1065 Lomita #369 · West Carson, CA 90710

$299,999

3 bd · 2.0 ba · 1,536 sqft · Manufactured public records · 5 Days on market

Built 1973 Poor condition Est $284k · 6% over

---

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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• ARV discount +5.0/15.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this large (approx 1704 sq ft with enclosed patio) 2 bedroom 2 full bath mobile in San Rafael Estates. Lots of upgrades including Newer Paint, Laminate wood flooring, Air Conditioning and remodeled bathroom. Large Master Bedroom with two closets and vanity area. This home has a family room, dining area with built in cabinets, living room, and an enclosed patio room that has separate entrance. Large carport with gated area and shed. This home is in a great location in the park tucked away across from guest parking. This Mobile home is in San Rafael Estates which is a 55+ community with gated security entry, coliseum pool, tennis courts, club facility for entertaining, and hot outdoor Jacuzzi tub. Title must be held by person over 54 years of age, and any roommates over 18 years of age are welcomed to live in the home.

Key facts

• Community pool
• Built 1973
• Listed 5 days

Property features AI

Finance

• Other: Manager approval required for multi-unit/park residency; Pet policy: call for details; Located in San Rafael Mobile Home Estates
• Financial info: Land lease amount $992
• HOA & community: Part of an association; Senior community; Community features: curbs, street lighting, sidewalks; Land lease (monthly amount applies)

Exterior

• Parking: Located in San Rafael Mobile Home Estates
• Security: Smoke detector
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Mobile home remains on site; Entry level 1
• Construction: Year built by assessor; Mobile width 144, length 780
• Exterior features: Covered patio; Patio; In-ground community pool; No landscaping

Interior

• Kitchen: Kitchen island; Refrigerator; Gas range and gas oven; Dishwasher
• Bedrooms: Primary bedroom
• Flooring: Wood flooring; Assessor-reported living area
• Bathrooms: 2 full bathrooms; Separate tub and shower; Double sinks in primary bathroom
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Smoke detector; Entry on main level
• Laundry & utility: Laundry room inside the home (individual room)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $300k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Cap rate 10.7% vs local median 2.8% in West Carson — 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 64/100 on livability (#408 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+; Watch: crime D+, amenities F, cost of living 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.
• Zoned schools: Alexander Fleming Middle (1,085 students, 87% FRL); Nathaniel Narbonne Senior High (math 28% / reading 56%, grade F, #472 of 1,170 statewide, top 42%, 1,731 students, 84% FRL) — zoned schools average 85% FRL vs 67% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 63 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $3,675/mo this rent would consume 53% 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 $9k 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 + 3.1% rent growth), your $84k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $153k; list at $300k implies a 96% gain — meaningful room to come down on a strong offer.

Recommended offer $299,999

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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?
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: 1.23% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.91%
• DSCR: 1.71
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $284,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1065 Lomita Blvd #199	0.00mi	2/2.0 (-1)	1,550 (+1%)	1mo	$222,500	$144	93
1065 Lomita Blvd #180	0.14mi	3/2.0	1,554 (+1%)	2mo	$375,000	$241	90
1065 Lomita Blvd #248	0.15mi	2/2.0 (-1)	1,536 (0%)	3mo	$250,000	$163	85
1065 Lomita Blvd #7	0.00mi	2/2.0 (-1)	1,440 (-6%)	5mo	$295,000	$205	81
1065 Lomita Blvd #172	0.00mi	2/2.0 (-1)	1,440 (-6%)	7mo	$241,000	$167	79
1065 W Lomita Blvd #153	0.14mi	2/2.0 (-1)	1,440 (-6%)	1mo	$266,000	$185	78
1065 Lomita Blvd #455	0.00mi	3/2.0	1,680 (+9%)	8mo	$255,000	$152	78
1065 Lomita Blvd #115	0.00mi	3/2.0	1,700 (+11%)	9mo	$315,000	$185	75
1065 Lomita Blvd #147	0.00mi	2/2.0 (-1)	1,344 (-12%)	0mo	$160,000	$119	74
1065 Lomita Blvd #449	0.21mi	2/2.0 (-1)	1,440 (-6%)	2mo	$337,000	$234	73
1065 Lomita Blvd #391	0.21mi	2/2.0 (-1)	1,440 (-6%)	4mo	$305,000	$212	72
760 Lomita Blvd #116	0.57mi	3/2.0	1,620 (+6%)	8mo	$295,000	$182	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: 6.9%
• Equity multiple: 1.27×
• Total profit: $22,677
• Equity at exit: $44,731

