25253 Malmo St · Lake Hughes, CA 93536

$350,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 510 Days on market

Built 1995 2.53 ac lot

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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).

• Cash flow +14.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +4.1/10.0
• 1% rule +3.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FULLY FURNISHED and seller is willing to leave furniture if the buyer wants it. This home boasts a wonderful 2 bedrooms, 1 master bedroom, and 2 bathrooms. The home has 1,344 sqft and 2.53 acres. It has an abundance of space. Perfect for a family home or simply a place to get away from the busy life of the city. Enjoy the quiet nights that this remote location will provide.

Key facts

• Two lakes close by
• Generous parcel size
• 2.53 acre lot

Tags

• GENEROUS PARCEL SIZE
• TWO LAKES CLOSE BY

Property features AI

Finance

• Other: Single-unit property; No accessory dwelling unit (ADU)
• HOA & community: Suburban community

Exterior

• Utilities: Private water; Septic (type unknown)
• Home design: Manufactured house; Single-story
• Construction: Certified 433a foundation; Year built per public records
• Exterior features: Horse property; No pool; Property has a view

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Wall/window cooling
• Interior features: One-level layout with main entrance on the primary level; All bedrooms located on the ground floor; Living room fireplace
• Laundry & utility: Separate laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $350k.

Deal economics

• At list price, monthly cash flow is $92 ($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 $297k (15.2% below list).
• Recommended offer: $297k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.5% in Lake Hughes — 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 50/100 on livability (#1,119 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A; Watch: crime D-, amenities F, commute F.
• Westside Union Elementary (suburban): math 34% / reading 49% proficiency, ranked #565 of 1,400 in CA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gregg Anderson Academy (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 867 students, 27% FRL); Quartz Hill High (3,066 students, 42% FRL) — zoned schools at 34% FRL track the district average.
• Zoned-school proficiency averages 24% at this address vs 42% district-wide (-17 pts) — the specific schools serving this property underperform the Westside Union Elementary average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.2%/yr); 1140 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 33% of the median local income ($107k/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 510 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $149k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $230k; list at $350k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $296,832 (15.2% below list)

Questions for the listing agent

1. It's been on market 510 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.12%
• DSCR: 1.05
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $193,536
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50216 255th W	0.66mi	2/2.0 (-1)	1,287 (-4%)	0mo	$185,000	$144	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.39×
• Total profit: $-59,628
• Equity at exit: $52,186

10-year hold

• IRR: -16.4%
• Equity multiple: 0.20×
• Total profit: $-78,248
• Equity at exit: $30,262

Cash invested: $98,000 (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 93536

• Rents YoY: -1.2%
• Active inventory: 1140
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,968 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$272 /mo · $3,264/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $92

Break-even live

Break-even rent $2,852

Max offer price $350,000

Occupancy floor 92%

Sensitivity live

Price	-10% $290	-5% $191	+0% $92	+5% $-7	+10% $-106
Rent	-10% $-143	-5% $-26	+0% $92	+5% $209	+10% $326
Rate	-1.0pp $268	-0.5pp $181	base $92	+0.5pp $1	+1.0pp $-91

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: —

Listing history 31 events

1. 2026-06-21
   days on market $350,000 Active 510 DOM
2. 2026-06-18
   days on market $350,000 Active 507 DOM
3. 2026-06-17
   days on market $350,000 Active 506 DOM
4. 2026-06-16
   days on market $350,000 Active 505 DOM
5. 2026-06-15
   days on market $350,000 Active 504 DOM
6. 2026-06-13
   days on market $350,000 Active 502 DOM
7. 2026-06-13
   days on market $350,000 Active 501 DOM
8. 2026-06-09
   days on market $350,000 Active 498 DOM
9. 2026-06-08
   days on market $350,000 Active 497 DOM
10. 2026-06-07
    days on market $350,000 Active 496 DOM
11. 2026-06-04
    days on market $350,000 Active 493 DOM
12. 2026-06-03
    days on market $350,000 Active 492 DOM
13. 2026-06-02
    days on market $350,000 Active 491 DOM
14. 2026-06-01
    days on market $350,000 Active 490 DOM
15. 2026-05-31
    days on market $350,000 Active 489 DOM
16. 2025-11-26
    price $350,000
17. 2025-08-26
    price $375,000
18. 2025-03-25
    price $449,000
19. 2025-01-27
    listed $499,000 Active
20. 2021-10-10
    soldstatus $230,000 Closed Sale 376-char remark

    Show marketing remark (376 chars)

    FULLY FURNISHED and seller is willing to leave furniture if the buyer wants it. This home boasts a wonderful 2 bedrooms, 1 master bedroom, and 2 bathrooms. The home has 1,344 sqft and 2.53 acres. It has an abundance of space. Perfect for a family home or simply a place to get away from the busy life of the city. Enjoy the quiet nights that this remote location will provide.

