3255 E Avenue R #53 · Palmdale, CA 93550

$184,999

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 351 Days on market

Built 2005 Est $148k · 25% 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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Rent growth +2.9/5.0
• Livability +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Now available in Palmdale, this beautifully maintained 3-bedroom, 2-bathroom home offers 960 square feet of comfortable and functional living space. Step inside to find a warm and inviting interior featuring wood-style flooring and an open-concept layout that seamlessly connects the living, dining, and kitchen areas—ideal for both daily living and entertaining. The kitchen is equipped with ample cabinetry and granite-style countertops, offering plenty of workspace for meal preparation. The bedrooms are well-proportioned and thoughtfully laid out, providing comfort and flexibility whether you're setting up a primary suite, guest room, or home office. Outside, the property features a freshly painted exterior and a large covered patio, perfect for relaxing or hosting gatherings. The backyard includes one detached shed, offering convenient additional storage, along with a dedicated storage area that adds to the home's overall usability.

Key facts

• Ample cabinetry
• Large covered patio
• Detached shed

Tags

• WOOD-STYLE FLOORING
• OPEN-CONCEPT LAYOUT
• AMPLE CABINETRY
• GRANITE-STYLE COUNTERTOPS
• LARGE COVERED PATIO
• DETACHED SHED

Property features AI

Finance

• Other: Pets not allowed; Located between E Palmdale Blvd and E Ave R
• HOA & community: Community park

Exterior

• Parking: Attached carport
• Utilities: 220V electrical throughout; Standard electric service; Public sewer; District/public water
• Home design: Mobile home (12' x 40'); Updated/remodeled; Living area estimated; Located in a park (Mountain View States)
• Construction: Mobile construction; Year built: see remarks
• Exterior features: Front porch; No pool; No fencing; No sprinklers

Interior

• Kitchen: Gas cooktop; Microwave
• Bedrooms: Double-wide (mobile) — 12' x 40'
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Central furnace heating
• Interior features: Updated/remodeled condition; Central cooling; Central furnace heating
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $840 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 4.5% in Palmdale — 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 55/100 on livability (#861 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime F, amenities F.
• Palmdale Elementary (suburban): math 20% / reading 31% proficiency, ranked #1,147 of 1,400 in CA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.8%/yr); 410 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $2,434/mo this rent would consume 47% of the median local household income ($62k/yr) (locally 4384% 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 $6k 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 + 1.8% rent growth), your $52k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 351 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $185k implies a 289% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $162,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 351 days. Have you received any prior offers? Is the seller open to a 12% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F 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: 1.32% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.46%
• DSCR: 1.87
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $147,840
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3255 E Ave R #168	0.00mi	3/2.0	960 (0%)	10mo	$145,000	$151	92
3255 E Ave R #177	0.07mi	3/2.0	1,020 (+6%)	8mo	$159,900	$157	80
3255 E Avenue R #27	0.00mi	2/2.0 (-1)	1,020 (+6%)	12mo	$125,000	$123	75
3255 E Avenue R #90	0.00mi	2/2.0 (-1)	840 (-12%)	2mo	$160,000	$190	73
3524 E Avenue R #246	0.33mi	3/2.0	1,008 (+5%)	13mo	$155,000	$154	66
3524 E Avenue R Spc 312	0.33mi	3/2.0	1,104 (+15%)	1mo	$173,000	$157	59
3524 Avenue R #76	0.33mi	3/2.0	1,080 (+12%)	16mo	$165,000	$153	51
3524 E R #76	0.50mi	3/2.0	1,080 (+12%)	16mo	$165,000	$153	43

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 · 1.76% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.39×
• Total profit: $20,446
• Equity at exit: $27,584

10-year hold

• IRR: 18.3%
• Equity multiple: 2.44×
• Total profit: $74,356
• Equity at exit: $15,995

Cash invested: $51,800 (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 93550

• Home prices YoY: -29.4%
• Rents YoY: 1.8%
• Active inventory: 410
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,434 high
• Mortgage (P&I): −$970
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $840

Break-even live

Break-even rent $1,371

Max offer price $184,999

Occupancy floor 60%

Sensitivity live

Price	-10% $945	-5% $892	+0% $840	+5% $788	+10% $735
Rent	-10% $648	-5% $744	+0% $840	+5% $936	+10% $1,032
Rate	-1.0pp $933	-0.5pp $887	base $840	+0.5pp $792	+1.0pp $743