10-year hold

• IRR: 16.3%
• Equity multiple: 2.34×
• Total profit: $112,576
• Equity at exit: $25,938

Cash invested: $84,000 (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 90710

• Rents YoY: 3.1%
• Active inventory: 63
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $3,675 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$92 /mo · $1,100/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$772
• Net cashflow: $1,114

Break-even live

Break-even rent $2,266

Max offer price $299,999

Occupancy floor 65%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 252nd St Unit 6 Harbor City, CA	2.0	1.0	1250	$1,999	$1.60	43d	1	0.39mi
1309 Hunt Ter Harbor City, CA	4.0	2.5	1685	$4,500	$2.67	43d	1	0.40mi
1361 Abraham Ter Harbor City, CA	4.0	2.5	2018	$4,300	$2.13	14d	1	0.44mi
1008 Harbor Heights Dr Unit B Harbor City, CA	3.0	2.5	1434	$3,295	$2.30	15d	1	0.55mi
1435 Lomita Blvd #105 Harbor City, CA	3.0	2.0	1260	$3,250	$2.58	43d	1	0.58mi
24223 Ambassador Pl Harbor City, CA	3.0	2.0	1208	$3,800	$3.15	5d	1	0.67mi
25595 Pine Creek Ln Wilmington, CA	2.0	1.5	1170	$3,300	$2.82	11d	1	0.83mi
1732 251st St Lomita, CA	3.0	1.0	1200	$4,000	$3.33	43d	1	0.96mi
25122 Ebony Ln Lomita, CA	2.0	2.0	1716	$2,955	$1.72	20d	1	1.03mi
23502 Nicolle Ave Carson, CA	4.0	2.0	1700	$7,000	$4.12	1d	1	1.03mi
1311 Sepulveda Blvd Torrance, CA	2.0	2.0	1050	$3,650	$3.48	20d	1	1.10mi
25316 Ebony Ln Ste 1 Lomita, CA	3.0	3.0	1890	$3,415	$1.81	11d	1	1.13mi
25316 Ebony Ln Lomita, CA	3.0	3.0	1890	$3,415	$1.81	12d	1	1.13mi
1530 260th St Apt 6 Harbor City, CA	3.0	2.0	1150	$3,295	$2.87	20d	1	1.17mi
1918 252nd St Lomita, CA	3.0	2.0	1488	$3,900	$2.62	43d	1	1.20mi
22919 Mariposa Ave Torrance, CA	2.0–3.0	2.5–4.0	1480	$4,000	$2.70	43d	2	1.20mi
26127 Frampton Ave Unit F Harbor City, CA	3.0	2.5	1161	$3,200	$2.76	43d	1	1.20mi
1676 259th St Harbor City, CA	2.0	1.0	1250	$2,795	$2.24	16d	1	1.20mi
25018 Eshelman Ave Unit 9 Lomita, CA	2.0	2.5	1400	$3,295	$2.35	24d	1	1.21mi
25018 Eshelman Ave Lomita, CA	2.0	2.5	1400	$3,295	$2.35	43d	1	1.22mi
22919 Mariposa Ave #202 Torrance, CA	3.0	4.0	1780	$4,000	$2.25	24d	1	1.23mi
22716 Meyler St Torrance, CA	3.0	3.0	1650	$4,700	$2.85	22d	1	1.32mi
22859 Morro Dr Carson, CA	4.0	3.0	2075	$4,350	$2.10	18d	1	1.34mi
22859 Morro Dr Carson, CA	4.0	3.0	2075	$4,500	$2.17	43d	1	1.34mi
2067 Lomita Blvd Lomita, CA	4.0	2.0	2070	$4,950	$2.39	5d	1	1.36mi
22839 Morro Dr Carson, CA	4.0	3.0	2160	$4,295	$1.99	12d	1	1.37mi
24139 Ravenna Ave Carson, CA	4.0	2.0	1356	$4,500	$3.32	19d	1	1.40mi
25021 Oak St Lomita, CA	3.0	2.0	1281	$3,995	$3.12	7d	1	1.43mi
25326 Oak St Unit 1 Lomita, CA	3.0	2.0	1300	$3,650	$2.81	43d	1	1.46mi
22553 Firenze St Carson, CA	3.0	2.5	2012	$4,500	$2.24	24d	1	1.46mi
1309 Songbird Way Torrance, CA	4.0	4.0	2016	$4,650	$2.31	14d	1	1.47mi

