17705 S Western Ave Spc 109 · Torrance, CA 90248

$180,000

2 bd · 2.0 ba · 1,128 sqft · Manufactured public records · 61 Days on market

Built 1994 Good condition $160/sqft · 41% above area Est $128k · 41% over

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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
• Schools +5.9/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

No HOA ONLY land rent

Key facts

• Built 1994
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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: 27 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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 + 3.0% rent growth), your $50k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.

Recommended offer $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
5. 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?
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: 1.69% ✓
• Cap rate: 15.28%
• Cash-on-cash: 32.11%
• DSCR: 2.43
• GRM: 4.9

CMA / ARV

• ARV (median comp): $128,012
• List price: $180,000
• Delta: 40.61%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17705 S Western Ave #18	0.00mi	2/2.0	1,080 (-4%)	9mo	$117,000	$108	85
17705 S Western #102	0.06mi	2/2.0	1,100 (-2%)	14mo	$115,000	$105	82
17700 Western #76	0.23mi	3/2.0 (+1)	1,152 (+2%)	2mo	$85,000	$74	79
17705 S Western Ave #88	0.00mi	3/2.0 (+1)	1,248 (+11%)	4mo	$215,000	$172	74
17705 S Western Ave #53	0.00mi	3/2.0 (+1)	990 (-12%)	7mo	$155,000	$157	69
17700 S Western Ave #116	0.24mi	2/2.0	1,040 (-8%)	9mo	$155,000	$149	68
17705 S Western #24	0.10mi	3/2.0 (+1)	1,000 (-11%)	12mo	$114,900	$115	62
17700 Western Ave S #190	0.23mi	2/2.0	960 (-15%)	5mo	$95,000	$99	60
17700 S Western Ave #174	0.30mi	2/2.0	960 (-15%)	1mo	$178,000	$185	60
17700 S Western Ave #162	0.23mi	2/2.0	960 (-15%)	7mo	$152,500	$159	59
17700 S Western Ave #35	0.23mi	2/2.0	960 (-15%)	10mo	$130,000	$135	56
17700 Western Ave SPC 111	0.30mi	2/2.0	960 (-15%)	10mo	$159,000	$166	53

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.1%
• Equity multiple: 2.12×
• Total profit: $56,665
• Equity at exit: $26,839

10-year hold

• IRR: 34.6%
• Equity multiple: 4.17×
• Total profit: $159,668
• Equity at exit: $15,563

Cash invested: $50,400 (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 90248

• Active inventory: 27
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $3,040 high
• Mortgage (P&I): −$944
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $1,349

Break-even live

Break-even rent $1,333

Max offer price $180,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,451	-5% $1,400	+0% $1,349	+5% $1,298	+10% $1,247
Rent	-10% $1,109	-5% $1,229	+0% $1,349	+5% $1,469	+10% $1,589
Rate	-1.0pp $1,439	-0.5pp $1,395	base $1,349	+0.5pp $1,302	+1.0pp $1,255

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18012 Manhattan Pl Torrance, CA	3.0	2.0	1446	$3,595	$2.49	3d	1	0.21mi
17405 Van Ness Ave Torrance, CA	2.0	2.0	850	$2,775	$3.26	16d	1	0.44mi
17313 Denker Ave Unit 4 Gardena, CA	2.0	1.0	985	$2,300	$2.34	45d	1	0.44mi
17310 S Dalton Ave #3 Gardena, CA	2.0	2.5	1400	$3,500	$2.50	25d	1	0.50mi
18405 Haas Ave Torrance, CA	3.0	2.0	1240	$3,500	$2.82	45d	1	0.56mi
1443 W 179th St Unit 107 Gardena, CA	2.0	1.0	800	$2,450	$3.06	25d	1	0.61mi
1443 W 179th St Apt 104 Gardena, CA	2.0	2.0	850	$2,500	$2.94	45d	1	0.61mi
16507 Saint Andrews Pl Unit C Gardena, CA	2.0	1.0	850	$2,650	$3.12	45d	1	0.74mi
1243 Electric St Gardena, CA	2.0	2.0	866	$2,850	$3.29	9d	1	0.88mi
1616 W Gardena Blvd Gardena, CA	2.0	1.0	882	$2,800	$3.17	4d	1	0.88mi
17229 Atkinson Ave Torrance, CA	3.0	1.0	967	$3,600	$3.72	45d	1	0.88mi
2314 W 165th St Torrance, CA	3.0	2.0	1304	$4,000	$3.07	18d	1	0.90mi
16326 Denker Ave Gardena, CA	2.0	1.0	908	$3,000	$3.30	45d	1	0.93mi
16901 Crenshaw Blvd Unit 1 Torrance, CA	2.0	1.0	800	$2,500	$3.12	25d	1	1.03mi
1328 W Gardena Blvd Apt 3 Gardena, CA	2.0	2.0	1080	$2,700	$2.50	45d	1	1.04mi
17309 Elgar Ave Torrance, CA	2.0	1.0	838	$3,400	$4.06	14d	1	1.05mi
17309 Elgar Ave Torrance, CA	2.0	1.0	838	$3,400	$4.06	9d	1	1.05mi
1261 W 166th St Gardena, CA	3.0	2.0	1280	$3,000	$2.34	45d	1	1.07mi
16713 Crenshaw Blvd Torrance, CA	3.0	1.0	850	$2,450	$2.88	45d	1	1.08mi
1343 W 164th St Gardena, CA	2.0	2.0	800	$2,700	$3.38	25d	1	1.10mi
17032 Falda Ave Torrance, CA	3.0	2.0	1487	$4,995	$3.36	0d	1	1.11mi
17513 Glenburn Ave Torrance, CA	2.0	2.0	800	$3,195	$3.99	45d	1	1.13mi
3313 Artesia Blvd Torrance, CA	1.0	1.0	750	$1,895	$2.53	45d	1	1.17mi
15825 Denker Ave Unit A Gardena, CA	2.0	1.0	900	$2,750	$3.06	45d	1	1.22mi
16935 S Vermont Ave Gardena, CA	2.0	1.0	850	$2,295	$2.70	25d	1	1.23mi
1661 W 158th St Apt 103 Gardena, CA	2.0	2.0	935	$2,550	$2.73	0d	1	1.26mi
16920 S Vermont Ave Unit D Gardena, CA	2.0	1.5	1100	$2,795	$2.54	20d	1	1.27mi
16920 S Vermont Ave Gardena, CA	2.0	1.5	1100	$2,795	$2.54	25d	1	1.27mi
1040 W 165th Pl Unit A Gardena, CA	3.0	3.0	1500	$4,500	$3.00	0d	1	1.27mi
1040 W 165th Pl Unit 1 Gardena, CA	3.0	3.0	1500	$4,501	$3.00	0d	1	1.27mi
2125 W 157th St Unit 10 Gardena, CA	1.0	1.0	700	$2,050	$2.93	5d	1	1.30mi
860 W 165th Pl Apt 201 Gardena, CA	2.0	2.0	925	$2,395	$2.59	45d	1	1.36mi
17302 Yukon Ave Torrance, CA	2.0	2.0	990	$2,782	$2.81	25d	2	1.38mi
15702 Brighton Ave Unit 4 Gardena, CA	2.0	1.0	750	$2,500	$3.33	20d	1	1.43mi
17035 Yukon Ave Torrance, CA	1.0	1.0	720	$2,195	$3.05	45d	1	1.46mi
3619 W 172nd St Torrance, CA	3.0	2.0	999	$4,200	$4.20	45d	1	1.48mi
16915 Yukon Ave Unit 6 Torrance, CA	2.0	1.0	903	$2,650	$2.93	25d	1	1.48mi
16700 Yukon Ave #108 Torrance, CA	2.0	2.0	859	$3,200	$3.73	45d	1	1.49mi
16724 Yukon Ave Torrance, CA	1.0	1.0	705	$2,595	$3.68	25d	1	1.49mi

