19127 Pioneer Blvd #4 · Artesia, CA 90701

$220,000

3 bd · 2.0 ba · 1,708 sqft · Manufactured public records · 16 Days on market

Built 1997 Good condition 9.57 ac lot Est $258k · 15% under

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Why this score? — see what drove the A- 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 +14.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.3/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this Spacious 1997 Fleetwood home, located in the desirable family park of Le Belle Chateau. As you enter this spacious home you will feel the space in this open floor-plan, the spacious living room features cathedral ceilings, and moon windows that brightness up the room with all the natural light. The kitchen is perfect for family gatherings. The master retreat features a large walk-in closet, a walk-in shower and a separate beautiful tub. Two nice size guest bedrooms. The separate Laundry-room is very spacious. You can enjoy sitting out side in your side porch and nice size yard. This home also features Energy efficient heating and air condition zoned units in each bedroom an living area. The driveway is large enough to park up to 3 vehicles. The Park amenities include a swimming pool, a clubhouse, a billiard room. You are walking distance to restaurants and shopping centers, the Cerritos Mall, and last but not least the renowned ABC school district schools!

Key facts

• Walk-in closet
• Soaking tub
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET
• WALK-IN SHOWER
• SOAKING TUB
• ENERGY-EFFICIENT HEATING

Property features AI

Finance

• Other: Rent includes: none; Excludes all personal property
• Financial info: Assessments: Unknown
• HOA & community: Park name: Le Belle Chatea; Street lighting in the community; Manager approval required for residency; Pets allowed with restrictions (call for details); Land lease of $2,385 per month (park-provided)

Exterior

• Parking: Driveway parking; Three parking spaces; Three carport spaces
• Utilities: Public/district water; Public sewer (and septic type unknown)
• Home design: Single-story mobile home; Mobile home model 4613B; Entry level 1; Mobile home remains on site
• Construction: Property has been updated/remodeled; Major repairs needed noted; Total of one story; Year built information from builder
• Exterior features: Porch; Patio; Community pool; Storage building / shed (one shed); Wood and brick skirting; Park nearby and walkstreet access

Interior

• Kitchen: Gas range
• Bedrooms: Bedrooms all on the main level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Remodeled baths with separate tub and walk-in shower
• Heating & cooling: Zoned heating; Zoned cooling with humidity control
• Interior features: All bedrooms located on the first floor; Community spa; Entry at the side
• Laundry & utility: Laundry room inside; Washer hookup; Gas dryer hookup; Individual laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 2.7% in Artesia — 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 67/100 on livability (#311 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A, employment B+; Watch: crime F, cost of living F, health & safety F.
• Abc Unified (suburban): math 77% / reading 90% proficiency, ranked #24 of 517 in CA (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 20 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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).

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 + 3.0% rent growth), your $62k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,700 (1.5% below list)

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. 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?
3. 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.
4. 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.
5. 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: 1.86% ✓
• Cap rate: 16.74%
• Cash-on-cash: 37.31%
• DSCR: 2.66
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $257,908
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19127 Pioneer Blvd #63	0.00mi	4/2.0 (+1)	1,620 (-5%)	14mo	$208,700	$129	75
19127 Pioneer Blvd #16	0.00mi	3/2.0	1,512 (-12%)	20mo	$187,000	$124	64
19127 Pioneer Blvd #53	0.00mi	3/2.5	1,560 (-9%)	24mo	$255,000	$163	64
19127 Pioneer Blvd #40	0.00mi	3/2.0	1,456 (-15%)	20mo	$220,000	$151	59

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.2%
• Equity multiple: 2.40×
• Total profit: $86,269
• Equity at exit: $32,803

10-year hold

• IRR: 40.2%
• Equity multiple: 4.77×
• Total profit: $231,951
• Equity at exit: $19,022

Cash invested: $61,600 (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 90701

• Active inventory: 20
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $4,102 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$80 /mo · $962/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$861
• Net cashflow: $1,915