Listing history 13 events

1. 2026-06-18
   days on market $299,999 Active 5 DOM
2. 2026-06-17
   days on market $299,999 Active 4 DOM
3. 2026-06-16
   days on market $299,999 Active 3 DOM
4. 2026-06-15
   days on market $299,999 Active 2 DOM
5. 2026-06-13
   statusdays on market $299,999 Active 1 DOM
6. 2026-06-09
   days on market $299,999 Coming Soon 10 DOM
7. 2026-06-08
   days on market $299,999 Coming Soon 9 DOM
8. 2026-06-07
   days on market $299,999 Coming Soon 8 DOM
9. 2026-06-04
   days on market $299,999 Coming Soon 5 DOM
10. 2026-06-03
    days on market $299,999 Coming Soon 4 DOM
11. 2026-06-02
    days on market $299,999 Coming Soon 3 DOM
12. 2026-06-01
    days on market $299,999 Coming Soon 2 DOM
13. 2026-05-31
    listed $299,999 Coming Soon 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: $1,100 · $92/mo
• Projected year-2 tax: $2,280 · $190/mo
• Expected delta: +$1,180/yr (+$98/mo · 107.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥87°F today · 22 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: $44,104
• − Mortgage interest: −$16,805
• − Property taxes: −$1,100
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,528
• − Management: −$3,528
• − Depreciation: −$8,727
• Taxable income: $8,916
• Est. tax owed @ 24.0%: −$2,140
• After-tax cash flow: $11,224/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 property requires extensive repairs and updates to its exterior, interior, and HVAC systems, significantly impacting its resale and rental value. Immediate attention to these areas is crucial for increasing its marketability.

Repairs flagged

• Major exterior siding — Signs of wear and tear on the exterior.
• Major roof — Aged appearance and potential need for inspection.
• Major interior walls — Aged appearance and potential need for repainting.
• Major bathrooms — Aged appearance and potential need for updates.
• Major kitchen — Aged appearance and potential need for updates.
• Major HVAC/mechanicals — Aged appearance and potential need for updates.
• Major landscaping — Needs freshening up to improve curb appeal.

Value-add opportunities

• Both exterior siding and roof repair — Improves both resale and rental value by enhancing curb appeal and structural integrity.
• Both interior painting and updates — Improves both resale and rental value by enhancing the home's appearance and appeal.
• Both HVAC and mechanical updates — Improves both resale and rental value by ensuring the home is energy-efficient and comfortable.
• Both landscaping and curb appeal improvements — Improves both resale and rental value by enhancing the home's exterior and curb appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Signs of wear and tear on the exterior.	Major	$15,000–50,000
roof · Aged appearance and potential need for inspection.	Major	$15,000–50,000
interior walls · Aged appearance and potential need for repainting.	Major	$15,000–50,000
bathrooms · Aged appearance and potential need for updates.	Major	$15,000–50,000
kitchen · Aged appearance and potential need for updates.	Major	$15,000–50,000
HVAC/mechanicals · Aged appearance and potential need for updates.	Major	$15,000–50,000
landscaping · Needs freshening up to improve curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both exterior siding and roof repair — Improves both resale and rental value by enhancing curb appeal and structural integrity. ↑
• Both interior painting and updates — Improves both resale and rental value by enhancing the home's appearance and appeal. ↑
• Both HVAC and mechanical updates — Improves both resale and rental value by ensuring the home is energy-efficient and comfortable. ↑
• Both landscaping and curb appeal improvements — Improves both resale and rental value by enhancing the home's exterior and curb appeal. ↑

ⓘ 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: 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 — West Carson

• Score: 64/100
• State rank: #408
• US rank: #13927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Carson, CA
• County: Los Angeles County · 9,444,647 people
• City population: 18,467
• 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

+88.7% since first listed

6 events — show timeline

• 2026-05-30 Coming Soon $299,999 CRMLS
• 2021-04-23 Sold (MLS) $153,000 CRMLS
• 2021-04-12 Contingent — CRMLS
• 2021-03-03 Pending — CRMLS
• 2021-02-20 Contingent — CRMLS
• 2021-02-16 Listed $159,000 CRMLS

Property tax history

+1.8%/yr

Latest (2025): $1,100 · +1.8% YoY. Source: county tax records.