Listing history 16 events

1. 2026-06-21
   days on market $180,000 Active 61 DOM
2. 2026-06-18
   days on market $180,000 Active 58 DOM
3. 2026-06-17
   days on market $180,000 Active 57 DOM
4. 2026-06-16
   days on market $180,000 Active 56 DOM
5. 2026-06-15
   days on market $180,000 Active 55 DOM
6. 2026-06-13
   days on market $180,000 Active 53 DOM
7. 2026-06-13
   days on market $180,000 Active 52 DOM
8. 2026-06-09
   days on market $180,000 Active 49 DOM
9. 2026-06-08
   days on market $180,000 Active 48 DOM
10. 2026-06-07
    days on market $180,000 Active 47 DOM
11. 2026-06-04
    days on market $180,000 Active 44 DOM
12. 2026-06-03
    days on market $180,000 Active 43 DOM
13. 2026-06-02
    days on market $180,000 Active 42 DOM
14. 2026-06-01
    days on market $180,000 Active 41 DOM
15. 2026-05-31
    days on market $180,000 Active 40 DOM
16. 2026-04-17
    listed $180,000 Active 21-char remark

    Show marketing remark (21 chars)

    No HOA ONLY land rent

ⓘ 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: $406 · $34/mo
• Projected year-2 tax: $1,368 · $114/mo
• Expected delta: +$962/yr (+$80/mo · 236.6%)

ⓘ 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 4/10 Moderate 4 d/yr ≥86°F today · 12 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: $36,480
• − Mortgage interest: −$10,083
• − Property taxes: −$406
• − Insurance: −$900
• − Repairs & maintenance: −$2,918
• − Management: −$2,918
• − Depreciation: −$5,236
• Taxable income: $14,017
• Est. tax owed @ 24.0%: −$3,364
• After-tax cash flow: $12,821/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 80/100 Cosmetic rehab

This manufactured home is in good condition with minimal repairs needed. It is move-in ready and has potential for significant value increase with cosmetic updates.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and adds value.
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value.
• Both Install new kitchen appliances — Modernizes the kitchen and adds value.
• Both Install new bathroom fixtures — Enhances functionality and adds value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and adds value. ↑
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value. ↑
• Both Install new kitchen appliances — Modernizes the kitchen and adds value. ↑
• Both Install new bathroom fixtures — Enhances functionality and adds 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: 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
• City population: 153,473
• Population (ZIP): 11,144

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Asian 32% Hispanic / Latino 31% Black 21% Two or more races 12% White 7%
• Hispanic origin (detail): Mexican 20% Puerto Rican 2%
• Common ancestry: British 1%
• Foreign-born: 37% · Canada, South Korea, Vietnam
• Languages at home: 53% English-only · Spanish 25% Other Asian/Pacific 10% Tagalog/Filipino 6%

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: ▼ -318.63%
• Current HPI: 409.9768
• Rent YoY: —
• Metro: —
• 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

• 2026-04-17 Listed $180,000 Fizber.com

Property tax history

+4.9%/yr

Latest (2025): $406 · +4.9% YoY. Source: county tax records.