23701 S Western Ave #55 · Torrance, CA 90501

$145,000

4 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 36 Days on market

Built 1999 $126/sqft · 39% above area Est $104k · 39% 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
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious 4-bedroom, 2-bath manufactured home in the desirable Knolls Lodge, an all-age community in Torrance. Featuring soaring vaulted ceilings, abundant natural light, and an open-concept layout, this home offers comfort, functionality, and charm throughout. The living and dining areas flow seamlessly into the kitchen with ample cabinetry, generous counter space, and a breakfast bar ideal for everyday living and entertaining. The spacious primary suite includes high ceilings and an en-suite bath with soaking tub and separate shower. Additional bedrooms offer flexibility for family, guests, or a home office. Updated flooring, bright interiors, large windows, mature landscap

Key facts

• Ample cabinetry
• Soaking tub
• Primary suite

Tags

• OPEN-CONCEPT LAYOUT
• AMPLE CABINETRY
• BREAKFAST BAR
• PRIMARY SUITE
• EN-SUITE BATH
• SOAKING TUB

Property features AI

Finance

• Other: Accessibility: parking
• Financial info: Land lease amount listed
• HOA & community: Land lease (monthly); Community features include street lighting and urban setting; Park name: Knolls Lodge Mobile Home Park; Manager approval required

Exterior

• Parking: Assigned covered carport (2 spaces); Guest parking
• Security: Gated community; Carbon monoxide and smoke detectors; Smoke detector
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected; Sewer connected; Water connected
• Home design: Single-story; Entry: park entry then front door; Mobile home remains (12' x 48')
• Construction: Vinyl exterior; Shingle roof; Additions/alterations noted; Year built per public records
• Exterior features: Association pool (in-ground, fenced); Paved lot; Storage building

Interior

• Kitchen: Granite counters; Garbage disposal; Vented exhaust fan; Water purifier; Water heater unit
• Bedrooms: Primary bedroom (main level)
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: 2 full bathrooms; Bathtub; Shower-in-tub
• Heating & cooling: Ductless heating; Ductless cooling
• Interior features: High ceilings (9 feet+); Open floor plan; Copper full plumbing; Skylights; Gated community; Carbon monoxide and smoke detectors
• Laundry & utility: Inside laundry in an individual room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.9% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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).
• At $3,786/mo this rent would consume 49% of the median local household income ($93k/yr) (locally 1972% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 $41k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 29y 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 $32k; list at $145k implies a 353% gain — meaningful room to come down on a strong offer.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 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: 2.61% ✓
• Cap rate: 23.88%
• Cash-on-cash: 62.81%
• DSCR: 3.79
• GRM: 3.2

CMA / ARV

• ARV (median comp): $104,322
• List price: $145,000
• Delta: 38.99%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23701 S Western Unit 78A	0.00mi	3/2.0 (-1)	1,176 (+2%)	1mo	$160,000	$136	91
23701 S Western Ave #262	0.05mi	3/2.0 (-1)	1,152 (0%)	10mo	$154,900	$134	84
23701 S Western Ave #172	0.00mi	3/2.0 (-1)	1,232 (+7%)	7mo	$115,000	$93	78
23701 S Western Ave #231	0.00mi	3/2.0 (-1)	1,080 (-6%)	10mo	$95,000	$88	76
24200 Walnut St #50	0.22mi	3/2.0 (-1)	1,140 (-1%)	13mo	$225,000	$197	72
24200 Walnut St #64	0.22mi	3/2.0 (-1)	1,108 (-4%)	11mo	$210,000	$190	69
23701 S Western Ave #7	0.08mi	3/2.0 (-1)	1,040 (-10%)	11mo	$144,000	$138	66
23701 S Western Ave #213	0.00mi	3/2.0 (-1)	1,009 (-12%)	15mo	$149,600	$148	62
24200 Walnut #62	0.23mi	3/2.0 (-1)	1,040 (-10%)	14mo	$80,000	$77	56
23701 S Western Ave #241	0.00mi	3/2.0 (-1)	1,000 (-13%)	22mo	$155,000	$155	55

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: 62.0%
• Equity multiple: 3.78×
• Total profit: $112,773
• Equity at exit: $21,620

10-year hold

• IRR: 66.7%
• Equity multiple: 7.81×
• Total profit: $276,303
• Equity at exit: $12,537

Cash invested: $40,600 (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 90501

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

Monthly cashflow live

• Estimated rent: $3,786 high
• Mortgage (P&I): −$760
• Tax from tax record: −$45 /mo · $540/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$795
• Net cashflow: $2,125

