1501 Palos Verdes Drive North #9 · Los Angeles, CA 90710

$265,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 11 Days on market

Built 1985 Est $215k · 23% over ↓ 20% since listing

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Why this score? — see what drove the C- 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 +25.5/30.0
• DSCR +8.5/10.0
• 1% rule +6.7/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Refreshingly Updated Modern Remodel - September 2022, Turn Key, Move in Ready, Family Park All Ages, Pet Friendly, Amenities: Clubhouse, Billiards Room, Outdoor Swimming Pool, BBQ area, Car Wash, Pet Bag Stations. 1,344 square feet of living space. Two bedrooms (one bedroom is a Master Bedroom with Master Bath). In addition, there is also a bonus room with barn rolling door which could be used as a third bedroom, office, etc. Two full baths with Quartz counter tops. Georgios kitchen with new stainless steel appliances, Quartz counter tops, skylight, and island. Perfect open floor plan for entertaining. Laminate flooring, new fixtures and window blinds throughout. New paint interior and exterior. Vaulted ceilings. Large laundry room with ample cupboard storage, washer and dryer included. Central air conditioning and heating. Private deck in the backyard. Sitting porch at the front door. Large shed with plenty of storage area. Beautiful palm tree and river rock landscaping. Two car parking under a covered awning. Corner unit. This park is located near shopping, entertainment, the ocean, frwy, hospitals, colleges and much more. Come see!

Key facts

• Clubhouse
• Billiards room
• Bbq area

Tags

• MODERN REMODEL
• PET FRIENDLY
• CLUBHOUSE
• BILLIARDS ROOM
• OUTDOOR SWIMMING POOL
• BBQ AREA

Property features AI

Finance

• Other: Park name: El Rancho Verde; Private paved road frontage
• Financial info: Monthly land lease paid to park
• HOA & community: Land lease community (El Rancho Verde) — manager approval required; Community features include street lighting and storm drains; Rent includes trash, pool, and sewer

Exterior

• Parking: Attached carport with covered, tandem parking for 2 cars
• Security: Carbon monoxide detector(s); Smoke detector(s); Resident manager
• Utilities: District/public water; Public sewer; Electricity on property and connected; Natural gas connected; Cable available; Telephone in street; Sewer connected; Water connected
• Home design: Single-story home; Entry from carport; Faces southeast; Mobile home remains (24' x 56'); Turnkey condition
• Construction: Composition roof; Pier jacks foundation
• Exterior features: Covered front porch; Awning; Covered patio; In-ground community pool (passively heated); Shed on property; Vinyl skirting; Corner lot with landscaped backyard

Interior

• Kitchen: Quartz counters; Remodeled kitchen with island; Gas range and gas oven; Free-standing range; Range/stove hood; Microwave; Dishwasher; Garbage disposal; Refrigerator; Gas water heater and water heater unit; Self-closing cabinet doors and drawers
• Bedrooms: Primary bedroom with walk-in closet; All bedrooms on one level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Separate tub and walk-in shower (remodeled); Shower in tub in at least one bath; Low-flow showerheads and toilets
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Quartz counters throughout; High ceilings (9 feet+); Open floor plan; Mirrored closet doors; Blinds and window screens; Carbon monoxide and smoke detectors; Resident manager on site
• Laundry & utility: Inside laundry room; Washer and dryer included; Washer hookup and gas dryer hookup; Individual laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $265k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Cap rate 9.1% vs local median 2.1% in Los Angeles — 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 68/100 on livability (#273 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment B; Watch: health & safety C-, schools D+, crime 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); 64 active listings in the ZIP; 40 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 $3,104/mo this rent would consume 45% 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 $8k 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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 $225k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $265,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.17% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.04%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $215,040
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1501 Palos Verdes Drive North #48	0.09mi	2/2.0	1,344 (0%)	12mo	$195,000	$145	86
1501 Palos Verdes Drive North #64	0.09mi	3/2.0 (+1)	1,276 (-5%)	3mo	$264,900	$208	80
1501 Palos Verdes Drive North #87	0.09mi	2/2.0	1,392 (+4%)	15mo	$225,000	$162	78
1501 Palos Verdes Drive North #11	0.00mi	3/2.0 (+1)	1,382 (+3%)	18mo	$315,000	$228	76
26200 Frampton Ave #93	0.27mi	2/2.0	1,267 (-6%)	5mo	$180,000	$142	74
26200 Frampton Ave #33	0.31mi	2/2.0	1,440 (+7%)	1mo	$155,000	$108	72
26200 Frampton #92	0.31mi	3/2.0 (+1)	1,440 (+7%)	3mo	$227,000	$158	66
1501 Palos Verdes N #28	0.00mi	3/2.0 (+1)	1,152 (-14%)	6mo	$212,500	$184	66
1501 Palos Verdes Drive North #114	0.09mi	2/2.0	1,440 (+7%)	23mo	$220,000	$153	65
26200 Frampton Ave #15	0.31mi	2/2.0	1,440 (+7%)	20mo	$230,000	$160	57