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38300 30th St E Palmdale, CA	1.0–2.0	1.0–2.0	796	$2,100	$2.64	2d	7	0.23mi
38121 25th St E Palmdale, CA	1.0–2.0	1.0–2.0	840	$2,100	$2.50	2d	7	0.93mi
4022 Karling Pl Unit B Palmdale, CA	2.0	1.0	600	$1,695	$2.83	2d	1	1.10mi
38657 Ladelle Ave Palmdale, CA	3.0	1.0	1014	$2,800	$2.76	17d	1	1.44mi
38657 Ladelle Ave Palmdale, CA	3.0	1.0	1014	$2,600	$2.56	2d	1	1.44mi
2554 Olive Dr Palmdale, CA	2.0	2.0	831	$1,775	$2.13	7d	2	1.50mi

Listing history 24 events

1. 2026-06-18
   days on market $184,999 Active 351 DOM
2. 2026-06-17
   days on market $184,999 Active 350 DOM
3. 2026-06-16
   days on market $184,999 Active 349 DOM
4. 2026-06-15
   days on market $184,999 Active 348 DOM
5. 2026-06-13
   days on market $184,999 Active 346 DOM
6. 2026-06-13
   days on market $184,999 Active 345 DOM
7. 2026-06-09
   days on market $184,999 Active 342 DOM
8. 2026-06-08
   days on market $184,999 Active 341 DOM
9. 2026-06-07
   days on market $184,999 Active 340 DOM
10. 2026-06-04
    days on market $184,999 Active 337 DOM
11. 2026-06-03
    days on market $184,999 Active 336 DOM
12. 2026-06-02
    days on market $184,999 Active 335 DOM
13. 2026-06-01
    days on market $184,999 Active 334 DOM
14. 2026-05-31
    days on market $184,999 Active 333 DOM
15. 2026-01-12
    price $184,999 952-char remark

    Show marketing remark (952 chars)

    Now available in Palmdale, this beautifully maintained 3-bedroom, 2-bathroom home offers 960 square feet of comfortable and functional living space. Step inside to find a warm and inviting interior featuring wood-style flooring and an open-concept layout that seamlessly connects the living, dining, and kitchen areas—ideal for both daily living and entertaining. The kitchen is equipped with ample cabinetry and granite-style countertops, offering plenty of workspace for meal preparation. The bedrooms are well-proportioned and thoughtfully laid out, providing comfort and flexibility whether you're setting up a primary suite, guest room, or home office. Outside, the property features a freshly painted exterior and a large covered patio, perfect for relaxing or hosting gatherings. The backyard includes one detached shed, offering convenient additional storage, along with a dedicated storage area that adds to the home's overall usability.

16. 2026-01-12
    price $184,999

    Show marketing remark (952 chars)

    Now available in Palmdale, this beautifully maintained 3-bedroom, 2-bathroom home offers 960 square feet of comfortable and functional living space. Step inside to find a warm and inviting interior featuring wood-style flooring and an open-concept layout that seamlessly connects the living, dining, and kitchen areas—ideal for both daily living and entertaining. The kitchen is equipped with ample cabinetry and granite-style countertops, offering plenty of workspace for meal preparation. The bedrooms are well-proportioned and thoughtfully laid out, providing comfort and flexibility whether you're setting up a primary suite, guest room, or home office. Outside, the property features a freshly painted exterior and a large covered patio, perfect for relaxing or hosting gatherings. The backyard includes one detached shed, offering convenient additional storage, along with a dedicated storage area that adds to the home's overall usability.

17. 2025-07-02
    listed $200,000 Active 952-char remark

    Show marketing remark (952 chars)

    Now available in Palmdale, this beautifully maintained 3-bedroom, 2-bathroom home offers 960 square feet of comfortable and functional living space. Step inside to find a warm and inviting interior featuring wood-style flooring and an open-concept layout that seamlessly connects the living, dining, and kitchen areas—ideal for both daily living and entertaining. The kitchen is equipped with ample cabinetry and granite-style countertops, offering plenty of workspace for meal preparation. The bedrooms are well-proportioned and thoughtfully laid out, providing comfort and flexibility whether you're setting up a primary suite, guest room, or home office. Outside, the property features a freshly painted exterior and a large covered patio, perfect for relaxing or hosting gatherings. The backyard includes one detached shed, offering convenient additional storage, along with a dedicated storage area that adds to the home's overall usability.

