220% gain — meaningful room to come down on a strong offer.

Recommended offer $243,787 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.38% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.11%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (median comp): $243,309
• List price: $247,500
• Delta: 1.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1065 Lomita Blvd #199	0.00mi	2/2.0 (-1)	1,550 (+4%)	1mo	$222,500	$144	87
1065 Lomita Blvd #7	0.00mi	2/2.0 (-1)	1,440 (-3%)	5mo	$295,000	$205	86
1065 Lomita Blvd #180	0.14mi	3/2.0	1,554 (+4%)	2mo	$375,000	$241	85
1065 Lomita Blvd #172	0.00mi	2/2.0 (-1)	1,440 (-3%)	7mo	$241,000	$167	84
1065 W Lomita Blvd #153	0.14mi	2/2.0 (-1)	1,440 (-3%)	1mo	$266,000	$185	83
1065 Lomita Blvd #248	0.15mi	2/2.0 (-1)	1,536 (+3%)	3mo	$250,000	$163	80
1065 Lomita Blvd #147	0.00mi	2/2.0 (-1)	1,344 (-10%)	0mo	$160,000	$119	78
1065 Lomita Blvd #449	0.21mi	2/2.0 (-1)	1,440 (-3%)	2mo	$337,000	$234	78
1065 Lomita Blvd #391	0.21mi	2/2.0 (-1)	1,440 (-3%)	4mo	$305,000	$212	77
1065 Lomita Blvd #455	0.00mi	3/2.0	1,680 (+13%)	8mo	$255,000	$152	72
1065 Lomita Blvd #115	0.00mi	3/2.0	1,700 (+14%)	9mo	$315,000	$185	69
760 Lomita Blvd #116	0.57mi	3/2.0	1,620 (+9%)	8mo	$295,000	$182	51

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 · 3.13% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.34×
• Total profit: $23,323
• Equity at exit: $36,903

10-year hold

• IRR: 17.9%
• Equity multiple: 2.49×
• Total profit: $103,392
• Equity at exit: $21,399

Cash invested: $69,300 (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 90710

• Rents YoY: 3.1%
• Active inventory: 63
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $3,416 high
• Mortgage (P&I): −$1,298
• Tax est. 1.5%: −$309 /mo · $3,712/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$717
• Net cashflow: $988

Break-even live

Break-even rent $2,165

Max offer price $247,500

Occupancy floor 66%

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: $61,875
• Closing costs: $7,425
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 252nd St Unit 6 Harbor City, CA	2.0	1.0	1250	$1,999	$1.60	44d	1	0.39mi
1309 Hunt Ter Harbor City, CA	4.0	2.5	1685	$4,500	$2.67	44d	1	0.40mi
1008 Harbor Heights Dr Unit B Harbor City, CA	3.0	2.5	1434	$3,295	$2.30	15d	1	0.55mi
1435 Lomita Blvd #105 Harbor City, CA	3.0	2.0	1260	$3,250	$2.58	44d	1	0.58mi
24223 Ambassador Pl Harbor City, CA	3.0	2.0	1208	$3,800	$3.15	5d	1	0.67mi
256 W Lomita Blvd Wilmington, CA	3.0	1.0	1000	$1,800	$1.80	21d	1	0.82mi
25595 Pine Creek Ln Wilmington, CA	2.0	1.5	1170	$3,300	$2.82	12d	1	0.83mi
1500 W Pacific Coast Hwy Wilmington, CA	2.0	2.0	971	$3,256	$3.35	2d	2	0.91mi
1732 251st St Lomita, CA	3.0	1.0	1200	$4,000	$3.33	44d	1	0.96mi
817 W 232nd St Unit G Torrance, CA	2.0	1.5	900	$3,250	$3.61	18d	1	1.02mi
25122 Ebony Ln Lomita, CA	2.0	2.0	1716	$2,955	$1.72	21d	1	1.03mi
23502 Nicolle Ave Carson, CA	4.0	2.0	1700	$7,000	$4.12	1d	1	1.03mi
1311 Sepulveda Blvd Torrance, CA	2.0	2.0	1050	$3,650	$3.48	21d	1	1.10mi
1444 260th St #22 Harbor City, CA	2.0	2.0	935	$2,950	$3.16	8d	1	1.15mi
1530 260th St Apt 6 Harbor City, CA	3.0	2.0	1150	$3,295	$2.87	21d	1	1.17mi
1918 252nd St Lomita, CA	3.0	2.0	1488	$3,900	$2.62	44d	1	1.20mi
22919 Mariposa Ave Torrance, CA	2.0–3.0	2.5–4.0	1480	$4,000	$2.70	44d	2	1.20mi
26127 Frampton Ave Unit F Harbor City, CA	3.0	2.5	1161	$3,200	$2.76	44d	1	1.20mi
1676 259th St Harbor City, CA	2.0	1.0	1250	$2,795	$2.24	16d	1	1.20mi
24638 Eshelman Ave Unit 1/4 Lomita, CA	2.0	1.0	950	$2,950	$3.11	44d	1	1.21mi
25018 Eshelman Ave Unit 9 Lomita, CA	2.0	2.5	1400	$3,295	$2.35	25d	1	1.21mi
25018 Eshelman Ave Lomita, CA	2.0	2.5	1400	$3,295	$2.35	44d	1	1.22mi
24636 Eshelman Ave Lomita, CA	2.0	1.0	950	$2,950	$3.11	5d	1	1.22mi
22919 Mariposa Ave #202 Torrance, CA	3.0	4.0	1780	$4,000	$2.25	25d	1	1.23mi
1316 1/2 W Anaheim St Harbor City, CA	2.0	1.0	900	$2,100	$2.33	25d	1	1.27mi
22716 Meyler St Torrance, CA	3.0	3.0	1650	$4,700	$2.85	22d	1	1.32mi
1724 260th St Lomita, CA	2.0	2.0	1000	$3,350	$3.35	8d	1	1.34mi
25822 Walnut St Lomita, CA	2.0	1.0	900	$2,350	$2.61	44d	1	1.37mi
24139 Ravenna Ave Carson, CA	4.0	2.0	1356	$4,500	$3.32	19d	1	1.40mi
25021 Oak St Lomita, CA	3.0	2.0	1281	$3,995	$3.12	8d	1	1.43mi
25326 Oak St Unit 1 Lomita, CA	3.0	2.0	1300	$3,650	$2.81	44d	1	1.46mi
1567 W 228th St Torrance, CA	2.0	2.0	990	$3,200	$3.23	44d	1	1.47mi

