17705 S Western Ave #26 · Torrance, CA 90248

$170,000

2 bd · 2.0 ba · 1,100 sqft · Manufactured · 145 Days on market

Built 1969 1,100 sqft lot $155/sqft · 22% above area Est $139k · 22% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Royal Western Mobile Home Park in Gardena, offering access to highly desirable Torrance Unified Schools! This completley remodeled 2-bedroom, 2-bath home is turn-key and packed with modern upgrades. Enjoy all-new windows, a refreshed kitchen with new cabinets and appliances, illuminated bathroom vanities, custom closet organizers, a split-system A/C, new vinyl flooring, recessed lighting, and an in-home laundry room and access to your own carport, including storage shed and a spacious front patio leading to the entrance. Royal Western is a family and pet-friendly community offering a large swimming pool and spa, a beautiful clubhouse with a full kitchen, a game room with 2-pool tables, additional laundry facilities, and a car wash area. The park provides easy entry and exit points and is conveniently located near parks, shopping, and major freeways.

Key facts

• Split-system a/c
• Modern upgrades
• In-home laundry room

Tags

• MODERN UPGRADES
• REFRESHED KITCHEN
• ILLUMINATED BATHROOM VANITIES
• CUSTOM CLOSET ORGANIZERS
• SPLIT-SYSTEM A/C
• IN-HOME LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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: 25 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $48k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 31y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $170k implies a 209% gain — meaningful room to come down on a strong offer.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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 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?
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: 1.75% ✓
• Cap rate: 14.59%
• Cash-on-cash: 29.62%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (median comp): $139,161
• List price: $170,000
• Delta: 22.16%
• Verdict: OVERPRICED
• Comps: 14 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	0.01mi	2/2.0	1,080 (-2%)	9mo	$117,000	$108	89
17705 S Western #102	0.06mi	2/2.0	1,100 (0%)	14mo	$115,000	$105	86
17700 Western #76	0.23mi	3/2.0 (+1)	1,152 (+5%)	2mo	$85,000	$74	75
17705 S Western Ave #53	0.01mi	3/2.0 (+1)	990 (-10%)	7mo	$155,000	$157	72
17700 S Western Ave #116	0.24mi	2/2.0	1,040 (-6%)	9mo	$155,000	$149	72
17705 S Western Ave #88	0.01mi	3/2.0 (+1)	1,248 (+14%)	4mo	$215,000	$172	69
17705 S Western #24	0.10mi	3/2.0 (+1)	1,000 (-9%)	12mo	$114,900	$115	65
17700 Western Ave S #190	0.23mi	2/2.0	960 (-13%)	5mo	$95,000	$99	64
17700 S Western Ave #174	0.30mi	2/2.0	960 (-13%)	1mo	$178,000	$185	64
17700 S Western Ave #162	0.23mi	2/2.0	960 (-13%)	7mo	$152,500	$159	62
17700 S Western Ave #35	0.23mi	2/2.0	960 (-13%)	10mo	$130,000	$135	60
17700 Western Ave SPC 111	0.30mi	2/2.0	960 (-13%)	10mo	$159,000	$166	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 1.99×
• Total profit: $47,340
• Equity at exit: $25,348

10-year hold

• IRR: 32.0%
• Equity multiple: 3.89×
• Total profit: $137,778
• Equity at exit: $14,698

Cash invested: $47,600 (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: 25
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,975 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$625
• Net cashflow: $1,175