21. 2021-09-28
    soldstatus $230,000
22. 2021-09-03
    status Pending Sale 376-char remark

    Show marketing remark (376 chars)

    FULLY FURNISHED and seller is willing to leave furniture if the buyer wants it. This home boasts a wonderful 2 bedrooms, 1 master bedroom, and 2 bathrooms. The home has 1,344 sqft and 2.53 acres. It has an abundance of space. Perfect for a family home or simply a place to get away from the busy life of the city. Enjoy the quiet nights that this remote location will provide.

23. 2021-07-28
    price $259,000 376-char remark

    Show marketing remark (376 chars)

    FULLY FURNISHED and seller is willing to leave furniture if the buyer wants it. This home boasts a wonderful 2 bedrooms, 1 master bedroom, and 2 bathrooms. The home has 1,344 sqft and 2.53 acres. It has an abundance of space. Perfect for a family home or simply a place to get away from the busy life of the city. Enjoy the quiet nights that this remote location will provide.

24. 2021-06-10
    listed $265,000 Active 376-char remark

    Show marketing remark (376 chars)

    FULLY FURNISHED and seller is willing to leave furniture if the buyer wants it. This home boasts a wonderful 2 bedrooms, 1 master bedroom, and 2 bathrooms. The home has 1,344 sqft and 2.53 acres. It has an abundance of space. Perfect for a family home or simply a place to get away from the busy life of the city. Enjoy the quiet nights that this remote location will provide.

25. 2021-06-10
    historical

    Show marketing remark (376 chars)

    FULLY FURNISHED and seller is willing to leave furniture if the buyer wants it. This home boasts a wonderful 2 bedrooms, 1 master bedroom, and 2 bathrooms. The home has 1,344 sqft and 2.53 acres. It has an abundance of space. Perfect for a family home or simply a place to get away from the busy life of the city. Enjoy the quiet nights that this remote location will provide.

26. 2021-06-09
    listed $265,000 Active
27. 2013-06-27
    soldstatus $50,000
28. 2012-08-17
    listed $50,000
29. 2005-06-30
    soldstatus $152,000
30. 1988-12-23
    soldstatus $19,000
31. 1985-06-28
    soldstatus $15,500

ⓘ 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: $3,264 · $272/mo
• Projected year-2 tax: $3,264 · $272/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 17 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: $35,620
• − Mortgage interest: −$19,605
• − Property taxes: −$3,264
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,850
• − Management: −$2,850
• − Depreciation: −$10,182
• Taxable loss: −$4,880
• Est. tax savings @ 24.0%: +$1,171
• After-tax cash flow: $2,272/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: Westside Union Elementary
• NCES district ID: 0642120
• Math proficiency: 34% ▲ 1.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $80,763
• Composite: 41.01/100
• National rank: #7473
• State rank: #565 of 1400 in CA

Livability — Lake Hughes

• Score: 50/100
• State rank: #1119
• US rank: #25621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Los Angeles County · 9,444,647 people
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 73,412
• Household income: $106,903
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1998.0

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: White 39% Hispanic / Latino 37% Two or more races 19% Black 13% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 14% · Canada, China
• Languages at home: 75% English-only · Spanish 19% Tagalog/Filipino 2% Arabic 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: ▼ -268.64%
• Current HPI: 357.0605
• Rent YoY: ▼ -1.20%
• 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

+2158.1% since first listed

16 events — show timeline

• 2025-11-26 Price Changed $350,000 CRMLS
• 2025-08-26 Price Changed $375,000 CRMLS
• 2025-03-25 Price Changed $449,000 CRMLS
• 2025-01-27 Listed $499,000 CRMLS
• 2021-10-10 Sold (MLS) $230,000 CRMLS
• 2021-09-28 Sold (Public Records) $230,000 Public Records
• 2021-09-03 Pending — CRMLS
• 2021-07-28 Price Changed $259,000 CRMLS
• 2021-06-10 Listing Removed — CRMLS
• 2021-06-10 Listed $265,000 CRMLS
• 2021-06-09 Listed $265,000 CRMLS
• 2013-06-27 Sold (MLS) $50,000 AVMLS
• 2012-08-17 Listed $50,000 AVMLS
• 2005-06-30 Sold (Public Records) $152,000 Public Records
• 1988-12-23 Sold (Public Records) $19,000 Public Records
• 1985-06-28 Sold (Public Records) $15,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $3,264 · +4.7% YoY. Source: county tax records.