Listing history 19 events

1. 2026-06-18
   days on market $247,500 Active 20 DOM
2. 2026-06-17
   days on market $247,500 Active 19 DOM
3. 2026-06-16
   days on market $247,500 Active 18 DOM
4. 2026-06-15
   days on market $247,500 Active 17 DOM
5. 2026-06-13
   days on market $247,500 Active 15 DOM
6. 2026-06-09
   days on market $247,500 Active 11 DOM
7. 2026-06-08
   days on market $247,500 Active 10 DOM
8. 2026-06-07
   days on market $247,500 Active 9 DOM
9. 2026-06-04
   days on market $247,500 Active 6 DOM
10. 2026-06-03
    days on market $247,500 Active 5 DOM
11. 2026-06-02
    days on market $247,500 Active 4 DOM
12. 2026-06-01
    days on market $247,500 Active 3 DOM
13. 2026-05-31
    days on market $247,500 Active 2 DOM
14. 2025-12-04
    status Active
15. 2025-12-03
    historical
16. 2025-12-02
    status Active
17. 2025-04-30
    listed $248,500 Active
18. 1995-08-30
    soldstatus $18,750 232-char remark

    Show marketing remark (232 chars)

    EASY TO SHOW VACANT L/B ON SIDE DOOR. NEW CARPET TO BE PUT IN. ENCLOSED BONUS ROOM. OPEN KITCHEN WITH ISLAND. "ON THE CIRCLE" OWC 1ST. NEW CARPET MINIMUM COMMISSION $1000 OR 5% TO S. O. WHICHEVER IS GREATER. USE COE ESCROW

19. 1995-03-20
    listed $23,850 232-char remark

    Show marketing remark (232 chars)

    EASY TO SHOW VACANT L/B ON SIDE DOOR. NEW CARPET TO BE PUT IN. ENCLOSED BONUS ROOM. OPEN KITCHEN WITH ISLAND. "ON THE CIRCLE" OWC 1ST. NEW CARPET MINIMUM COMMISSION $1000 OR 5% TO S. O. WHICHEVER IS GREATER. USE COE ESCROW

ⓘ 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 ≥87°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: $40,989
• − Mortgage interest: −$13,864
• − Property taxes: −$3,712
• − Insurance: −$1,238
• − Repairs & maintenance: −$3,279
• − Management: −$3,279
• − Depreciation: −$7,200
• Taxable income: $8,417
• Est. tax owed @ 24.0%: −$2,020
• After-tax cash flow: $9,837/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: Los Angeles Unified
• NCES district ID: 0622710
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 54% ▲ 10.00%
• Median HH income: $50,403
• Composite: 35.67/100
• National rank: #4875
• State rank: #223 of 517 in CA

Livability — West Carson

• Score: 64/100
• State rank: #408
• US rank: #13927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Carson, CA
• County: Los Angeles County · 9,444,647 people
• City population: 18,467
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 26,761
• Household income: $82,478
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 979.0

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: Hispanic / Latino 48% Two or more races 21% Asian 20% White 16% Black 11%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Ukrainian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 35% · Canada, South Korea, China
• Languages at home: 42% English-only · Spanish 38% Korean 6% Tagalog/Filipino 4%

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: ▼ -636.52%
• Current HPI: 363.6265
• Rent YoY: ▲ 3.13%
• 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

+937.7% since first listed

7 events — show timeline

• 2026-05-29 Listed $247,500 CRMLS
• 2025-12-04 Relisted — CRMLS
• 2025-12-03 Listing Removed — CRMLS
• 2025-12-02 Relisted — CRMLS
• 2025-04-30 Listed $248,500 CRMLS
• 1995-08-30 Sold (MLS) $18,750 CRMLS
• 1995-03-20 Listed $23,850 CRMLS

Property tax history

+7.5%/yr

Latest (2025): $385 · +7.5% YoY. Source: county tax records.