1301 E Avenue I #34 · Lancaster, CA 93535

$156,000

4 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 200 Days on market

Built 1974 Est $195k · 20% under ↓ 16% since listing

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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
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back in the market, this ready to move in is one of the best in that area, is big and has a nice big patio, lots of parking, roof was done few years ago, the leas land is low monthly payments, property has resets lights, laundry inside, RV etc.

Key facts

• 3 parking spots
• Community pool
• Built 1974

Property features AI

Finance

• Other: Located in Friendly Village (park name); Pets allowed: dogs OK
• HOA & community: Land lease of $544.38 per month; Rent/land lease includes trash, pool, water and sewer

Exterior

• Parking: Carport with space for 3 vehicles
• Utilities: Public sewer; Water: see remarks
• Home design: Manufactured/mobile home (60' x 12'); Double-wide body type; Single-story; Located in a 55+ park setting (land lease applies)
• Construction: Mobile home remains on site; Year built reported from public records
• Exterior features: Community pool; Sidewalks; Park nearby; Valley location; Paved road access

Interior

• Kitchen: Dishwasher
• Bedrooms: All bedrooms are on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling
• Interior features: Single-story home; All bedrooms on ground level; Entry at ground level
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $156k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $156k).
• Recommended offer: $137k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.5% vs local median 4.3% in Lancaster — 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 (#282 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, amenities B+; Watch: health & safety C-, schools F, crime F.
• Lancaster Elementary (suburban): math 18% / reading 32% proficiency, ranked #1,161 of 1,400 in CA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 1169 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $2,994/mo this rent would consume 51% of the median local household income ($70k/yr) (locally 2494% 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 $1k of loan paydown is wiped out by about $5k 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 + 0.1% rent growth), your $44k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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: moderate wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.92% ✓
• Cap rate: 17.49%
• Cash-on-cash: 39.98%
• DSCR: 2.78
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $194,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1301 E Avenue I #238	0.00mi	5/2.0 (+1)	1,600 (-5%)	11mo	$185,000	$116	78
1501 E Avenue I #138	0.24mi	4/2.0	1,608 (-4%)	11mo	$199,000	$124	72
1301 E Avenue I Spc 246	0.00mi	3/2.0 (-1)	1,440 (-14%)	1mo	$130,000	$90	70
1301 E Avenue I #6	0.02mi	4/2.0	1,440 (-14%)	6mo	$190,000	$132	70
1501 E I Ave #125	0.24mi	3/2.0 (-1)	1,620 (-4%)	11mo	$175,000	$108	69
1501 E Avenue I #148	0.24mi	3/3.0 (-1)	1,848 (+10%)	2mo	$198,400	$107	62
1501 E Avenue I #135	0.24mi	3/2.0 (-1)	1,440 (-14%)	7mo	$155,000	$108	54
1301 East Ave I #36	0.28mi	4/2.0	1,440 (-14%)	18mo	$185,000	$128	48
45800 Challenger Way #304	0.65mi	4/2.0	1,440 (-14%)	5mo	$169,000	$117	41
45800 Challenger Way #181	0.65mi	3/2.0 (-1)	1,440 (-14%)	1mo	$159,000	$110	40
45800 Challenger Way Spc 80	0.61mi	3/2.0 (-1)	1,512 (-10%)	14mo	$165,000	$109	38
45800 Challenger Way #206	0.61mi	4/2.0	1,440 (-14%)	15mo	$180,000	$125	35

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 · 0.14% rent growth · sell at horizon

5-year hold

• IRR: 33.3%
• Equity multiple: 2.35×
• Total profit: $58,975
• Equity at exit: $23,260

10-year hold

• IRR: 38.7%
• Equity multiple: 4.16×
• Total profit: $138,008
• Equity at exit: $13,488

Cash invested: $43,680 (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 93535

• Home prices YoY: -24.3%
• Rents YoY: 0.1%
• Active inventory: 1169
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,994 high
• Mortgage (P&I): −$818
• Tax from tax record: −$27 /mo · $322/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $1,455