Break-even live

Break-even rent $1,678

Max offer price $220,000

Occupancy floor 48%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18811 S Prado Ct Cerritos, CA	4.0	3.5	1849	$4,300	$2.33	17d	1	0.31mi
11821 E Solana Pl Cerritos, CA	3.0	2.5	1849	$4,350	$2.35	24d	1	0.32mi
11450 186th St Artesia, CA	3.0	2.5	1617	$4,000	$2.47	1d	1	0.52mi
11884 Bertha St Cerritos, CA	4.0	2.0	1574	$4,500	$2.86	24d	1	0.52mi
11417 183rd St Artesia, CA	3.0	3.0	1972	$4,500	$2.28	1d	1	0.75mi
11839 205th St Lakewood, CA	3.0	1.0	1060	$4,500	$4.25	7d	1	0.84mi
18113 Elaine Ave Artesia, CA	3.0	2.0	1530	$4,200	$2.75	1d	1	0.85mi
11733 207th St Lakewood, CA	3.0	2.5	1200	$3,350	$2.79	44d	1	0.93mi
17923 Horst Ave Artesia, CA	4.0	2.0	1615	$4,450	$2.76	3d	1	0.98mi
20726 Seine Ave Lakewood, CA	3.0	2.0	1354	$3,400	$2.51	21d	1	1.07mi
17508 Jersey Ave Artesia, CA	3.0	2.0	1440	$3,600	$2.50	7d	1	1.09mi
11754 Walcroft St Lakewood, CA	3.0	2.0	1050	$3,200	$3.05	44d	1	1.09mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	7d	1	1.10mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	24d	1	1.10mi
11424 Curry Ln Artesia, CA	3.0	2.5	1860	$3,500	$1.88	44d	1	1.13mi
17721 Norwalk Blvd #3 Artesia, CA	3.0	3.0	1478	$3,900	$2.64	44d	1	1.19mi
17320 Mapes Ave Cerritos, CA	3.0	2.0	1550	$4,100	$2.65	1d	1	1.26mi
21003 Longworth Ave Lakewood, CA	3.0	2.0	1155	$3,900	$3.38	44d	1	1.31mi
21003 Longworth Ave Lakewood, CA	3.0	2.0	1155	$3,725	$3.23	3d	1	1.31mi
10751 Andy St Cerritos, CA	3.0	2.0	1311	$4,195	$3.20	1d	1	1.32mi
10751 Andy St Cerritos, CA	3.0	2.0	1311	$4,195	$3.20	7d	1	1.32mi
20817 Ely Ave Lakewood, CA	3.0	1.0	1102	$3,550	$3.22	2d	1	1.41mi
18316 Santana Ave Cerritos, CA	4.0	2.0	1515	$4,500	$2.97	24d	1	1.43mi

Listing history 12 events

1. 2026-06-18
   days on market $220,000 Active 16 DOM
2. 2026-06-17
   days on market $220,000 Active 15 DOM
3. 2026-06-16
   days on market $220,000 Active 14 DOM
4. 2026-06-15
   days on market $220,000 Active 13 DOM
5. 2026-06-13
   days on market $220,000 Active 11 DOM
6. 2026-06-13
   days on market $220,000 Active 10 DOM
7. 2026-06-09
   days on market $220,000 Active 7 DOM
8. 2026-06-08
   days on market $220,000 Active 6 DOM
9. 2026-06-07
   days on market $220,000 Active 5 DOM
10. 2026-06-04
    days on market $220,000 Active 2 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $220,000 Active 1 DOM

ⓘ 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: $962 · $80/mo
• Projected year-2 tax: $1,672 · $139/mo
• Expected delta: +$710/yr (+$59/mo · 73.9%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 7% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥89°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,225
• − Mortgage interest: −$12,323
• − Property taxes: −$962
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,938
• − Management: −$3,938
• − Depreciation: −$6,400
• Taxable income: $20,564
• Est. tax owed @ 24.0%: −$4,935
• After-tax cash flow: $18,046/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

Good 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It has been recently remodeled and is move-in ready with a few cosmetic updates needed to enhance its curb appeal and value.

Value-add opportunities

• Resale paint exterior — Fresh paint can enhance curb appeal and home value
• Resale trim and paint trim — Fresh trim and paint can improve the home's appearance and value
• Both landscaping — A well-maintained yard can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — Fresh paint can enhance curb appeal and home value ↑
• Resale trim and paint trim — Fresh trim and paint can improve the home's appearance and value ↑
• Both landscaping — A well-maintained yard can increase both resale and rental value ↑

ⓘ 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: Abc Unified
• NCES district ID: 0601620
• Math proficiency: 77% ▲ 22.00%
• Reading proficiency: 90% ▲ 24.00%
• Median HH income: $70,852
• Composite: 72.51/100
• National rank: #199
• State rank: #24 of 517 in CA

Livability — Artesia

• Score: 67/100
• State rank: #311
• US rank: #10525

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Artesia, CA
• City population: 16,044
• Population (ZIP): 16,044

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 0.68)
• Race & ethnicity: Asian 43% Hispanic / Latino 34% White 14% Two or more races 11% Black 5% Pacific Islander 3%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Russian 7% Iranian 1% Italian 1%
• Foreign-born: 49% · Canada, South Korea, China
• Languages at home: 33% English-only · Spanish 25% Other Indo-European 19% Tagalog/Filipino 11%

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: ▼ -636.45%
• Current HPI: 447.9791
• Rent YoY: —
• Metro: —
• 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

+15.8% since first listed

9 events — show timeline

• 2026-06-02 Listed $220,000 CRMLS
• 2025-04-03 Listing Removed — CRMLS
• 2025-01-30 Price Changed $265,000 CRMLS
• 2024-10-23 Listed $270,000 CRMLS
• 2022-07-22 Sold (MLS) $200,000 CRMLS
• 2022-06-15 Contingent — CRMLS
• 2022-06-10 Relisted — CRMLS
• 2022-05-26 Contingent — CRMLS
• 2022-05-09 Listed $190,000 CRMLS

Property tax history

+3.2%/yr

Latest (2025): $962 · +3.2% YoY. Source: county tax records.