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-2,964
• Equity at exit: $39,512

10-year hold

• IRR: 8.8%
• Equity multiple: 1.68×
• Total profit: $50,176
• Equity at exit: $22,912

Cash invested: $74,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City Los Angeles: 0 Strongly Tenant-Friendly · D+22

LARSO + JCEO 2023; relocation for substantial remodel evictions.

Methodology + full state rankings →

ZIP-level market 90710

• Rents YoY: 3.1%
• Active inventory: 64
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,104 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $621

Break-even live

Break-even rent $2,318

Max offer price $265,000

Occupancy floor 75%

Sensitivity live

Price	-10% $804	-5% $712	+0% $621	+5% $529	+10% $437
Rent	-10% $375	-5% $498	+0% $621	+5% $743	+10% $866
Rate	-1.0pp $754	-0.5pp $688	base $621	+0.5pp $552	+1.0pp $482

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1316 1/2 W Anaheim St Harbor City, CA	2.0	1.0	900	$2,100	$2.33	25d	1	0.14mi
26127 Frampton Ave Unit F Harbor City, CA	3.0	2.5	1161	$3,200	$2.76	44d	1	0.21mi
1444 260th St #22 Harbor City, CA	2.0	2.0	935	$2,950	$3.16	8d	1	0.31mi
1530 260th St Apt 6 Harbor City, CA	3.0	2.0	1150	$3,295	$2.87	21d	1	0.34mi
1724 260th St Lomita, CA	2.0	2.0	1000	$3,350	$3.35	8d	1	0.50mi
1676 259th St Harbor City, CA	2.0	1.0	1250	$2,795	$2.24	17d	1	0.51mi
1340 255th St W Apt 1 Harbor City, CA	2.0	2.0	932	$2,595	$2.78	0d	1	0.72mi
25822 Walnut St Lomita, CA	2.0	1.0	900	$2,350	$2.61	44d	1	0.73mi
1623 255th St W Harbor City, CA	3.0	3.0	1344	$3,995	$2.97	0d	1	0.75mi
1008 Harbor Heights Dr Unit B Harbor City, CA	3.0	2.5	1434	$3,295	$2.30	16d	1	0.91mi
1487 Skyline Ln San Pedro, CA	3.0	3.5	1754	$4,800	$2.74	44d	1	0.91mi
25846 Oak St Unit 13 Lomita, CA	2.0	1.0	992	$2,495	$2.52	6d	1	0.96mi
26205 Oak St Lomita, CA	3.0	2.0	1430	$4,000	$2.80	44d	1	0.96mi
25907 Oak St Unit 19 Lomita, CA	2.0	1.5	1014	$2,795	$2.76	8d	1	0.99mi
25907 Oak St Unit 19 Lomita, CA	2.0	1.5	1014	$2,795	$2.76	44d	1	0.99mi
2110 Palos Verdes Dr N #103 Lomita, CA	2.0	2.0	1357	$3,250	$2.39	44d	1	1.00mi
1115 252nd St Unit 6 Harbor City, CA	2.0	1.0	1250	$1,999	$1.60	44d	1	1.02mi
26110 Narbonne Ave Unit 10 Lomita, CA	2.0	1.0	975	$2,307	$2.37	44d	1	1.04mi
26110 Narbonne Ave Apt 9 Lomita, CA	2.0	2.0	1100	$2,399	$2.18	44d	1	1.04mi
1544 W Nicole Way San Pedro, CA	3.0	2.5	1600	$4,900	$3.06	3d	1	1.04mi
15 Lantana Pl Unit A Rolling Hills Estates, CA	1.0	1.0	1000	$4,500	$4.50	0d	1	1.04mi
1483 W Vista Way San Pedro, CA	2.0–4.0	1.5–3.5	1468	$3,895	$2.65	0d	51	1.06mi