Break-even live

Break-even rent $1,152

Max offer price $156,000

Occupancy floor 46%

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: $39,000
• Closing costs: $4,680
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45041 Colleen Dr Lancaster, CA	3.0	3.0	1303	$3,100	$2.38	1d	1	0.50mi
837 Sunrise Ct Lancaster, CA	3.0	2.0	1259	$3,000	$2.38	22d	1	0.67mi
837 Sunrise Ct Lancaster, CA	3.0	2.0	1259	$2,895	$2.30	4d	1	0.67mi
44732 12th St E Lancaster, CA	3.0	2.0	1426	$2,600	$1.82	15d	1	0.86mi
45402 5th St E Lancaster, CA	4.0	2.0	1237	$2,775	$2.24	1d	1	0.86mi
44908 Logue Ave Lancaster, CA	3.0	2.0	1473	$2,495	$1.69	1d	1	0.86mi
1734 Lightcap St Lancaster, CA	3.0	2.0	1467	$2,700	$1.84	1d	1	0.87mi
45428 Raysack Ave Lancaster, CA	4.0	2.0	1244	$2,900	$2.33	1d	1	0.90mi
1004 E Newgrove St Lancaster, CA	3.0	2.0	1160	$2,800	$2.41	1d	1	0.97mi
45465 25th St E Spc 10 Lancaster, CA	3.0	2.0	1690	$825	$0.49	3d	1	1.01mi
44961 5th St E Lancaster, CA	4.0	2.0	1248	$2,500	$2.00	1d	1	1.05mi
1253 Morven St Lancaster, CA	4.0	2.0	1813	$2,995	$1.65	15d	1	1.08mi
45426 Stanridge Ave Lancaster, CA	3.0	2.0	1443	$2,975	$2.06	15d	1	1.15mi
1647 Orchid Ln Lancaster, CA	3.0	3.0	1084	$1,950	$1.80	22d	1	1.16mi
44946 3rd St E Lancaster, CA	4.0	2.0	1256	$2,395	$1.91	15d	1	1.26mi
766 E Pillsbury St Lancaster, CA	5.0	2.0	1604	$2,500	$1.56	11d	1	1.28mi
2634 Avoca St Lancaster, CA	4.0	3.0	1722	$3,200	$1.86	1d	1	1.39mi
45027 Division St Lancaster, CA	3.0	2.0	1221	$2,600	$2.13	1d	1	1.48mi
44707 Cerisa St Lancaster, CA	4.0	2.0	1714	$3,000	$1.75	10d	1	1.50mi

Listing history 22 events

1. 2026-06-18
   days on market $156,000 Active 200 DOM
2. 2026-06-17
   days on market $156,000 Active 199 DOM
3. 2026-06-16
   days on market $156,000 Active 198 DOM
4. 2026-06-15
   days on market $156,000 Active 197 DOM
5. 2026-06-13
   days on market $156,000 Active 195 DOM
6. 2026-06-13
   days on market $156,000 Active 194 DOM
7. 2026-06-09
   days on market $156,000 Active 191 DOM
8. 2026-06-08
   days on market $156,000 Active 190 DOM
9. 2026-06-07
   days on market $156,000 Active 189 DOM
10. 2026-06-04
    days on market $156,000 Active 186 DOM
11. 2026-06-03
    days on market $156,000 Active 185 DOM
12. 2026-06-02
    days on market $156,000 Active 184 DOM
13. 2026-06-01
    days on market $156,000 Active 183 DOM
14. 2026-05-31
    days on market $156,000 Active 182 DOM
15. 2026-03-19
    status Active
16. 2026-03-13
    historical Active Under Contract
17. 2026-03-06
    listed $156,000 Active 244-char remark

    Show marketing remark (244 chars)

    Back in the market, this ready to move in is one of the best in that area, is big and has a nice big patio, lots of parking, roof was done few years ago, the leas land is low monthly payments, property has resets lights, laundry inside, RV etc.

18. 2026-03-03
    status Active
19. 2026-03-03
    price $156,000
20. 2026-02-26
    status Pending Sale
21. 2026-01-08
    price $139,950
22. 2025-11-18
    listed $185,000 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: $322 · $27/mo
• Projected year-2 tax: $1,186 · $99/mo
• Expected delta: +$863/yr (+$72/mo · 268.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 5 d/yr ≥101°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,927
• − Mortgage interest: −$8,738
• − Property taxes: −$322
• − Insurance: −$780
• − Repairs & maintenance: −$2,874
• − Management: −$2,874
• − Depreciation: −$4,538
• Taxable income: $15,800
• Est. tax owed @ 24.0%: −$3,792
• After-tax cash flow: $13,671/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: Lancaster Elementary
• NCES district ID: 0620880
• Math proficiency: 18% ▲ 1.00%
• Reading proficiency: 32% ▬ 0.00%
• Median HH income: $46,440
• Composite: 24.73/100
• National rank: #13028
• State rank: #1161 of 1400 in CA

Livability — Lancaster

• Score: 68/100
• State rank: #282
• US rank: #9504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, CA
• County: Los Angeles County · 9,444,647 people
• City population: 194,251
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 79,409
• Household income: $70,360
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 2494.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 55% Two or more races 25% Black 21% White 17% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 60% English-only · Spanish 37% Tagalog/Filipino 1% Other Indo-European 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: ▼ -144.13%
• Current HPI: 449.4494
• Rent YoY: ▲ 0.14%
• 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

-15.7% since first listed

8 events — show timeline

• 2026-03-19 Relisted — CRMLS
• 2026-03-13 Contingent — CRMLS
• 2026-03-06 Listed $156,000 AVMLS
• 2026-03-03 Relisted — CRMLS
• 2026-03-03 Price Changed $156,000 CRMLS
• 2026-02-26 Pending — CRMLS
• 2026-01-08 Price Changed $139,950 CRMLS
• 2025-11-18 Listed $185,000 CRMLS

Property tax history

+9.9%/yr

Latest (2025): $322 · +9.9% YoY. Source: county tax records.