18. 2025-07-02
    listed $200,000 Active

    Show marketing remark (952 chars)

    Now available in Palmdale, this beautifully maintained 3-bedroom, 2-bathroom home offers 960 square feet of comfortable and functional living space. Step inside to find a warm and inviting interior featuring wood-style flooring and an open-concept layout that seamlessly connects the living, dining, and kitchen areas—ideal for both daily living and entertaining. The kitchen is equipped with ample cabinetry and granite-style countertops, offering plenty of workspace for meal preparation. The bedrooms are well-proportioned and thoughtfully laid out, providing comfort and flexibility whether you're setting up a primary suite, guest room, or home office. Outside, the property features a freshly painted exterior and a large covered patio, perfect for relaxing or hosting gatherings. The backyard includes one detached shed, offering convenient additional storage, along with a dedicated storage area that adds to the home's overall usability.

19. 2016-10-11
    historical 186-char remark

    Show marketing remark (186 chars)

    Beautiful and tastefully decorated 3 bed/2 bath home located in quiet mobile home park. HOme is near shopping center parks and schools. Very neat and clean. Home is lovely inside and out

20. 2016-10-03
    soldstatus $47,500 Closed 186-char remark

    Show marketing remark (186 chars)

    Beautiful and tastefully decorated 3 bed/2 bath home located in quiet mobile home park. HOme is near shopping center parks and schools. Very neat and clean. Home is lovely inside and out

21. 2016-06-25
    status Pending 186-char remark

    Show marketing remark (186 chars)

    Beautiful and tastefully decorated 3 bed/2 bath home located in quiet mobile home park. HOme is near shopping center parks and schools. Very neat and clean. Home is lovely inside and out

22. 2016-03-11
    listed $45,000 Active 186-char remark

    Show marketing remark (186 chars)

    Beautiful and tastefully decorated 3 bed/2 bath home located in quiet mobile home park. HOme is near shopping center parks and schools. Very neat and clean. Home is lovely inside and out

23. 2016-02-18
    historical
24. 2016-02-17
    listed $45,000 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: $428 · $36/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$978/yr (+$81/mo · 228.3%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 4 d/yr ≥100°F today · 9 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,211
• − Mortgage interest: −$10,363
• − Property taxes: −$428
• − Insurance: −$925
• − Repairs & maintenance: −$2,337
• − Management: −$2,337
• − Depreciation: −$5,382
• Taxable income: $7,439
• Est. tax owed @ 24.0%: −$1,785
• After-tax cash flow: $8,296/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: Palmdale Elementary
• NCES district ID: 0629580
• Math proficiency: 20% ▲ 1.00%
• Reading proficiency: 31% ▲ 1.00%
• Median HH income: $48,652
• Composite: 25.34/100
• National rank: #12888
• State rank: #1147 of 1400 in CA

Livability — Palmdale

• Score: 55/100
• State rank: #861
• US rank: #23501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmdale, CA
• County: Los Angeles County · 9,444,647 people
• City population: 177,644
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 80,645
• Household income: $62,078
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 4384.0

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: Predominantly Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 15% Black 14% White 12% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 52%
• Foreign-born: 26% · Canada
• Languages at home: 42% English-only · Spanish 55% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -183.38%
• Current HPI: 440.8844
• Rent YoY: ▲ 1.76%
• 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

+311.1% since first listed

10 events — show timeline

• 2026-01-12 Price Changed $184,999 AVMLS
• 2026-01-12 Price Changed $184,999 CRMLS
• 2025-07-02 Listed $200,000 CRMLS
• 2025-07-02 Listed $200,000 AVMLS
• 2016-10-11 Listing Removed — AVMLS
• 2016-10-03 Sold (MLS) $47,500 AVMLS
• 2016-06-25 Pending — AVMLS
• 2016-03-11 Listed $45,000 AVMLS
• 2016-02-18 Listing Removed — AVMLS
• 2016-02-17 Listed $45,000 AVMLS

Property tax history

+5.1%/yr

Latest (2025): $428 · +5.1% YoY. Source: county tax records.