12147 Lakeland Rd #32 · Santa Fe Springs, CA 90670

$135,000

2 bd · 2.0 ba · 960 sqft · Manufactured · 93 Days on market

Built 1969 Est $213k · 37% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2-bedroom, 2-bath double-wide manufactured home is in original condition and has been well taken care of. It is located in a senior community with low space rent, offering comfort and convenience for its residents. The home is situated in Santa Fe Springs, near the border of Whittier and Norwalk, and is conveniently close to local parks, grocery stores, shopping centers, fast-food restaurants, and major freeways including the 605 and 5.

Key facts

• Shopping centers
• Low space rent
• Santa fe springs

Tags

• LOW SPACE RENT
• SANTA FE SPRINGS
• LOCAL PARKS
• GROCERY STORES
• SHOPPING CENTERS
• MAJOR FREEWAYS

Property features AI

Finance

• Other: Lot described as 0-1 unit per acre; Elevation measured in feet; Directions: spc 32 make a left then right
• HOA & community: Senior community; Manager approval required for residency; Pets allowed with breed restrictions; Land lease ($910/month)

Exterior

• Parking: One parking space; One covered carport space
• Utilities: Public/District water; Sewer or septic (unknown)
• Home design: Single-story mobile home; Mobile home remains on site; Mobile dimensions approximately 20' x 48'; Located in Lakeland Villa (park name)
• Construction: Living area per public records; Total of 1 story; Year built per public records
• Exterior features: Community pool; Street lighting; One shed on property

Interior

• Bedrooms: Entry level: 1
• Bathrooms: 2 full bathrooms
• Interior features: First-floor entry
• Laundry & utility: Washer hookup; Gas dryer hookup; On-site laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

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 $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.4% vs local median 3.2% in Santa Fe Springs — 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 46/100 on livability (#1,285 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment B+; Watch: schools D, crime F, amenities F.
• Little Lake City Elementary (suburban): math 43% / reading 56% proficiency, ranked #417 of 1,400 in CA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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).
• This rent runs 39% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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 + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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 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 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?
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: 2.15% ✓
• Cap rate: 18.39%
• Cash-on-cash: 43.21%
• DSCR: 2.92
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $213,120
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12147 Lakeland Rd #11	0.02mi	2/2.0	960 (0%)	14mo	$199,000	$207	87
12147 Lakeland Rd #62	0.02mi	2/2.0	943 (-2%)	14mo	$265,000	$281	84
12147 Lakeland #9	0.02mi	2/2.0	880 (-8%)	3mo	$195,000	$222	83
12147 Lakeland Rd #19	0.02mi	2/2.0	960 (0%)	20mo	$180,000	$188	82
12147 Lakeland #57	0.02mi	2/2.0	908 (-5%)	20mo	$195,000	$215	73
12147 Lakeland Rd #12	0.02mi	2/2.0	880 (-8%)	19mo	$220,000	$250	70
12147 Lakeland Rd #67	0.02mi	3/2.0 (+1)	1,056 (+10%)	14mo	$319,000	$302	66

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: 40.1%
• Equity multiple: 2.72×
• Total profit: $64,861
• Equity at exit: $20,129

10-year hold

• IRR: 46.4%
• Equity multiple: 5.45×
• Total profit: $168,290
• Equity at exit: $11,672

Cash invested: $37,800 (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 90670

• Active inventory: 14
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,904 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $1,361

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,454	-5% $1,408	+0% $1,361	+5% $1,315	+10% $1,268
Rent	-10% $1,132	-5% $1,246	+0% $1,361	+5% $1,476	+10% $1,591
Rate	-1.0pp $1,429	-0.5pp $1,396	base $1,361	+0.5pp $1,326	+1.0pp $1,291