Break-even live

Break-even rent $1,096

Max offer price $145,000

Occupancy floor 39%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24223 Ambassador Pl Harbor City, CA	3.0	2.0	1208	$3,800	$3.15	5d	1	0.49mi
1570 W 226th St Torrance, CA	3.0	2.0	1200	$3,750	$3.12	22d	1	0.80mi
22423 Harvard Blvd Torrance, CA	3.0	1.0	1150	$3,750	$3.26	5d	1	0.89mi
22919 Mariposa Ave Torrance, CA	2.0–3.0	2.5–4.0	1480	$4,000	$2.70	44d	2	0.90mi
1435 Lomita Blvd #105 Harbor City, CA	3.0	2.0	1260	$3,250	$2.58	44d	1	0.92mi
1732 251st St Lomita, CA	3.0	1.0	1200	$4,000	$3.33	44d	1	0.93mi
2222 248th St Unit 2228 Lomita, CA	3.0	2.0	1199	$3,200	$2.67	8d	1	0.96mi
25021 Oak St Lomita, CA	3.0	2.0	1281	$3,995	$3.12	8d	1	0.96mi
1918 252nd St Lomita, CA	3.0	2.0	1488	$3,900	$2.62	44d	1	1.01mi
25326 Oak St Unit 1 Lomita, CA	3.0	2.0	1300	$3,650	$2.81	44d	1	1.16mi
2023 Border Ave Torrance, CA	3.0	2.0	1224	$4,500	$3.68	19d	1	1.20mi
25205 Cypress St Unit 3 Lomita, CA	3.0	2.5	1397	$3,395	$2.43	44d	1	1.24mi
1751 Cabrillo Ave Unit K Torrance, CA	3.0	2.0	1150	$3,295	$2.87	13d	1	1.40mi

Listing history 34 events

1. 2026-06-18
   days on market $145,000 Active 36 DOM
2. 2026-06-17
   days on market $145,000 Active 35 DOM
3. 2026-06-16
   days on market $145,000 Active 34 DOM
4. 2026-06-15
   days on market $145,000 Active 33 DOM
5. 2026-06-13
   days on market $145,000 Active 31 DOM
6. 2026-06-13
   days on market $145,000 Active 30 DOM
7. 2026-06-09
   days on market $145,000 Active 27 DOM
8. 2026-06-08
   days on market $145,000 Active 26 DOM
9. 2026-06-07
   days on market $145,000 Active 25 DOM
10. 2026-06-04
    days on market $145,000 Active 22 DOM
11. 2026-06-03
    days on market $145,000 Active 21 DOM
12. 2026-06-02
    days on market $145,000 Active 20 DOM
13. 2026-06-01
    days on market $145,000 Active 19 DOM
14. 2026-05-31
    days on market $145,000 Active 18 DOM
15. 2026-05-13
    listed $145,000 Active 840-char remark
16. 2016-02-16
    price $374,876
17. 2014-10-10
    historical
18. 2014-08-27
    listed $25,000 Active
19. 2014-08-27
    historical
20. 2014-08-27
    listed $25,000 Active
21. 2011-09-07
    soldstatus $32,000 Closed
22. 2011-07-18
    status Pending
23. 2011-04-12
    listed $34,500 Active
24. 2006-08-16
    historical
25. 2005-06-17
    price $85,000
26. 2005-06-17
    price $85,000
27. 2005-06-17
    price $85,000
28. 2005-06-16
    listed $75,000
29. 2005-03-29
    historical
30. 2005-01-14
    price $374,876
31. 2005-01-14
    price $374,876
32. 2005-01-02
    listed $85,000
33. 1997-09-20
    historical
34. 1997-06-20
    listed $12,000

ⓘ 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: $540 · $45/mo
• Projected year-2 tax: $1,102 · $92/mo
• Expected delta: +$562/yr (+$47/mo · 104.1%)

ⓘ 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: $45,429
• − Mortgage interest: −$8,122
• − Property taxes: −$540
• − Insurance: −$725
• − Repairs & maintenance: −$3,634
• − Management: −$3,634
• − Depreciation: −$4,218
• Taxable income: $24,556
• Est. tax owed @ 24.0%: −$5,893
• After-tax cash flow: $19,606/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

+1108.3% since first listed

20 events — show timeline

• 2026-05-13 Listed $145,000 CRMLS
• 2016-02-16 Price Changed $374,876 CRMLS
• 2014-10-10 Listing Removed — CRMLS
• 2014-08-27 Listed $25,000 CRMLS
• 2014-08-27 Listing Removed — CRMLS
• 2014-08-27 Listed $25,000 CRMLS
• 2011-09-07 Sold (MLS) $32,000 CRMLS
• 2011-07-18 Pending — CRMLS
• 2011-04-12 Listed $34,500 CRMLS
• 2006-08-16 Listing Removed — CRMLS
• 2005-06-17 Price Changed $85,000 CRMLS
• 2005-06-17 Price Changed $85,000 CRMLS
• 2005-06-17 Price Changed $85,000 CRMLS
• 2005-06-16 Listed $75,000 CRMLS
• 2005-03-29 Listing Removed — CRMLS
• 2005-01-14 Price Changed $374,876 CRMLS
• 2005-01-14 Price Changed $374,876 CRMLS
• 2005-01-02 Listed $85,000 CRMLS
• 1997-09-20 Listing Removed — CRMLS
• 1997-06-20 Listed $12,000 CRMLS

Property tax history

+4.3%/yr

Latest (2025): $540 · +4.3% YoY. Source: county tax records.