3524 E Avenue R Spc 243 · Palmdale, CA 93550

$159,900

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 60 Days on market

Built 1982 Est $154k · 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.6/15.0
• Rent growth +2.9/5.0
• Livability +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This mobile home boasts a prime location that combines tranquility with convenience. Nearby shopping centers and schools . This 3-bedroom, 2-bathroom gem welcomes you with an open kitchen. The spacious open floor plan creates a harmonious flow throughout the home. Newer A/C System, newer Roof fresh painted inside.

Key facts

• Community pool
• Built 1982
• Listed 60 days

Property features AI

Finance

• Other: Park manager: Arlene Estrada (661-947-6636); Park name: Sagetree Mobile Home; Serial numbers: 315229A, 315229B; Label/insignia numbers: 243446, 243447; APN: 8950-099-243; Manufacturer: Kaufman Broad
• HOA & community: Park rent: $995 (new space rent); Park deposit: $250; Site deposit: $2,500; Age policy: all ages

Exterior

• Security: On-site security person (park)
• Utilities: 220V electric
• Home design: Manufactured/mobile home; Built in 1982; Model: 919; Trade name: Bainbridge; Length 52 ft, Width 12 ft; Located in space 243 at Sagetree Mobile Home Park
• Construction: Composition shingle roof; Wood construction; Skirted foundation
• Exterior features: Wood exterior; Skirted; Park amenities: clubhouse/rec room, pool, spa/hot tub, on-site security

Interior

• Kitchen: Gas Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air
• Interior features: Gas Range; Awning (two)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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; 13 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).
• At $2,805/mo this rent would consume 54% of the median local household income ($62k/yr) (locally 4384% 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y 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.

Risks & watch-outs

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

Recommended offer $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.75% ✓
• Cap rate: 15.83%
• Cash-on-cash: 34.06%
• DSCR: 2.52
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $153,504
• Comps found: 12

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 (0%)	0mo	$154,000	$123	100
3524 E Avenue R #226	0.00mi	3/2.0	1,344 (+8%)	1mo	$120,000	$89	86
3524 East Ave #6	0.11mi	3/2.0	1,272 (+2%)	7mo	$105,000	$83	86
3524 E Avenue R #121	0.00mi	3/2.0	1,152 (-8%)	2mo	$169,000	$147	86
3524 E Avenue R #202	0.00mi	3/2.0	1,344 (+8%)	2mo	$155,000	$115	86
3524 E Avenue R SPC 310	0.00mi	3/2.0	1,344 (+8%)	3mo	$165,000	$123	85
3524 E Ave R #6	0.13mi	3/2.0	1,272 (+2%)	7mo	$105,000	$83	85
3524 E Avenue R #297	0.00mi	4/2.0 (+1)	1,344 (+8%)	1mo	$100,000	$74	81
3524 E Avenue R Spc 312	0.00mi	3/2.0	1,104 (-12%)	1mo	$173,000	$157	80
3524 E Avenue R Spc 327	0.00mi	4/2.0 (+1)	1,344 (+8%)	6mo	$178,500	$133	77
3524 E Avenue R #236	0.00mi	4/2.0 (+1)	1,344 (+8%)	7mo	$170,000	$126	76
38015 E 30th St #27	0.69mi	2/2.0 (-1)	1,152 (-8%)	5mo	$80,000	$69	46

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: 28.1%
• Equity multiple: 2.15×
• Total profit: $51,514
• Equity at exit: $23,842

10-year hold

• IRR: 34.8%
• Equity multiple: 4.02×
• Total profit: $135,015
• Equity at exit: $13,825

Cash invested: $44,772 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,805 high
• Mortgage (P&I): −$839
• Tax from tax record: −$40 /mo · $477/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $1,271

Break-even live

Break-even rent $1,196

Max offer price $159,900

Occupancy floor 50%

Sensitivity live

Price	-10% $1,361	-5% $1,316	+0% $1,271	+5% $1,226	+10% $1,180
Rent	-10% $1,049	-5% $1,160	+0% $1,271	+5% $1,382	+10% $1,492
Rate	-1.0pp $1,351	-0.5pp $1,311	base $1,271	+0.5pp $1,229	+1.0pp $1,187

