3524 E Avenue R #149 · Palmdale, CA 93550

$105,000

2 bd · 2.0 ba · 1,140 sqft · Manufactured · 31 Days on market

Built 1967 Poor condition Est $140k · 25% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +2.9/5.0
• Livability +2.8/5.0
• Schools +2.5/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! This charming 2-bedroom, 2-bathroom manufactured/mobile home offers 1,140 sq. ft. of comfort and style. With updated flooring and fresh paint, it's perfect for a growing family. Situated in a well-maintained, gated park, the open floor plan allows for plenty of natural light and creates a cozy living space that feels just like home. The community boasts fantastic amenities, including 2 pools, spa, a playground, a clubhouse, and a gym. Conveniently located near local shops and services, this home combines comfort, convenience, and security. Don't miss out—come see it before it's gone!

Key facts

• Gated community
• Community pool
• Club house

Tags

• GATED COMMUNITY
• CLUB HOUSE
• COMMUNITY POOL

Property features AI

Finance

• Other: Unit features include awning and porch; Length: 57 ft, Width: 20 ft; Date of manufacture: 1967-01-01; Serial number: 10x57cd7s869xx; Label/Insignia numbers: 243840, 243839; Dec number: ABH1585; Manufacture and model name listed as Unknown
• Financial info: Deposit: $2,000; Space rent and park deposit listed as unknown
• HOA & community: All ages allowed; Park manager: Arleen; Park amenities include recreation area, clubhouse/rec room, and pool

Exterior

• Utilities: 220V electric
• Home design: Manufactured/mobile home (built 1967); Single-level (space number 149); Park name: Sagetree Village; Trade name: Corn
• Construction: Siding exterior; Foam roof; Skirted
• Exterior features: Wood fencing; Awning; Porch; Community recreation area; Community clubhouse/rec room; Community pool

Interior

• Kitchen: Double oven; Gas range
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Central air
• Interior features: Double oven; Gas range

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.8% 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: crime F, amenities F, cost of living 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.
• Zoned schools: Palmdale Learning Plaza (783 students, 80% FRL); Cactus Medical Health And Technology Magnet Academy (865 students, 92% FRL); Palmdale High (2,443 students, 74% FRL).
• Market conditions: Rents rising (+1.8%/yr); 410 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $2,639/mo this rent would consume 51% 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 $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 4→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.51% ✓
• Cap rate: 21.83%
• Cash-on-cash: 55.47%
• DSCR: 3.47
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $140,220
• 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 #121	0.12mi	3/2.0 (+1)	1,152 (+1%)	2mo	$169,000	$147	86
3524 E Avenue R Spc 312	0.12mi	3/2.0 (+1)	1,104 (-3%)	1mo	$173,000	$157	84
3524 E Avenue R Spc 114 Unit .	0.12mi	3/2.0 (+1)	1,152 (+1%)	9mo	$115,000	$100	81
3524 East Avenue R, #157	0.00mi	3/1.0 (+1)	1,152 (+1%)	12mo	$97,000	$84	79
3524 E Avenue R #100	0.12mi	3/2.0 (+1)	1,108 (-3%)	10mo	$140,000	$126	76
3524 E Avenue R Spc 243	0.12mi	3/2.0 (+1)	1,248 (+10%)	0mo	$154,000	$123	73
3524 E Ave R #6	0.05mi	3/2.0 (+1)	1,272 (+12%)	7mo	$105,000	$83	68
3524 East Ave #6	0.22mi	3/2.0 (+1)	1,272 (+12%)	7mo	$105,000	$83	60
3255 E Avenue R #151	0.44mi	3/2.0 (+1)	1,200 (+5%)	9mo	$140,000	$117	58
3255 E Ave R #177	0.37mi	3/2.0 (+1)	1,020 (-10%)	8mo	$159,900	$157	54
3255 E Avenue R Spc 194 Unit .	0.42mi	3/2.0 (+1)	1,248 (+10%)	8mo	$160,000	$128	53
3255 E Avenue R #27	0.44mi	2/2.0	1,020 (-10%)	12mo	$125,000	$123	52

