5711 W Columbia Way Spc 99 · Quartz Hill, CA 93536

$130,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 85 Days on market

Built 1986 Est $145k · 10% 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 +12.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent investment opportunity in the desirable Quartz Hill Mobile Home Park in Lancaster! This well-maintained home offers 2 bedrooms and 2 bathrooms with a functional layout ideal for comfortable living or rental income. The property features a covered parking area, plus a separate storage shed for added convenience. Interior has been recently updated with fresh paint, creating a clean and inviting atmosphere. The yard is fully fenced and landscaped, offering privacy and low maintenance. Each bedroom is thoughtfully positioned on opposite sides of the home, providing maximum privacy--perfect for tenants or shared living. The master bedroom includes its own private bathroom. Community am

Key facts

• Clubhouse
• Community amenities
• Landscaped yard

Tags

• COVERED PARKING AREA
• SEPARATE STORAGE SHED
• FULLY FENCED YARD
• LANDSCAPED YARD
• COMMUNITY AMENITIES
• CLUBHOUSE

Property features AI

Finance

• Other: APN 8950-116-099; Serial/Dec/Label numbers on file; Sq. Ft. source: Assessor
• Financial info: Income producing
• HOA & community: Park rent listed as $560 (buyer to verify new space rent); Park deposit: buyer to check; Deposit amount listed as $2,000

Exterior

• Utilities: 220V electric; Natural gas; Cable TV
• Home design: Manufactured/mobile home (model: Granville, trade name: Granville); All-ages park; Space number Spc 99
• Construction: Metal roof; Siding exterior; Skirted; Manufactured in 1986 (date of manufacture: 1986-10-02); Length 77 ft, Width 12 ft; Manufacturer: REDMAN, Model: GRANVILLE
• Exterior features: Chain link and wood fencing; Awning; Shed; Recreation area, clubhouse/rec room, and pool in the mobile home park

Interior

• Kitchen: Dishwasher; Gas range; Disposal; Window-mounted refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heating; Natural gas
• Interior features: Dishwasher; Gas range; Disposal; Refrigerator wall/window (window-mounted refrigerator)

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $950 ($11k/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: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 4.1% in Quartz Hill — 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 58/100 on livability (#703 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+; Watch: schools D-, crime D-, amenities F.
• Westside Union Elementary (suburban): math 34% / reading 49% proficiency, ranked #565 of 1,400 in CA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.2%/yr); 1129 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 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 + 0.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $29k; list at $130k implies a 348% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 4→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.67% ✓
• Cap rate: 15.06%
• Cash-on-cash: 31.31%
• DSCR: 2.39
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $145,068
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5711 Columbia Way #137	0.00mi	3/2.0 (+1)	924 (0%)	3mo	$145,000	$157	92
5711 W Columbia Way #216	0.00mi	2/2.0	924 (0%)	12mo	$110,000	$119	90
5711 Columbia Way #77	0.00mi	2/2.0	960 (+4%)	20mo	$170,000	$177	77

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 1.91×
• Total profit: $33,009
• Equity at exit: $19,383

10-year hold

• IRR: 29.0%
• Equity multiple: 3.25×
• Total profit: $81,839
• Equity at exit: $11,240

Cash invested: $36,400 (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 →

ZIP-level market 93536

• Rents YoY: -1.2%
• Active inventory: 1129
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,171 high
• Mortgage (P&I): −$682
• Tax from tax record: −$30 /mo · $358/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $950

Break-even live

Break-even rent $969

Max offer price $130,000

Occupancy floor 51%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6570 West Avenue L Lancaster, CA	1.0	1.0	531	$1,645	$3.10	1d	1	0.68mi
42347 52nd St W Lancaster, CA	2.0	1.0	837	$2,300	$2.75	12d	1	0.77mi
5036 West Avenue L8 Unit 20 Quartz Hill, CA	1.0	1.0	800	$1,395	$1.74	1d	1	0.93mi
5637 Redwood Ave Unit B Palmdale, CA	2.0	1.0	760	$2,445	$3.22	1d	1	0.97mi
4849 Avenue L-14 Quartz Hill, CA	2.0	1.0	900	$1,695	$1.88	1d	1	1.01mi
42603 50th St W Lancaster, CA	2.0	1.0	786	$2,300	$2.93	1d	1	1.13mi