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	0.59mi
37347 Waterman Ave Palmdale, CA	3.0	2.0	1383	$3,350	$2.42	2d	1	0.66mi
3559 E Avenue R14 Palmdale, CA	4.0	2.5	1483	$2,895	$1.95	2d	1	0.75mi
4206 East Avenue Q-14 Unit Q14 Palmdale, CA	3.0	2.0	1150	$2,850	$2.48	2d	1	0.75mi
38532 33rd St E Palmdale, CA	4.0	2.0	1157	$2,646	$2.29	2d	1	0.84mi
38527 Pond Ave Palmdale, CA	4.0	2.0	1300	$3,200	$2.46	2d	1	0.87mi
3138 E Avenue Q4 Palmdale, CA	4.0	2.0	1318	$2,646	$2.01	2d	1	0.96mi
38638 31st St E Palmdale, CA	4.0	2.0	1186	$2,700	$2.28	11d	1	1.07mi
38121 25th St E Palmdale, CA	1.0–2.0	1.0–2.0	840	$2,100	$2.50	2d	7	1.20mi
37526 Rose St Palmdale, CA	3.0	2.0	1361	$3,150	$2.31	2d	1	1.25mi
38659 Angele Trumpet Ct Palmdale, CA	3.0	2.0	1453	$2,950	$2.03	2d	1	1.28mi
2554 Olive Dr Palmdale, CA	2.0	2.0	831	$1,775	$2.13	7d	2	1.42mi
2554 Olive Dr Palmdale, CA	2.0	2.0	853	$1,800	$2.11	2d	1	1.49mi

Listing history 9 events

1. 2026-05-20
   status Pending
2. 2026-03-19
   listed $159,900 Active
3. 2024-05-08
   soldstatus $149,900 Closed 315-char remark

   Show marketing remark (315 chars)

   This mobile home boasts a prime location that combines tranquility with convenience. Nearby shopping centers and schools . This 3-bedroom, 2-bathroom gem welcomes you with an open kitchen. The spacious open floor plan creates a harmonious flow throughout the home. Newer A/C System, newer Roof fresh painted inside.

4. 2024-04-18
   status Pending 315-char remark

   Show marketing remark (315 chars)

   This mobile home boasts a prime location that combines tranquility with convenience. Nearby shopping centers and schools . This 3-bedroom, 2-bathroom gem welcomes you with an open kitchen. The spacious open floor plan creates a harmonious flow throughout the home. Newer A/C System, newer Roof fresh painted inside.

5. 2024-04-17
   status Active 315-char remark

   Show marketing remark (315 chars)

   This mobile home boasts a prime location that combines tranquility with convenience. Nearby shopping centers and schools . This 3-bedroom, 2-bathroom gem welcomes you with an open kitchen. The spacious open floor plan creates a harmonious flow throughout the home. Newer A/C System, newer Roof fresh painted inside.

6. 2024-04-09
   status Pending 315-char remark

   Show marketing remark (315 chars)

   This mobile home boasts a prime location that combines tranquility with convenience. Nearby shopping centers and schools . This 3-bedroom, 2-bathroom gem welcomes you with an open kitchen. The spacious open floor plan creates a harmonious flow throughout the home. Newer A/C System, newer Roof fresh painted inside.

7. 2024-04-01
   listed $149,900 Active 315-char remark

   Show marketing remark (315 chars)

   This mobile home boasts a prime location that combines tranquility with convenience. Nearby shopping centers and schools . This 3-bedroom, 2-bathroom gem welcomes you with an open kitchen. The spacious open floor plan creates a harmonious flow throughout the home. Newer A/C System, newer Roof fresh painted inside.

8. 2015-03-27
   historical
9. 1997-06-06
   listed $23,000

ⓘ 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: $477 · $40/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$739/yr (+$62/mo · 155.0%)

ⓘ 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 7/10 Severe
• 🌡 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: $33,656
• − Mortgage interest: −$8,957
• − Property taxes: −$477
• − Insurance: −$800
• − Repairs & maintenance: −$2,692
• − Management: −$2,692
• − Depreciation: −$4,652
• Taxable income: $13,386
• Est. tax owed @ 24.0%: −$3,213
• After-tax cash flow: $12,037/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: 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

+595.2% since first listed

9 events — show timeline

• 2026-05-20 Pending — AVMLS
• 2026-03-19 Listed $159,900 AVMLS
• 2024-05-08 Sold (MLS) $149,900 AVMLS
• 2024-04-18 Pending — AVMLS
• 2024-04-17 Relisted — AVMLS
• 2024-04-09 Pending — AVMLS
• 2024-04-01 Listed $149,900 AVMLS
• 2015-03-27 Listing Removed — AVMLS
• 1997-06-06 Listed $23,000 AVMLS

Property tax history

+35.3%/yr

Latest (2025): $477 · +35.3% YoY. Source: county tax records.