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: 52.4%
• Equity multiple: 3.26×
• Total profit: $66,335
• Equity at exit: $15,656

10-year hold

• IRR: 57.2%
• Equity multiple: 6.32×
• Total profit: $156,371
• Equity at exit: $9,078

Cash invested: $29,400 (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 93550

• Home prices YoY: -29.4%
• Rents YoY: 1.8%
• Active inventory: 410
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,639 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $1,359

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,432	-5% $1,395	+0% $1,359	+5% $1,323	+10% $1,287
Rent	-10% $1,151	-5% $1,255	+0% $1,359	+5% $1,463	+10% $1,568
Rate	-1.0pp $1,412	-0.5pp $1,386	base $1,359	+0.5pp $1,332	+1.0pp $1,304

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37347 Waterman Ave Palmdale, CA	3.0	2.0	1383	$3,350	$2.42	0d	1	0.61mi
4206 East Avenue Q-14 Unit Q14 Palmdale, CA	3.0	2.0	1150	$2,850	$2.48	0d	1	0.68mi
38300 30th St E Palmdale, CA	1.0–2.0	1.0–2.0	796	$2,100	$2.64	0d	9	0.72mi
37526 Rose St Palmdale, CA	3.0	2.0	1361	$3,150	$2.31	0d	1	1.12mi
38121 25th St E Palmdale, CA	1.0–2.0	1.0–2.0	840	$2,150	$2.56	0d	8	1.33mi
38659 Angele Trumpet Ct Palmdale, CA	3.0	2.0	1453	$2,950	$2.03	0d	1	1.41mi
2554 Olive Dr Palmdale, CA	2.0	2.0	831	$1,775	$2.13	8d	2	1.46mi

Listing history 22 events

1. 2026-06-21
   days on market $105,000 Active 31 DOM
2. 2026-06-18
   days on market $105,000 Active 28 DOM
3. 2026-06-17
   days on market $105,000 Active 27 DOM
4. 2026-06-16
   days on market $105,000 Active 26 DOM
5. 2026-06-16
   price $105,000 Active 25 DOM
6. 2026-06-15
   days on market $120,000 Active 25 DOM
7. 2026-06-13
   days on market $120,000 Active 23 DOM
8. 2026-06-13
   days on market $120,000 Active 22 DOM
9. 2026-06-09
   days on market $120,000 Active 19 DOM
10. 2026-06-08
    days on market $120,000 Active 18 DOM
11. 2026-06-07
    days on market $120,000 Active 17 DOM
12. 2026-06-04
    days on market $120,000 Active 14 DOM
13. 2026-06-03
    days on market $120,000 Active 13 DOM
14. 2026-06-02
    days on market $120,000 Active 12 DOM
15. 2026-06-01
    days on market $120,000 Active 11 DOM
16. 2026-05-31
    days on market $120,000 Active 10 DOM
17. 2026-05-18
    listed $130,000 Active
18. 2025-03-14
    soldstatus $115,000 Closed 610-char remark

    Show marketing remark (610 chars)

    Welcome Home! This charming 2-bedroom, 2-bathroom manufactured/mobile home offers 1,140 sq. ft. of comfort and style. With updated flooring and fresh paint, it's perfect for a growing family. Situated in a well-maintained, gated park, the open floor plan allows for plenty of natural light and creates a cozy living space that feels just like home. The community boasts fantastic amenities, including 2 pools, spa, a playground, a clubhouse, and a gym. Conveniently located near local shops and services, this home combines comfort, convenience, and security. Don't miss out—come see it before it's gone!

19. 2025-01-29
    status Pending 610-char remark

    Show marketing remark (610 chars)

    Welcome Home! This charming 2-bedroom, 2-bathroom manufactured/mobile home offers 1,140 sq. ft. of comfort and style. With updated flooring and fresh paint, it's perfect for a growing family. Situated in a well-maintained, gated park, the open floor plan allows for plenty of natural light and creates a cozy living space that feels just like home. The community boasts fantastic amenities, including 2 pools, spa, a playground, a clubhouse, and a gym. Conveniently located near local shops and services, this home combines comfort, convenience, and security. Don't miss out—come see it before it's gone!

