2275 W 25th #133 · Los Angeles, CA 90732

$350,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 18 Days on market

Built 1984 Est $459k · 24% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE IN READY! This wonderful 2 bedroom home has been completely updated and shows beautifully! The seller has done extensive work on this home to include a putting green in the back yard! The yard is completely vinyl fenced and also has a small pond. Perfect home for entertaining. Wood looking floors, new gorgeous vanities in both bathrooms. The kitchen has tumble stone. This is a must see! Palos Verdes Shores is one of the top rated senior communities in the United States, included with the space rent is a NO FEE golf course, tennis courts, dog park, heated pool and indoor Jacuzzi, complete gym, pool table room, saunas, even horse shoe pits! All located on the Palos Verdes Bluffs with endless hiking trails and fresh ocean air. Come to the Shores, you won't want to leave!

Key facts

• New foundation
• Open concept
• High-beamed ceiling

Tags

• NEW FOUNDATION
• NEW ROOF
• OPEN CONCEPT
• HIGH-BEAMED CEILING
• GAS RANGE
• BUILT-IN MICROWAVE

Property features AI

Finance

• Other: Manager approval required for park residency; Park name: Palos Verdes Shores; Road access via city streets and private road; maintained paved road surface
• Financial info: Land lease in park (Palos Verdes Shores) — current monthly land lease amount
• HOA & community: Senior community; Association amenities include: clubhouse, pool, spa, gym/exercise room, meeting/banquet/card rooms, billiard room, sauna, recreational multipurpose room; Outdoor amenities include: barbecue/outdoor cooking area, paddle tennis, tennis, pickleball, sport courts, other courts, hiking trails, biking, watersports, golf, fishing, dog park, park; Common RV parking; Maintenance of grounds; Security and guard; Controlled access and onsite property management; Pet rules with pets permitted; Call for rules

Exterior

• Parking: Covered parking; Attached carport (2 carport spaces); Driveway parking; paved and driveway level; Has parking
• Security: Gated community with attendant/guard; 24-hour security; Automatic gate; Resident manager; Controlled access; Onsite property management
• Utilities: Public/district water; Public sewer; Standard electric; Natural gas available; Cable available; Telephone in street; Electricity available; Water available; sewer available
• Home design: Single-story home; Mobile home model 'Starcrest' (24' x 52'); mobile home remains on site; Entry at front door; One-level living; Has view; lot on ocean side of highway with home across road
• Construction: Siding skirt; Pier jacks foundation
• Exterior features: Wrap-around covered patio / porch / deck / terrace with stone and slab elements; Awning; Patio (open and covered); Porch - front; In-ground community heated pool; Community spa (in-ground, heated); Storage building / shed (1); Blockwall, brick wall and vinyl fencing in excellent condition; Garden and yard; Secluded lot with front yard and walkstreet

Interior

• Kitchen: Kitchen open to family room; Kitchen island; Gas cooktop; Gas range; Gas oven; Microwave; Refrigerator; Dishwasher; Water heater unit
• Bedrooms: Primary bedroom on main floor; Primary suite; All bedrooms on single level; Walk-in closet
• Flooring: Tile; Carpet; Laminate
• Bathrooms: Two full bathrooms; Walk-in shower; Double sinks in master bath; Double sinks in bath(s); Exhaust fans; Vanity area
• Heating & cooling: Central furnace (heating)
• Interior features: Crown moldings; Built-ins; Ceiling fan; Open floor plan; Storage space; Sliding glass doors; Mirrored closet doors; Panel doors; Double-pane windows; No interior steps; Low pile carpeting
• Laundry & utility: Inside laundry in its own room; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $350k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $318k (9.1% below list).
• Recommended offer: $318k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 soft (-2.1%/yr); 82 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 32% of the median local income ($121k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• It's been on market 18 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 31y 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 $173k; list at $350k implies a 102% gain — meaningful room to come down on a strong offer.

Recommended offer $318,290 (9.1% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $459,264
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2275 W 25th #191	0.00mi	3/2.0 (+1)	1,344 (+8%)	3mo	$389,000	$289	80
2275 W 25th St #4	0.00mi	2/2.0	1,344 (+8%)	17mo	$495,000	$368	73

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: -17.8%
• Equity multiple: 0.39×
• Total profit: $-59,898
• Equity at exit: $52,186

10-year hold

• IRR: -17.2%
• Equity multiple: 0.18×
• Total profit: $-80,162
• Equity at exit: $30,262

Cash invested: $98,000 (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 90732

• Rents YoY: -2.1%
• Active inventory: 82
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,183 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$668
• Net cashflow: $96

Break-even live

Break-even rent $3,062

Max offer price $350,000

Occupancy floor 92%

Sensitivity live

Price	-10% $338	-5% $217	+0% $96	+5% $-25	+10% $-146
Rent	-10% $-156	-5% $-30	+0% $96	+5% $221	+10% $347
Rate	-1.0pp $272	-0.5pp $185	base $96	+0.5pp $5	+1.0pp $-87

