5711 Columbia Way #163 · Quartz Hill, CA 93536

$109,999

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 69 Days on market

Built 1978 Good condition 3,000 sqft lot Est $132k · 17% under ↓ 4% since listing

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Livability +2.9/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained 2-bedroom, 1-bath single-wide mobile home featuring fresh interior paint and brand-new carpet throughout. This cozy home offers a comfortable living space with a swamp cooler for warmer months and a wall heater for year-round comfort. Conveniently priced to sell, this is a great opportunity for affordable living or investment. Don't miss out--call today before it's gone!

Key facts

• Wall heater
• Fresh interior paint
• Brand-new carpet

Tags

• SWAMP COOLER
• WALL HEATER
• FRESH INTERIOR PAINT
• BRAND-NEW CARPET

Property features AI

Finance

• Other: APN 8950-116-163
• HOA & community: Park name: Quartz Hill Mobile; New space rent around $536; Park deposit: none; Deposit: $3

Exterior

• Security: Security complex (park)
• Utilities: Individual meter; Cable TV
• Home design: Mobile home; Located in a mobile home park (Quartz Hill Mobile); Space number 163; All ages community; Manufactured in 1978; Length about 54 ft; Width about 12 ft
• Construction: Composition shingle roof; Skirted exterior; Manufacturer: Skyline
• Exterior features: Awning (2); Park pool; Clubhouse/rec room; Security complex

Interior

• Kitchen: Dishwasher; Gas Range; Gas Oven; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Wall furnace
• Interior features: Dishwasher; Dryer; Washer; Refrigerator; Gas Range; Gas Oven
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $110k. Condition is rated good.

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 ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.0% vs local median 4.1% in Quartz Hill — 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 58/100 on livability (#703 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+; Watch: schools D-, crime D-, amenities 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.
• Market conditions: Rents soft (-1.2%/yr); 1129 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $760 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 4→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,399 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.98% ✓
• Cap rate: 18.04%
• Cash-on-cash: 41.97%
• DSCR: 2.87
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $131,880
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5711 Columbia Way #137	0.00mi	3/2.0 (+1)	924 (+10%)	3mo	$145,000	$157	72
5711 W Columbia Way #216	0.00mi	2/2.0	924 (+10%)	12mo	$110,000	$119	69
5711 Columbia Way #77	0.00mi	2/2.0	960 (+14%)	20mo	$170,000	$177	56

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: 35.4%
• Equity multiple: 2.44×
• Total profit: $44,367
• Equity at exit: $16,401

10-year hold

• IRR: 40.7%
• Equity multiple: 4.32×
• Total profit: $102,173
• Equity at exit: $9,511

Cash invested: $30,800 (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: 1129
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,176 high
• Mortgage (P&I): −$577
• Tax from tax record: −$19 /mo · $227/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $1,077

Break-even live

Break-even rent $812

Max offer price $109,999

Occupancy floor 45%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6570 West Avenue L Lancaster, CA	1.0	1.0	531	$1,645	$3.10	1d	1	0.68mi
42347 52nd St W Lancaster, CA	2.0	1.0	837	$2,300	$2.75	12d	1	0.77mi
5036 West Avenue L8 Unit 20 Quartz Hill, CA	1.0	1.0	800	$1,395	$1.74	1d	1	0.93mi
5637 Redwood Ave Unit B Palmdale, CA	2.0	1.0	760	$2,445	$3.22	1d	1	0.97mi
4849 Avenue L-14 Quartz Hill, CA	2.0	1.0	900	$1,695	$1.88	1d	1	1.01mi
42603 50th St W Lancaster, CA	2.0	1.0	786	$2,300	$2.93	1d	1	1.13mi

Listing history 16 events

1. 2026-06-18
   days on market $109,999 Active 69 DOM
2. 2026-06-17
   days on market $109,999 Active 68 DOM
3. 2026-06-16
   days on market $109,999 Active 67 DOM
4. 2026-06-15
   days on market $109,999 Active 66 DOM
5. 2026-06-13
   days on market $109,999 Active 64 DOM
6. 2026-06-13
   days on market $109,999 Active 63 DOM
7. 2026-06-09
   days on market $109,999 Active 60 DOM
8. 2026-06-08
   days on market $109,999 Active 59 DOM
9. 2026-06-07
   days on market $109,999 Active 58 DOM
10. 2026-06-04
    days on market $109,999 Active 55 DOM
11. 2026-06-03
    days on market $109,999 Active 54 DOM
12. 2026-06-02
    days on market $109,999 Active 53 DOM
13. 2026-06-01
    days on market $109,999 Active 52 DOM
14. 2026-05-31
    days on market $109,999 Active 51 DOM
15. 2026-05-16
    price $109,999
16. 2026-04-09
    listed $115,000 Active

ⓘ 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: $227 · $19/mo
• Projected year-2 tax: $836 · $70/mo
• Expected delta: +$609/yr (+$51/mo · 267.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 4 d/yr ≥97°F today · 9 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,109
• − Mortgage interest: −$6,162
• − Property taxes: −$227
• − Insurance: −$550
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − Depreciation: −$3,200
• Taxable income: $11,792
• Est. tax owed @ 24.0%: −$2,830
• After-tax cash flow: $10,096/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

Good 75/100 Cosmetic rehab

This well-maintained single-wide mobile home offers a cozy living space with fresh paint and new carpet. Minor updates to the kitchen and exterior would significantly enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — slightly worn
• Minor kitchen appliances — slightly worn

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizes kitchen and improves aesthetics
• Both paint exterior — enhances curb appeal and value
• Both landscape front yard — improves curb appeal and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slightly worn	Minor	$500–3,000
kitchen appliances · slightly worn	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizes kitchen and improves aesthetics ↑
• Both paint exterior — enhances curb appeal and value ↑
• Both landscape front yard — improves curb appeal and enhances property 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: 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 — Quartz Hill

• Score: 58/100
• State rank: #703
• US rank: #21208

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

• Census place: Quartz Hill, CA
• 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

-4.3% since first listed

2 events — show timeline

• 2026-05-16 Price Changed $109,999 AVMLS
• 2026-04-09 Listed $115,000 AVMLS

Property tax history

+6.7%/yr

Latest (2025): $227 · +6.7% YoY. Source: county tax records.