Listing history 26 events

1. 2026-06-18
   days on market $130,000 Active 85 DOM
2. 2026-06-17
   days on market $130,000 Active 84 DOM
3. 2026-06-16
   days on market $130,000 Active 83 DOM
4. 2026-06-15
   days on market $130,000 Active 82 DOM
5. 2026-06-13
   days on market $130,000 Active 80 DOM
6. 2026-06-13
   days on market $130,000 Active 79 DOM
7. 2026-06-09
   days on market $130,000 Active 76 DOM
8. 2026-06-08
   days on market $130,000 Active 75 DOM
9. 2026-06-07
   days on market $130,000 Active 74 DOM
10. 2026-06-04
    days on market $130,000 Active 71 DOM
11. 2026-06-03
    days on market $130,000 Active 70 DOM
12. 2026-06-02
    days on market $130,000 Active 69 DOM
13. 2026-06-01
    days on market $130,000 Active 68 DOM
14. 2026-05-31
    days on market $130,000 Active 67 DOM
15. 2026-03-25
    listed $130,000 Active
16. 2025-06-17
    price $115,000
17. 2025-04-25
    price $125,000
18. 2025-04-01
    price $115,000
19. 2025-03-18
    price $125,000
20. 2025-03-03
    price $135,000
21. 2024-12-17
    historical
22. 2024-12-16
    listed $170,000 Active
23. 2018-03-15
    historical
24. 2018-03-12
    soldstatus $29,000 Closed
25. 2018-02-27
    status Pending
26. 2018-02-20
    listed $30,000 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: $358 · $30/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$630/yr (+$53/mo · 176.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 4 d/yr ≥97°F today · 9 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,057
• − Mortgage interest: −$7,282
• − Property taxes: −$358
• − Insurance: −$650
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − Depreciation: −$3,782
• Taxable income: $9,816
• Est. tax owed @ 24.0%: −$2,356
• After-tax cash flow: $9,040/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: Westside Union Elementary
• NCES district ID: 0642120
• Math proficiency: 34% ▲ 1.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $80,763
• Composite: 41.01/100
• National rank: #7473
• State rank: #565 of 1400 in CA

Livability — Quartz Hill

• Score: 58/100
• State rank: #703
• US rank: #21208

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quartz Hill, CA
• County: Los Angeles County · 9,444,647 people
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 73,412
• Household income: $106,903
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1998.0

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: White 39% Hispanic / Latino 37% Two or more races 19% Black 13% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 14% · Canada, China
• Languages at home: 75% English-only · Spanish 19% Tagalog/Filipino 2% Arabic 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: ▼ -268.64%
• Current HPI: 357.0605
• Rent YoY: ▼ -1.20%
• 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

+333.3% since first listed

12 events — show timeline

• 2026-03-25 Listed $130,000 AVMLS
• 2025-06-17 Price Changed $115,000 AVMLS
• 2025-04-25 Price Changed $125,000 AVMLS
• 2025-04-01 Price Changed $115,000 AVMLS
• 2025-03-18 Price Changed $125,000 AVMLS
• 2025-03-03 Price Changed $135,000 AVMLS
• 2024-12-17 Listing Removed — SDMLS
• 2024-12-16 Listed $170,000 SDMLS
• 2018-03-15 Listing Removed — AVMLS
• 2018-03-12 Sold (MLS) $29,000 AVMLS
• 2018-02-27 Pending — AVMLS
• 2018-02-20 Listed $30,000 AVMLS

Property tax history

+5.1%/yr

Latest (2025): $358 · +5.1% YoY. Source: county tax records.