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 56%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18012 Manhattan Pl Torrance, CA	3.0	2.0	1446	$3,595	$2.49	2d	1	0.21mi
17405 Van Ness Ave Torrance, CA	2.0	2.0	850	$2,775	$3.26	15d	1	0.44mi
17313 Denker Ave Unit 4 Gardena, CA	2.0	1.0	985	$2,300	$2.34	44d	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	44d	1	0.56mi
1443 W 179th St Apt 104 Gardena, CA	2.0	2.0	850	$2,500	$2.94	44d	1	0.61mi
1443 W 179th St Unit 107 Gardena, CA	2.0	1.0	800	$2,450	$3.06	25d	1	0.61mi
16507 Saint Andrews Pl Unit C Gardena, CA	2.0	1.0	850	$2,650	$3.12	44d	1	0.74mi
1243 Electric St Gardena, CA	2.0	2.0	866	$2,850	$3.29	8d	1	0.88mi
1616 W Gardena Blvd Gardena, CA	2.0	1.0	882	$2,800	$3.17	3d	1	0.88mi
17229 Atkinson Ave Torrance, CA	3.0	1.0	967	$3,600	$3.72	44d	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	44d	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	44d	1	1.04mi
17309 Elgar Ave Torrance, CA	2.0	1.0	838	$3,400	$4.06	13d	1	1.05mi
17309 Elgar Ave Torrance, CA	2.0	1.0	838	$3,400	$4.06	8d	1	1.05mi
1261 W 166th St Gardena, CA	3.0	2.0	1280	$3,000	$2.34	44d	1	1.07mi
16713 Crenshaw Blvd Torrance, CA	3.0	1.0	850	$2,450	$2.88	44d	1	1.08mi
1343 W 164th St Gardena, CA	2.0	2.0	800	$2,700	$3.38	25d	1	1.10mi
17513 Glenburn Ave Torrance, CA	2.0	2.0	800	$3,195	$3.99	44d	1	1.13mi
3313 Artesia Blvd Torrance, CA	1.0	1.0	750	$1,895	$2.53	44d	1	1.17mi
15825 Denker Ave Unit A Gardena, CA	2.0	1.0	900	$2,750	$3.06	44d	1	1.22mi
16935 S Vermont Ave Gardena, CA	2.0	1.0	850	$2,295	$2.70	25d	1	1.23mi
16920 S Vermont Ave Unit D Gardena, CA	2.0	1.5	1100	$2,795	$2.54	19d	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 1 Gardena, CA	3.0	3.0	1500	$4,500	$3.00	5d	1	1.27mi
2125 W 157th St Unit 10 Gardena, CA	1.0	1.0	700	$2,050	$2.93	4d	1	1.30mi
860 W 165th Pl Apt 201 Gardena, CA	2.0	2.0	925	$2,395	$2.59	44d	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	19d	1	1.43mi
17035 Yukon Ave Torrance, CA	1.0	1.0	720	$2,195	$3.05	44d	1	1.46mi
3619 W 172nd St Torrance, CA	3.0	2.0	999	$4,200	$4.20	44d	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	44d	1	1.49mi
16724 Yukon Ave Torrance, CA	1.0	1.0	705	$2,595	$3.68	25d	1	1.49mi

Listing history 34 events

1. 2026-06-18
   days on market $170,000 Active 145 DOM
2. 2026-06-17
   days on market $170,000 Active 144 DOM
3. 2026-06-16
   days on market $170,000 Active 143 DOM
4. 2026-06-15
   days on market $170,000 Active 142 DOM
5. 2026-06-13
   days on market $170,000 Active 140 DOM
6. 2026-06-13
   days on market $170,000 Active 139 DOM
7. 2026-06-09
   days on market $170,000 Active 136 DOM
8. 2026-06-08
   days on market $170,000 Active 135 DOM
9. 2026-06-07
   days on market $170,000 Active 134 DOM
10. 2026-06-04
    days on market $170,000 Active 131 DOM
11. 2026-06-03
    days on market $170,000 Active 130 DOM
12. 2026-06-02
    days on market $170,000 Active 129 DOM
13. 2026-06-01
    days on market $170,000 Active 128 DOM
14. 2026-05-31
    days on market $170,000 Active 127 DOM
15. 2026-04-07
    status Active 874-char remark

    Show marketing remark (874 chars)

    Welcome to Royal Western Mobile Home Park in Gardena, offering access to highly desirable Torrance Unified Schools! This completley remodeled 2-bedroom, 2-bath home is turn-key and packed with modern upgrades. Enjoy all-new windows, a refreshed kitchen with new cabinets and appliances, illuminated bathroom vanities, custom closet organizers, a split-system A/C, new vinyl flooring, recessed lighting, and an in-home laundry room and access to your own carport, including storage shed and a spacious front patio leading to the entrance. Royal Western is a family and pet-friendly community offering a large swimming pool and spa, a beautiful clubhouse with a full kitchen, a game room with 2-pool tables, additional laundry facilities, and a car wash area. The park provides easy entry and exit points and is conveniently located near parks, shopping, and major freeways.

16. 2026-03-19
    status Pending Sale 874-char remark

    Show marketing remark (874 chars)

    Welcome to Royal Western Mobile Home Park in Gardena, offering access to highly desirable Torrance Unified Schools! This completley remodeled 2-bedroom, 2-bath home is turn-key and packed with modern upgrades. Enjoy all-new windows, a refreshed kitchen with new cabinets and appliances, illuminated bathroom vanities, custom closet organizers, a split-system A/C, new vinyl flooring, recessed lighting, and an in-home laundry room and access to your own carport, including storage shed and a spacious front patio leading to the entrance. Royal Western is a family and pet-friendly community offering a large swimming pool and spa, a beautiful clubhouse with a full kitchen, a game room with 2-pool tables, additional laundry facilities, and a car wash area. The park provides easy entry and exit points and is conveniently located near parks, shopping, and major freeways.

