23701 S Western Ave #248 · Torrance, CA 90501

$39,900

2 bd · 1.0 ba · 624 sqft · Manufactured public records · 20 Days on market

Built 1974 Est $76k · 48% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• Schools +5.9/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great mobile home in the city of Torrance. Recently remodeled with upgraded kitchen, laminate flooring, new paint in and out, a bonus room, and a side porch. Parking driveway fits two cars. This home is located in a mobile home community with club house, and two pools. close to shopping centers. Torrance school district. ( Space rent is $1500 a month)

Key facts

• Yard area
• Versatile floor plan
• Center island

Tags

• VERSATILE FLOOR PLAN
• CENTER ISLAND
• ENCLOSED PATIO
• YARD AREA
• LARGE COVERED CARPORT
• OVERSIZED STORAGE SHED

Property features AI

Finance

• Other: Manager approval required; Park name: Knolls Lodge; Directions: Enter park, turn left and drive to furthest rear street. Turn right, home is on the left; Exclusions: personal property and staging
• HOA & community: Land lease in place: $2,000 monthly (current)

Exterior

• Parking: Assigned covered carport (attached) for 2 vehicles
• Security: Smoke detector
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Entry level: 1
• Construction: Year built and living area sourced from public records
• Exterior features: Community pool; Two sheds on the property; Property faces east; Located in a suburban community; Mobile home remains on site (Homette model, 12' x 45'); Property condition: cosmetic repairs needed; Lot roughly 0–1 unit per acre

Interior

• Bathrooms: One full bathroom
• Interior features: One-level home; Smoke detector
• Laundry & utility: Laundry area located outside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 58.9% vs local median 2.1% in Torrance — 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 76/100 on livability (#95 in CA, #3,501 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, commute A+; Watch: health & safety C-, crime D+, cost of living F.
• Torrance Unified (urban): math 62% / reading 67% proficiency, ranked #150 of 1,400 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.2%/yr); 96 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 32% of the median local income ($93k/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 $276 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 + 3.2% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 30y ago 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.
• Current owner paid $14k; list at $40k implies a 185% gain — meaningful room to come down on a strong offer.

Recommended offer $39,301 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 6.31% ✓
• Cap rate: 58.92%
• Cash-on-cash: 187.97%
• DSCR: 9.36
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $76,128
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23701 S Western Ave #42	0.00mi	2/1.0	624 (0%)	6mo	$45,000	$72	95
23701 S Western Ave #77	0.00mi	2/1.0	704 (+13%)	19mo	$86,200	$122	62

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: —
• Equity multiple: 10.46×
• Total profit: $105,642
• Equity at exit: $5,949

10-year hold

• IRR: —
• Equity multiple: 22.32×
• Total profit: $238,189
• Equity at exit: $3,450

Cash invested: $11,172 (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 90501

• Rents YoY: 3.2%
• Active inventory: 96
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $2,517 high
• Mortgage (P&I): −$209
• Tax from tax record: −$12 /mo · $147/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $1,750