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11850 Florence Ave Santa Fe Springs, CA	2.0–3.0	1.0–2.0	1050	$2,545	$2.42	0d	4	0.39mi
12257 Heritage Springs Dr Santa Fe Springs, CA	1.0–2.0	1.0–2.0	881	$3,517	$3.99	0d	9	0.53mi
11816 Arlee Ave Norwalk, CA	3.0	1.0	972	$3,600	$3.70	0d	1	0.73mi
10142 Flallon Ave Santa Fe Springs, CA	3.0	2.0	1035	$3,300	$3.19	0d	1	1.09mi
10539 Gridley Rd Santa Fe Springs, CA	3.0	1.0	1058	$3,750	$3.54	11d	1	1.09mi
12128 Imperial Hwy Unit 13 Norwalk, CA	2.0	1.0	810	$2,400	$2.96	45d	1	1.13mi
12128 Imperial Hwy Unit 9 Norwalk, CA	2.0	1.0	810	$2,500	$3.09	45d	1	1.14mi
12016 Imperial Hwy Norwalk, CA	1.0	1.0	525	$2,050	$3.90	8d	1	1.14mi
12634 Kalnor Ave Norwalk, CA	1.0	1.0	700	$2,095	$2.99	45d	1	1.17mi
12634 Kalnor Ave Unit 13 Norwalk, CA	2.0	1.0	700	$2,600	$3.71	8d	1	1.17mi
12721 Kalnor Ave Unit 3 Norwalk, CA	2.0	1.5	870	$2,325	$2.67	7d	1	1.24mi
12721 Kalnor Ave Unit 12721-3 Norwalk, CA	2.0	1.5	870	$2,325	$2.67	14d	1	1.24mi
12809 Kalnor Ave Norwalk, CA	1.0	1.0	640	$1,925	$3.01	45d	1	1.31mi
12700 Bloomfield Ave Norwalk, CA	1.0–2.0	1.0–2.0	901	$3,393	$3.76	0d	9	1.35mi
11615 Firestone Blvd Norwalk, CA	1.0–3.0	1.0–2.0	880	$2,845	$3.23	0d	6	1.39mi

Listing history 22 events

1. 2026-06-21
   days on market $135,000 Active 93 DOM
2. 2026-06-18
   days on market $135,000 Active 90 DOM
3. 2026-06-17
   days on market $135,000 Active 89 DOM
4. 2026-06-16
   days on market $135,000 Active 88 DOM
5. 2026-06-15
   days on market $135,000 Active 87 DOM
6. 2026-06-13
   days on market $135,000 Active 85 DOM
7. 2026-06-13
   days on market $135,000 Active 84 DOM
8. 2026-06-09
   days on market $135,000 Active 81 DOM
9. 2026-06-08
   days on market $135,000 Active 80 DOM
10. 2026-06-07
    days on market $135,000 Active 79 DOM
11. 2026-06-04
    days on market $135,000 Active 76 DOM
12. 2026-06-03
    days on market $135,000 Active 75 DOM
13. 2026-06-02
    days on market $135,000 Active 74 DOM
14. 2026-06-01
    days on market $135,000 Active 73 DOM
15. 2026-05-31
    days on market $135,000 Active 72 DOM
16. 2026-05-01
    status Active
17. 2026-04-01
    status Active
18. 2026-03-01
    status Active
19. 2026-02-01
    status Active
20. 2025-12-29
    status Active
21. 2025-11-22
    status Active
22. 2025-11-17
    listed $135,000 Active

ⓘ 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 6/10 Major 7 d/yr ≥93°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,847
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,788
• − Management: −$2,788
• − Depreciation: −$3,927
• Taxable income: $15,082
• Est. tax owed @ 24.0%: −$3,620
• After-tax cash flow: $12,714/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: Little Lake City Elementary
• NCES district ID: 0621930
• Math proficiency: 43% ▲ 1.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $65,748
• Composite: 45.88/100
• National rank: #5552
• State rank: #417 of 1400 in CA

Livability — Santa Fe Springs

• Score: 46/100
• State rank: #1285
• US rank: #26499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Fe Springs, CA
• County: Los Angeles County · 9,444,647 people
• City population: 17,851
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 17,851
• Household income: $88,872
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 477.0

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 (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 21% White 9% Asian 8% Native American 2% Pacific Islander 2% Black 2%
• Hispanic origin (detail): Mexican 63% Puerto Rican 2% Cuban 1%
• Common ancestry: Italian 2% British 1%
• Foreign-born: 24% · Canada, South Korea, China
• Languages at home: 47% English-only · Spanish 44% Other Asian/Pacific 2% Korean 2%

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: ▼ -478.15%
• Current HPI: 443.7107
• Rent YoY: —
• 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

7 events — show timeline

• 2026-05-01 Relisted — CRMLS
• 2026-04-01 Relisted — CRMLS
• 2026-03-01 Relisted — CRMLS
• 2026-02-01 Relisted — CRMLS
• 2025-12-29 Relisted — CRMLS
• 2025-11-22 Relisted — CRMLS
• 2025-11-17 Listed $135,000 CRMLS