17. 2026-03-13
    historical
18. 2026-01-28
    price $170,000

    Show marketing remark (874 chars)

    Welcome to Royal Western Mobile Home Park in Gardena, offering access to highly desirable Torrance Unified Schools! This completley remodeled 2-bedroom, 2-bath home is turn-key and packed with modern upgrades. Enjoy all-new windows, a refreshed kitchen with new cabinets and appliances, illuminated bathroom vanities, custom closet organizers, a split-system A/C, new vinyl flooring, recessed lighting, and an in-home laundry room and access to your own carport, including storage shed and a spacious front patio leading to the entrance. Royal Western is a family and pet-friendly community offering a large swimming pool and spa, a beautiful clubhouse with a full kitchen, a game room with 2-pool tables, additional laundry facilities, and a car wash area. The park provides easy entry and exit points and is conveniently located near parks, shopping, and major freeways.

19. 2026-01-28
    price $170,000 874-char remark

    Show marketing remark (874 chars)

    Welcome to Royal Western Mobile Home Park in Gardena, offering access to highly desirable Torrance Unified Schools! This completley remodeled 2-bedroom, 2-bath home is turn-key and packed with modern upgrades. Enjoy all-new windows, a refreshed kitchen with new cabinets and appliances, illuminated bathroom vanities, custom closet organizers, a split-system A/C, new vinyl flooring, recessed lighting, and an in-home laundry room and access to your own carport, including storage shed and a spacious front patio leading to the entrance. Royal Western is a family and pet-friendly community offering a large swimming pool and spa, a beautiful clubhouse with a full kitchen, a game room with 2-pool tables, additional laundry facilities, and a car wash area. The park provides easy entry and exit points and is conveniently located near parks, shopping, and major freeways.

20. 2026-01-05
    listed $180,000 Active 874-char remark

    Show marketing remark (874 chars)

    Welcome to Royal Western Mobile Home Park in Gardena, offering access to highly desirable Torrance Unified Schools! This completley remodeled 2-bedroom, 2-bath home is turn-key and packed with modern upgrades. Enjoy all-new windows, a refreshed kitchen with new cabinets and appliances, illuminated bathroom vanities, custom closet organizers, a split-system A/C, new vinyl flooring, recessed lighting, and an in-home laundry room and access to your own carport, including storage shed and a spacious front patio leading to the entrance. Royal Western is a family and pet-friendly community offering a large swimming pool and spa, a beautiful clubhouse with a full kitchen, a game room with 2-pool tables, additional laundry facilities, and a car wash area. The park provides easy entry and exit points and is conveniently located near parks, shopping, and major freeways.

21. 2025-11-17
    listed $180,000 Active
22. 2024-12-12
    soldstatus $55,000 Closed Sale
23. 2024-10-22
    status Pending Sale
24. 2024-10-18
    historical Active Under Contract
25. 2024-10-03
    price $60,000
26. 2024-06-10
    price $74,900
27. 2024-05-14
    price $79,000
28. 2024-04-30
    price $80,000
29. 2024-04-19
    listed $99,000 Active
30. 2022-10-25
    soldstatus $20,000 Closed Sale
31. 2022-10-24
    status Pending Sale
32. 2022-09-19
    listed $40,000 Active
33. 1996-06-28
    historical
34. 1995-08-22
    listed $36,000

ⓘ 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 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: $35,695
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$2,856
• − Management: −$2,856
• − Depreciation: −$4,945
• Taxable income: $12,116
• Est. tax owed @ 24.0%: −$2,908
• After-tax cash flow: $11,193/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
• 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

+372.2% since first listed

20 events — show timeline

• 2026-04-07 Relisted — CRMLS
• 2026-03-19 Pending — CRMLS
• 2026-03-13 Listing Removed — CRMLS
• 2026-01-28 Price Changed $170,000 CRMLS
• 2026-01-28 Price Changed $170,000 CRMLS
• 2026-01-05 Listed $180,000 CRMLS
• 2025-11-17 Listed $180,000 CRMLS
• 2024-12-12 Sold (MLS) $55,000 CRMLS
• 2024-10-22 Pending — CRMLS
• 2024-10-18 Contingent — CRMLS
• 2024-10-03 Price Changed $60,000 CRMLS
• 2024-06-10 Price Changed $74,900 CRMLS
• 2024-05-14 Price Changed $79,000 CRMLS
• 2024-04-30 Price Changed $80,000 CRMLS
• 2024-04-19 Listed $99,000 CRMLS
• 2022-10-25 Sold (MLS) $20,000 CRMLS
• 2022-10-24 Pending — CRMLS
• 2022-09-19 Listed $40,000 CRMLS
• 1996-06-28 Listing Removed — CRMLS
• 1995-08-22 Listed $36,000 CRMLS