20315 Denker Ave #34 · Los Angeles, CA 90501

$130,000

1 bd · 1.0 ba · 408 sqft · Manufactured · 52 Days on market

Built 1995 Average condition $319/sqft · 23% above area Est $106k · 23% over

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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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +7.3/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This cozy 1-bedroom, 1-bathroom manufactured house located in the city of Torrance. The home offers a fresh, modern living space perfectly suited for a streamlined lifestyle. Key Interior Features an Open Living & Dining with a functional layout that seamlessly connects the living room to the kitchen with a center island, perfect for meal prep or casual dining, along with a dedicated eating area. Currently undergoing though a new waterproof flooring installation throughout, ensuring both durability and a contemporary aesthetic. New blinds throughout, allowing for plenty of natural light while maintaining your privacy. And for your convenience, a new AC and heating system has been inst

Key facts

• Waterproof flooring
• Open living
• Functional layout

Tags

• MODERN LIVING SPACE
• THOUGHTFUL REMODEL
• WATERPROOF FLOORING
• OPEN LIVING
• FUNCTIONAL LAYOUT
• CENTER ISLAND

Property features AI

Finance

• Other: Manager approval required; Directions: GPS; access road with maintained, paved surface
• Financial info: Monthly land lease of $1,000 (park-managed land lease)
• HOA & community: Park name: ABC Wishing Well; Onsite property management; Street lighting; Pets permitted with rules and breed restrictions; Association notes include pet rules, weight limit, and sewer

Exterior

• Parking: Assigned parking; Two uncovered parking spaces
• Security: On-site resident manager; Carbon monoxide and smoke detectors
• Utilities: District/public water; Sewer paid / public sewer (connected); Standard electric service (electricity on property and connected); Natural gas available and connected; Cable available; Telephone in street; Water connected
• Home design: Single-story home; One level; Entry at floor level; Updated/remodeled condition; Has a view; Mobile home remains on site (model CCH, 12' x 34')
• Construction: Raised foundation; Construction materials listed as unknown
• Exterior features: Shingle roof; Awning; Patio; One shed; No landscaping; Lot-level/flat; Near public transit

Interior

• Kitchen: Remodeled kitchen; Kitchen island; Formica and laminate counters; Self-cleaning oven; Range/stove hood; Gas & electric range; Water heater unit
• Bedrooms: All bedrooms on ground floor; Main floor bedroom
• Flooring: Laminate flooring
• Bathrooms: One full bathroom with shower-tub combination; Bathtub; Low-flow shower; Low-flow toilet(s)
• Heating & cooling: Combination heating; Electric cooling; Evaporative cooling
• Interior features: Unfurnished; High ceilings (9 feet+); Open floor plan; Storage space; Formica counters; Sliding glass door(s); Panel doors; Blinds; Window screens; Linen closet/storage; Carbon monoxide detector(s); Smoke detector; Resident manager
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $130k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 rising (+3.2%/yr); 96 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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 + 3.2% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 9.70%
• Cash-on-cash: 12.17%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (median comp): $105,910
• List price: $130,000
• Delta: 22.75%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20315 Denker Ave #28	0.00mi	1/1.0	456 (+12%)	6mo	$130,000	$285	75

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $2,866
• Equity at exit: $19,383

10-year hold

• IRR: 11.9%
• Equity multiple: 1.95×
• Total profit: $34,526
• Equity at exit: $11,240

Cash invested: $36,400 (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 90501

• Rents YoY: 3.2%
• Active inventory: 96
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,604 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $369

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 72%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1646 Cabrillo Ave Unit 240 Torrance, CA	—	1.0	300	$1,006	$3.35	43d	1	1.15mi
1646 Cabrillo Ave Unit 228 Torrance, CA	—	1.0	375	$1,102	$2.94	24d	1	1.15mi

Listing history 14 events

1. 2026-06-18
   days on market $130,000 Active 52 DOM
2. 2026-06-17
   days on market $130,000 Active 51 DOM
3. 2026-06-16
   days on market $130,000 Active 50 DOM
4. 2026-06-15
   days on market $130,000 Active 49 DOM
5. 2026-06-13
   days on market $130,000 Active 47 DOM
6. 2026-06-09
   days on market $130,000 Active 43 DOM
7. 2026-06-08
   days on market $130,000 Active 42 DOM
8. 2026-06-07
   days on market $130,000 Active 41 DOM
9. 2026-06-04
   days on market $130,000 Active 38 DOM
10. 2026-06-03
    days on market $130,000 Active 37 DOM
11. 2026-06-02
    days on market $130,000 Active 36 DOM
12. 2026-06-01
    days on market $130,000 Active 35 DOM
13. 2026-05-31
    days on market $130,000 Active 34 DOM
14. 2026-04-27
    listed $130,000 Active 1269-char remark

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥87°F today · 21 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: $19,252
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − Depreciation: −$3,782
• Taxable income: $2,508
• Est. tax owed @ 24.0%: −$602
• After-tax cash flow: $3,826/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 · 12 photos

Average 55/100 Cosmetic rehab

This 1-bedroom, 1-bathroom manufactured home offers a fresh, modern living space with average condition. It requires cosmetic updates to kitchen cabinets, bathroom fixtures, and HVAC unit to enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — existing cabinets need updating
• Minor bathroom fixtures — existing fixtures need updating
• Minor HVAC unit — existing AC unit needs cleaning

Value-add opportunities

• Resale new kitchen cabinets — modern cabinets improve aesthetics and functionality
• Resale new bathroom fixtures — updated fixtures enhance the bathroom's appeal
• Rental new HVAC unit — modern AC unit improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · existing cabinets need updating	Minor	$500–3,000
bathroom fixtures · existing fixtures need updating	Minor	$500–3,000
HVAC unit · existing AC unit needs cleaning	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale new kitchen cabinets — modern cabinets improve aesthetics and functionality ↑
• Resale new bathroom fixtures — updated fixtures enhance the bathroom's appeal ↑
• Rental new HVAC unit — modern AC unit improves comfort and energy efficiency ↑

ⓘ 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 — 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): 41,787
• Household income: $92,923
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 1972.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 43% Asian 27% White 20% Two or more races 15% Black 5%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Slovak 1% Lithuanian 1% British 1%
• Foreign-born: 33% · Canada, South Korea, China
• Languages at home: 46% English-only · Spanish 32% Other Asian/Pacific 5% Korean 5%

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: ▼ -755.95%
• Current HPI: 334.9041
• Rent YoY: ▲ 3.25%
• 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

1 event — show timeline

• 2026-04-27 Listed $130,000 CRMLS