45446 7th St #17 · Lancaster, CA 93535

$37,000

1 bd · 1.0 ba · 448 sqft · Manufactured · 41 Days on market

Built 2006 Average condition 4.67 ac lot ↓ 25% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

CASH ONLY! Welcome to 45446 E 7th Street #17 -- a cozy 2006 single-wide mobile home offering approximately 550 sq. ft. of comfortable living space. This home features a functional layout with great potential for customization and updating to make it your own. Perfect for first-time buyers or investors looking for an affordable property, this unit sits in a well-maintained community with a space rent of just $725/month. Highlights: Single-wide built in 2006 Approx. 550 sq. ft. Low space rent -- $725/month Ideal starter or investment home Needs a little TLC - priced accordingly! Cash offers welcomed! Don't miss this chance to own an affordable home with endless potential -- schedule your show

Key facts

• 4.67 acre lot
• Built 2006
• Listed 40 days

Property features AI

Finance

• Other: APN 3176-019-026; Unit features include awning, shed, and porch; Serial number 123456789; Space labeled 17
• Financial info: Deposit: $2,500
• HOA & community: Park rent $795 (new space rent); Park deposit $725; Manager: Anabel

Exterior

• Utilities: Natural gas
• Home design: Mobile home (space #17 in AIR LANE TRAILER park); All ages allowed; Skirted
• Construction: Composition shingle roof; Combination of metal, siding, and wood exterior materials; Manufactured in 2006; Width 50 ft, Length 11 ft
• Exterior features: Chain link fencing; Wood fencing; Porch; Shed; Awning

Interior

• Kitchen: Refrigerator; Gas range; Gas oven; Dishwasher disposal
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Disposal; Awning; Shed; Porch

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $37k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $955 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $37k).
• Recommended offer: $36k (3.0% below list) — sets the bar for market timing.
• Cap rate 37.3% 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; 1 comparable units currently listed for rent nearby; 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 $256 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,890 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 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?
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: 4.14% ✓
• Cap rate: 37.28%
• Cash-on-cash: 110.67%
• DSCR: 5.92
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.14% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.88×
• Total profit: $50,591
• Equity at exit: $5,517

10-year hold

• IRR: —
• Equity multiple: 11.22×
• Total profit: $105,884
• Equity at exit: $3,199

Cash invested: $10,360 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,533 medium
• Mortgage (P&I): −$194
• Tax est. 1.5%: −$46 /mo · $555/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $955

Break-even live

Break-even rent $324

Max offer price $37,000

Occupancy floor 33%

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: $9,250
• Closing costs: $1,110
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45122 Date Ave Lancaster, CA	—	1.0	200	$950	$4.75	1d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $37,000 Active 41 DOM
2. 2026-06-17
   days on market $37,000 Active 40 DOM
3. 2026-06-16
   days on market $37,000 Active 39 DOM
4. 2026-06-15
   days on market $37,000 Active 38 DOM
5. 2026-06-13
   days on market $37,000 Active 36 DOM
6. 2026-06-13
   days on market $37,000 Active 35 DOM
7. 2026-06-09
   days on market $37,000 Active 32 DOM
8. 2026-06-08
   days on market $37,000 Active 31 DOM
9. 2026-06-07
   pricedays on market $37,000 Active 30 DOM
10. 2026-06-04
    days on market $45,000 Active 27 DOM
11. 2026-06-03
    days on market $45,000 Active 26 DOM
12. 2026-06-02
    days on market $45,000 Active 25 DOM
13. 2026-06-01
    days on market $45,000 Active 24 DOM
14. 2026-05-31
    days on market $45,000 Active 23 DOM
15. 2026-05-08
    listed $45,000 Active
16. 2026-02-26
    price $49,990
17. 2025-11-25
    price $60,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 19 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: $18,397
• − Mortgage interest: −$2,073
• − Property taxes: −$555
• − Insurance: −$185
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$1,076
• Taxable income: $11,565
• Est. tax owed @ 24.0%: −$2,776
• After-tax cash flow: $8,690/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 · 7 photos

Average 55/100 Moderate rehab

This 2006 single-wide mobile home requires moderate renovations to improve its condition and increase its value. Painting, flooring, and kitchen and bathroom updates can significantly enhance its appeal and marketability.

Repairs flagged

• Minor Paint — Some wear on interior walls.
• Minor Flooring — Some wear on wooden flooring.
• Minor Kitchen Countertops — Laminate countertops may need replacement or refinishing.
• Minor Bathroom Fixtures — Standard fixtures may need updating or replacement.
• Minor Exterior Painting — Light-colored siding may need repainting for a fresh look.

Value-add opportunities

• Both Painting — Fresh paint can improve curb appeal and interior aesthetics.
• Both Flooring Replacement — New flooring can enhance the home's value and appeal.
• Both Kitchen Countertop Upgrade — Modern countertops can increase both resale and rental value.
• Both Bathroom Fixtures Upgrade — Updated fixtures can improve functionality and aesthetics.
• Both Exterior Painting — Fresh paint can improve curb appeal and home value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Some wear on interior walls.	Minor	$500–3,000
Flooring · Some wear on wooden flooring.	Minor	$500–3,000
Kitchen Countertops · Laminate countertops may need replacement or refinishing.	Minor	$500–3,000
Bathroom Fixtures · Standard fixtures may need updating or replacement.	Minor	$500–3,000
Exterior Painting · Light-colored siding may need repainting for a fresh look.	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Both Painting — Fresh paint can improve curb appeal and interior aesthetics. ↑
• Both Flooring Replacement — New flooring can enhance the home's value and appeal. ↑
• Both Kitchen Countertop Upgrade — Modern countertops can increase both resale and rental value. ↑
• Both Bathroom Fixtures Upgrade — Updated fixtures can improve functionality and aesthetics. ↑
• Both Exterior Painting — Fresh paint can improve curb appeal and home value. ↑

ⓘ 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: 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

-25.0% since first listed

3 events — show timeline

• 2026-05-08 Listed $45,000 AVMLS
• 2026-02-26 Price Changed $49,990 AVMLS
• 2025-11-25 Price Changed $60,000 AVMLS