Break-even live

Break-even rent $301

Max offer price $39,900

Occupancy floor 25%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2124 W 238th St Unit A Torrance, CA	2.0	2.0	750	$3,600	$4.80	17d	1	0.48mi
2128 W 238th St Unit A Torrance, CA	2.0	2.0	750	$3,500	$4.67	44d	1	0.48mi
2742 Cabrillo Ave #302 Torrance, CA	1.0	1.0	670	$2,400	$3.58	44d	1	0.72mi
1657 W 227th St Apt 1 Torrance, CA	2.0	1.0	575	$2,150	$3.74	44d	1	0.73mi
1434 Plaza del Amo Unit 4 Torrance, CA	1.0	1.0	575	$1,803	$3.14	44d	1	0.86mi
1318 W 227th St Torrance, CA	2.0	1.0	640	$2,250	$3.52	1d	1	0.88mi
1318 W 227th St Torrance, CA	2.0	1.0	640	$2,250	$3.52	44d	1	0.88mi
25109 Ebony Ln Lomita, CA	1.0	1.0	700	$1,839	$2.63	44d	1	0.88mi
24836 Narbonne Ave Lomita, CA	2.0	1.0	740	$2,995	$4.05	44d	1	0.96mi
2457 Lomita Blvd Lomita, CA	2.0	1.0–2.0	878	$5,036	$5.74	2d	14	1.02mi
25004 Frampton Ave Harbor City, CA	1.0	1.0	650	$1,695	$2.61	5d	3	1.06mi
2122 Gramercy Ave Unit 3 Torrance, CA	1.0	1.0	575	$1,850	$3.22	5d	1	1.18mi
2100 Cabrillo Ave Unit 2106 Torrance, CA	1.0	1.0	500	$2,150	$4.30	24d	1	1.19mi
1611 W 221st St Torrance, CA	2.0	1.5	650	$2,600	$4.00	44d	1	1.19mi
820 Coriander Dr Unit K Torrance, CA	1.0	1.0	639	$2,140	$3.35	8d	1	1.20mi
1800 255th St Unit 1812-A Lomita, CA	2.0	1.0	750	$2,145	$2.86	44d	1	1.23mi
23314 Sesame St Unit J-17 Torrance, CA	1.0	1.0	639	$2,275	$3.56	12d	1	1.25mi
1903 Cabrillo Ave Unit C Torrance, CA	2.0	1.0	700	$2,700	$3.86	44d	1	1.31mi
1625 257th St Unit 07 Harbor City, CA	1.0	1.0	600	$1,750	$2.92	24d	1	1.35mi
1033 W 253rd St Unit 103305 Harbor City, CA	1.0	1.0	550	$1,795	$3.26	44d	1	1.39mi
1565 W 218th St Torrance, CA	2.0	1.0	728	$2,700	$3.71	44d	1	1.43mi
25710 1/2 Belle Porte Ave Harbor City, CA	1.0	1.0	600	$2,100	$3.50	22d	1	1.44mi
25710 1/2 Belle Porte Ave Harbor City, CA	1.0	1.0	600	$2,100	$3.50	21d	1	1.44mi
23818 S Figueroa St Unit 7042A Carson, CA	1.0	1.0	750	$2,940	$3.92	44d	1	1.49mi
1661 259th St Harbor City, CA	1.0	1.0	650	$1,895	$2.92	17d	1	1.49mi

Listing history 14 events

1. 2026-06-18
   days on market $39,900 Active 20 DOM
2. 2026-06-17
   days on market $39,900 Active 19 DOM
3. 2026-06-16
   days on market $39,900 Active 18 DOM
4. 2026-06-15
   days on market $39,900 Active 17 DOM
5. 2026-06-13
   days on market $39,900 Active 15 DOM
6. 2026-06-13
   days on market $39,900 Active 14 DOM
7. 2026-06-09
   days on market $39,900 Active 11 DOM
8. 2026-06-08
   days on market $39,900 Active 10 DOM
9. 2026-06-07
   days on market $39,900 Active 9 DOM
10. 2026-06-04
    days on market $39,900 Active 6 DOM
11. 2026-06-03
    days on market $39,900 Active 5 DOM
12. 2026-06-02
    days on market $39,900 Active 4 DOM
13. 2026-06-01
    days on market $39,900 Active 3 DOM
14. 2026-05-31
    days on market $39,900 Active 2 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: $147 · $12/mo
• Projected year-2 tax: $303 · $25/mo
• Expected delta: +$156/yr (+$13/mo · 106.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥86°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: $30,199
• − Mortgage interest: −$2,235
• − Property taxes: −$147
• − Insurance: −$200
• − Repairs & maintenance: −$2,416
• − Management: −$2,416
• − Depreciation: −$1,161
• Taxable income: $21,625
• Est. tax owed @ 24.0%: −$5,190
• After-tax cash flow: $15,810/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: Torrance Unified
• NCES district ID: 0639420
• Math proficiency: 62% ▲ 2.00%
• Reading proficiency: 67% ▬ 0.00%
• Median HH income: $78,640
• Composite: 58.96/100
• National rank: #1969
• State rank: #150 of 1400 in CA

Livability — Torrance

• Score: 76/100
• State rank: #95
• US rank: #3501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Torrance, CA
• County: Los Angeles County · 9,444,647 people
• City population: 153,473
• 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

+208.1% since first listed

11 events — show timeline

• 2026-05-29 Listed $39,900 CRMLS
• 2021-01-15 Sold (MLS) $14,000 CRMLS
• 2020-12-17 Pending — CRMLS
• 2020-12-09 Relisted — CRMLS
• 2020-10-09 Pending — CRMLS
• 2020-10-06 Listed $18,000 CRMLS
• 2020-02-04 Pending — CRMLS
• 2020-02-03 Delisted — CRMLS
• 2020-01-27 Listed $18,000 CRMLS
• 1996-06-30 Listing Removed — CRMLS
• 1996-01-29 Listed $12,950 CRMLS

Property tax history

+7.3%/yr

Latest (2025): $147 · +7.3% YoY. Source: county tax records.