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3200 La Rotonda Dr #505 Rancho Palos Verdes, CA	2.0	2.0	1373	$4,500	$3.28	4d	1	0.67mi
1433 Silvius Ave San Pedro, CA	1.0	1.0	850	$2,900	$3.41	0d	1	1.20mi
372 Miraleste Dr Unit 398 Palos Verdes Peninsula, CA	2.0	2.5	1143	$3,000	$2.62	45d	1	1.22mi
1431 W Paseo del Mar San Pedro, CA	2.0	1.0	1185	$4,995	$4.22	3d	1	1.23mi
1218 S Averill Ave Unit 1218 San Pedro, CA	1.0	1.0	1024	$1,950	$1.90	9d	1	1.26mi
322 S Miraleste Dr #170 San Pedro, CA	1.0	1.0	771	$2,300	$2.98	21d	1	1.26mi
1272 W 22nd St Unit 2 San Pedro, CA	2.0	1.0	750	$2,300	$3.07	9d	1	1.26mi
1430 W 9th St San Pedro, CA	2.0	2.0	885	$2,950	$3.33	45d	1	1.30mi
1331 S Patton Ave San Pedro, CA	2.0	2.0	1200	$2,975	$2.48	15d	1	1.30mi
356 S Miraleste Dr #327 San Pedro, CA	2.0	1.5	1107	$2,950	$2.66	45d	1	1.33mi
386 S Miraleste Dr #470 San Pedro, CA	2.0	2.0	1200	$2,850	$2.38	45d	1	1.35mi
1380 W 9th St San Pedro, CA	3.0	2.0	1500	$3,960	$2.64	25d	1	1.37mi
1166 W 22nd St Unit 2 San Pedro, CA	3.0	2.0	1275	$2,930	$2.30	6d	1	1.40mi
1336 W 9th St Unit 1340 San Pedro, CA	2.0	1.0	960	$2,495	$2.60	45d	1	1.41mi
922 S Patton Ave San Pedro, CA	2.0	2.0	1300	$3,395	$2.61	23d	1	1.45mi

Listing history 11 events

1. 2026-06-21
   days on market $350,000 Active 18 DOM
2. 2026-06-18
   days on market $350,000 Active 15 DOM
3. 2026-06-17
   days on market $350,000 Active 14 DOM
4. 2026-06-16
   days on market $350,000 Active 13 DOM
5. 2026-06-15
   days on market $350,000 Active 12 DOM
6. 2026-06-13
   days on market $350,000 Active 10 DOM
7. 2026-06-09
   days on market $350,000 Active 6 DOM
8. 2026-06-08
   days on market $350,000 Active 5 DOM
9. 2026-06-07
   days on market $350,000 Active 4 DOM
10. 2026-06-04
    remarks 683-char remark
11. 2026-06-04
    listed $350,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $38,195
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,056
• − Management: −$3,056
• − Depreciation: −$10,182
• Taxable loss: −$4,704
• Est. tax savings @ 24.0%: +$1,129
• After-tax cash flow: $2,278/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): 23,067
• Household income: $120,807
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 707.0

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 0.66)
• Race & ethnicity: White 46% Hispanic / Latino 34% Two or more races 21% Asian 10% Black 4%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 70% English-only · Spanish 14% Other Indo-European 4% Other Asian/Pacific 3%

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: ▼ -628.05%
• Current HPI: 313.753
• Rent YoY: ▼ -2.06%
• 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

+677.8% since first listed

44 events — show timeline

• 2026-06-03 Listed $350,000 CRMLS
• 2015-06-23 Listing Removed — CRMLS
• 2015-06-19 Sold (MLS) $173,000 CRMLS
• 2015-06-17 Pending — CRMLS
• 2015-05-19 Contingent — CRMLS
• 2015-02-16 Price Changed $179,900 CRMLS
• 2015-02-16 Relisted — CRMLS
• 2015-01-05 Delisted — CRMLS
• 2015-01-02 Relisted — CRMLS
• 2014-09-27 Delisted — CRMLS
• 2014-09-23 Relisted — CRMLS
• 2014-09-22 Relisted — CRMLS
• 2014-09-22 Delisted — CRMLS
• 2014-09-21 Delisted — CRMLS
• 2014-09-10 Listed $169,900 CRMLS
• 2012-06-29 Sold (MLS) $95,000 CRMLS
• 2012-06-29 Sold (MLS) $95,000 CRMLS
• 2012-06-08 Pending — CRMLS
• 2012-04-21 Pending — CRMLS
• 2012-03-08 Listed $119,000 CRMLS
• 2012-03-07 Listing Removed — CRMLS
• 2012-02-01 Price Changed $119,000 CRMLS
• 2012-01-19 Price Changed $124,000 CRMLS
• 2011-11-18 Price Changed $129,000 CRMLS
• 2011-10-17 Listed $139,000 CRMLS
• 2011-10-12 Listing Removed — CRMLS
• 2011-08-30 Price Changed $144,000 CRMLS
• 2011-07-21 Price Changed $149,000 CRMLS
• 2011-05-18 Price Changed $154,000 CRMLS
• 2011-04-27 Listing Removed — CRMLS
• 2011-04-11 Listed $159,000 CRMLS
• 2011-01-10 Price Changed $149,000 CRMLS
• 2010-06-11 Listed $159,000 CRMLS
• 2010-06-08 Listing Removed — CRMLS
• 2010-02-25 Relisted — CRMLS
• 2010-02-20 Listing Removed — CRMLS
• 2010-02-08 Relisted — CRMLS
• 2010-02-05 Listing Removed — CRMLS
• 2010-01-28 Listed $159,000 CRMLS
• 2009-02-20 Listing Removed — CRMLS
• 2009-01-14 Price Changed $138,000 CRMLS
• 2008-11-05 Listed $170,000 CRMLS
• 1995-06-30 Listing Removed — CRMLS
• 1995-01-31 Listed $45,000 CRMLS

Property tax history

+6.5%/yr

Latest (2025): $349 · +6.5% YoY. Source: county tax records.