1546 W Austyn Dr San Pedro, CA	3.0	2.5	1600	$4,900	$3.06	23d	1	1.06mi
1517 W Vista Way San Pedro, CA	3.0	2.5	1600	$4,042	$2.53	3d	1	1.07mi
1455 W Mav Dr San Pedro, CA	3.0	2.5	1600	$4,900	$3.06	23d	1	1.07mi
1732 251st St Lomita, CA	3.0	1.0	1200	$4,000	$3.33	44d	1	1.08mi
25122 Ebony Ln Lomita, CA	2.0	2.0	1716	$2,955	$1.72	21d	1	1.09mi
1575 W Vista Way San Pedro, CA	2.0	2.5	1273	$4,400	$3.46	23d	1	1.09mi
1591 W Vista Way San Pedro, CA	2.0	2.5	1273	$4,400	$3.46	0d	1	1.09mi
1435 Lomita Blvd #105 Harbor City, CA	3.0	2.0	1260	$3,250	$2.58	44d	1	1.12mi
1918 252nd St Lomita, CA	3.0	2.0	1488	$3,900	$2.62	44d	1	1.12mi
2242 Stonewood Ct San Pedro, CA	2.0	3.0	1351	$3,800	$2.81	23d	1	1.14mi
28000 S Western Ave San Pedro, CA	2.0	2.0	1057	$3,200	$3.03	4d	1	1.18mi
27980 S Western Ave #118 San Pedro, CA	2.0	2.0	1089	$2,750	$2.53	8d	1	1.21mi
25326 Oak St Unit 1 Lomita, CA	3.0	2.0	1300	$3,650	$2.81	44d	1	1.21mi
1412 Dalmatia Dr San Pedro, CA	1.0	1.0	1598	$2,200	$1.38	44d	1	1.24mi
25595 Pine Creek Ln Wilmington, CA	2.0	1.5	1170	$3,300	$2.82	12d	1	1.25mi
25018 Eshelman Ave Unit 9 Lomita, CA	2.0	2.5	1400	$3,295	$2.35	25d	1	1.26mi
25018 Eshelman Ave Lomita, CA	2.0	2.5	1400	$3,295	$2.35	44d	1	1.27mi
25829 Viana Ave Lomita, CA	2.0	1.5	1160	$3,149	$2.71	3d	2	1.38mi

Listing history 7 events

1. 2026-06-21
   days on market $265,000 Active 11 DOM
2. 2026-06-18
   days on market $265,000 Active 8 DOM
3. 2026-06-17
   days on market $265,000 Active 7 DOM
4. 2026-06-16
   days on market $265,000 Active 6 DOM
5. 2026-06-15
   days on market $265,000 Active 5 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $265,000 Active 3 DOM

ⓘ 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 · 21 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: $37,244
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,980
• − Management: −$2,980
• − Depreciation: −$7,709
• Taxable income: $3,432
• Est. tax owed @ 24.0%: −$824
• After-tax cash flow: $6,623/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 — Los Angeles

• Score: 68/100
• State rank: #273
• US rank: #9237

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Los Angeles, CA
• County: Los Angeles County · 9,444,647 people
• City population: 3,838,149
• 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

-19.7% since first listed

7 events — show timeline

• 2026-06-10 Listed $265,000 CRMLS
• 2022-11-16 Sold (MLS) $225,000 CRMLS
• 2022-10-15 Contingent — CRMLS
• 2022-10-10 Relisted — CRMLS
• 2022-10-06 Price Changed $235,000 CRMLS
• 2022-09-17 Price Changed $275,000 CRMLS
• 2022-09-16 Listed $330,000 CRMLS