20. 2025-01-13
    listed $119,999 Active 610-char remark

    Show marketing remark (610 chars)

    Welcome Home! This charming 2-bedroom, 2-bathroom manufactured/mobile home offers 1,140 sq. ft. of comfort and style. With updated flooring and fresh paint, it's perfect for a growing family. Situated in a well-maintained, gated park, the open floor plan allows for plenty of natural light and creates a cozy living space that feels just like home. The community boasts fantastic amenities, including 2 pools, spa, a playground, a clubhouse, and a gym. Conveniently located near local shops and services, this home combines comfort, convenience, and security. Don't miss out—come see it before it's gone!

21. 2024-12-26
    historical
22. 2024-10-16
    listed $119,999 Active

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 4 d/yr ≥100°F today · 10 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: $31,667
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$2,533
• − Management: −$2,533
• − Depreciation: −$3,055
• Taxable income: $15,564
• Est. tax owed @ 24.0%: −$3,735
• After-tax cash flow: $12,574/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 · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and replacements to improve its condition and increase its value. The exterior siding and roof are in poor condition, and the interior walls, bathrooms, kitchen, and HVAC/mechanicals are likely in poor condition as well.

Repairs flagged

• Major exterior siding — The siding is visibly damaged
• Major roof — The roof has visible damage
• Major interior walls/paint — The condition of the interior walls and paint is not visible but likely poor
• Major bathrooms — The condition of the bathrooms is not visible but likely poor
• Major kitchen — The condition of the kitchen is not visible but likely poor
• Major HVAC/mechanicals — The condition of the HVAC and mechanical systems is not visible but likely poor

Value-add opportunities

• Both repair and replace exterior siding — Repairing and replacing the exterior siding will improve the home's appearance and increase its value
• Both repair and replace roof — Repairing and replacing the roof will improve the home's structural integrity and increase its value
• Both paint interior walls and repaint — Painting the interior walls and repainting will improve the home's appearance and increase its value
• Both repair and replace bathrooms — Repairing and replacing the bathrooms will improve the home's functionality and increase its value
• Both repair and replace kitchen — Repairing and replacing the kitchen will improve the home's functionality and increase its value
• Both repair and replace HVAC/mechanicals — Repairing and replacing the HVAC and mechanical systems will improve the home's comfort and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · The siding is visibly damaged	Major	$15,000–50,000
roof · The roof has visible damage	Major	$15,000–50,000
interior walls/paint · The condition of the interior walls and paint is not visible but likely poor	Major	$15,000–50,000
bathrooms · The condition of the bathrooms is not visible but likely poor	Major	$15,000–50,000
kitchen · The condition of the kitchen is not visible but likely poor	Major	$15,000–50,000
HVAC/mechanicals · The condition of the HVAC and mechanical systems is not visible but likely poor	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both repair and replace exterior siding — Repairing and replacing the exterior siding will improve the home's appearance and increase its value ↑
• Both repair and replace roof — Repairing and replacing the roof will improve the home's structural integrity and increase its value ↑
• Both paint interior walls and repaint — Painting the interior walls and repainting will improve the home's appearance and increase its value ↑
• Both repair and replace bathrooms — Repairing and replacing the bathrooms will improve the home's functionality and increase its value ↑
• Both repair and replace kitchen — Repairing and replacing the kitchen will improve the home's functionality and increase its value ↑
• Both repair and replace HVAC/mechanicals — Repairing and replacing the HVAC and mechanical systems will improve the home's comfort and increase its 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: 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

+8.3% since first listed

6 events — show timeline

• 2026-05-18 Listed $130,000 AVMLS
• 2025-03-14 Sold (MLS) $115,000 AVMLS
• 2025-01-29 Pending — AVMLS
• 2025-01-13 Listed $119,999 AVMLS
• 2024-12-26 Listing Removed — CRMLS
• 2024-10-16 Listed $119,999 CRMLS