24815 Normandie #75 · West Carson, CA 90710

$245,000

2 bd · 1.0 ba · 1,000 sqft · Manufactured · 144 Days on market

Built 1965 $245/sqft · 36% above area Est $180k · 36% 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 +25.5/30.0
• DSCR +8.4/10.0
• 1% rule +6.7/10.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Home!!! Located in the senior 55+ community of Coast Mobile Home Park. Large 2 bedroom and 1 bathroom home! The Home is in Move-in condition with Beautiful New Flooring. Living Room and Dining Area create a Large Welcoming Area for Relaxing or Entertaining. Spacious Living room, with a connected dining area. Lovely Partially Open Kitchen has great countertop space many storage cabinets above and below. Includes the appliances: Stove/Oven, Microwave and Refrigerator. Separate large laundry area, and the Washer and Dryer are included. The Master Bedroom has a large custom-built closet and a Ceiling fan with lights. The Second bedroom has a Large Closet a large window for great natural lighting. Home features include: Double Pane Windows, Newer Roof, Large 30 foot Trex Front Porch, Spectacular New Metal Gazebo in the Backyard, Spacious Storage Shed, New Copper Plumbing throughout, New Water Heater, and Beautiful Carefree Landscape with Automatic Timed Drip System. There is also a large Carport driveway that can accommodate 2 or 3 vehicles. The park has a Gorgeous community area that includes a swimming pool and a clubhouse! This is a GREAT HOME ready for a New Owner!!

Key facts

• Welcoming area
• New flooring
• Move-in condition

Tags

• MOVE-IN CONDITION
• NEW FLOORING
• WELCOMING AREA
• PARTIALLY OPEN KITCHEN
• GREAT COUNTERTOP SPACE
• STORAGE CABINETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $245k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 2.8% in West Carson — 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 64/100 on livability (#408 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+; Watch: crime D+, amenities F, cost of living F.
• Los Angeles Unified (urban): math 29% / reading 54% proficiency, ranked #223 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 63 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 42% of the median local income ($82k/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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.

Recommended offer $215,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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 1965 — 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. 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: 1.17% ✓
• Cap rate: 9.09%
• Cash-on-cash: 10.00%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (median comp): $180,000
• List price: $245,000
• Delta: 36.11%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24815 S Normandie #23	0.06mi	2/2.0	960 (-4%)	11mo	$185,000	$193	78
24815 Normandie Ave #80	0.06mi	2/2.0	1,080 (+8%)	15mo	$160,000	$148	68
24815 S Normandie #10	0.00mi	1/1.0 (-1)	864 (-14%)	10mo	$100,000	$116	64
760-154 Lomita #154	0.75mi	3/2.0 (+1)	1,080 (+8%)	3mo	$223,000	$206	41

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 · 3.13% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-2,871
• Equity at exit: $36,530

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $46,106
• Equity at exit: $21,183

Cash invested: $68,600 (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 90710

• Rents YoY: 3.1%
• Active inventory: 63
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,867 high
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $572

Break-even live

Break-even rent $2,143

Max offer price $245,000

Occupancy floor 75%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 252nd St Unit 6 Harbor City, CA	2.0	1.0	1250	$1,999	$1.60	44d	1	0.22mi
1435 Lomita Blvd #105 Harbor City, CA	3.0	2.0	1260	$3,250	$2.58	44d	1	0.26mi
1008 Harbor Heights Dr Unit B Harbor City, CA	3.0	2.5	1434	$3,295	$2.30	15d	1	0.49mi
24223 Ambassador Pl Harbor City, CA	3.0	2.0	1208	$3,800	$3.15	5d	1	0.56mi
1732 251st St Lomita, CA	3.0	1.0	1200	$4,000	$3.33	44d	1	0.64mi
1648 255th St W Harbor City, CA	2.0	2.0	800	$3,400	$4.25	44d	1	0.65mi
1802 247th St Unit 1802 Lomita, CA	2.0	1.0	800	$3,200	$4.00	44d	1	0.68mi
25109 Ebony Ln Lomita, CA	1.0	1.0	700	$1,839	$2.63	44d	1	0.71mi
1800 255th St Unit 1812-A Lomita, CA	2.0	1.0	750	$2,145	$2.86	44d	1	0.82mi
1661 259th St Harbor City, CA	1.0	1.0	800	$1,995	$2.49	15d	1	0.86mi
1918 252nd St Lomita, CA	3.0	2.0	1488	$3,900	$2.62	44d	1	0.88mi
25018 Eshelman Ave Unit 9 Lomita, CA	2.0	2.5	1400	$3,295	$2.35	24d	1	0.91mi
1444 260th St #22 Harbor City, CA	2.0	2.0	935	$2,950	$3.16	8d	1	0.91mi
1530 260th St Apt 6 Harbor City, CA	3.0	2.0	1150	$3,295	$2.87	21d	1	0.91mi
25018 Eshelman Ave Lomita, CA	2.0	2.5	1400	$3,295	$2.35	44d	1	0.92mi
1676 259th St Harbor City, CA	2.0	1.0	1250	$2,795	$2.24	16d	1	0.92mi
25110 Eshelman Ave Lomita, CA	2.0	1.5	800	$2,245	$2.81	10d	1	0.93mi
24638 Eshelman Ave Unit 1/4 Lomita, CA	2.0	1.0	950	$2,950	$3.11	44d	1	0.93mi
24636 Eshelman Ave Lomita, CA	2.0	1.0	950	$2,950	$3.11	5d	1	0.95mi
25595 Pine Creek Ln Wilmington, CA	2.0	1.5	1170	$3,300	$2.82	12d	1	0.96mi
26127 Frampton Ave Unit F Harbor City, CA	3.0	2.5	1161	$3,200	$2.76	44d	1	0.98mi
1500 W Pacific Coast Hwy Wilmington, CA	2.0	2.0	971	$3,256	$3.35	2d	2	0.99mi
23818 S Figueroa St Unit 7042A Carson, CA	1.0	1.0	750	$2,940	$3.92	44d	1	1.01mi
1724 260th St Lomita, CA	2.0	2.0	1000	$3,350	$3.35	8d	1	1.05mi
806 Coriander Dr Unit H Torrance, CA	2.0	2.0	829	$2,500	$3.02	24d	1	1.05mi
25822 Walnut St Lomita, CA	2.0	1.0	900	$2,350	$2.61	44d	1	1.06mi
1316 1/2 W Anaheim St Harbor City, CA	2.0	1.0	900	$2,100	$2.33	24d	1	1.07mi
256 W Lomita Blvd Wilmington, CA	3.0	1.0	1000	$1,800	$1.80	21d	1	1.08mi
23318 Sesame St Unit H Torrance, CA	2.0	2.0	852	$2,595	$3.05	22d	1	1.11mi
25021 Oak St Lomita, CA	3.0	2.0	1281	$3,995	$3.12	8d	1	1.13mi
25326 Oak St Unit 1 Lomita, CA	3.0	2.0	1300	$3,650	$2.81	44d	1	1.14mi
1311 Sepulveda Blvd Torrance, CA	2.0	2.0	1050	$3,650	$3.48	21d	1	1.16mi
817 W 232nd St Unit G Torrance, CA	2.0	1.5	900	$3,250	$3.61	18d	1	1.24mi
24836 Narbonne Ave Lomita, CA	2.0	1.0	740	$2,995	$4.05	44d	1	1.24mi
22919 Mariposa Ave Torrance, CA	2.0–3.0	2.5–4.0	1480	$3,400	$2.30	44d	2	1.31mi
2124 W 238th St Unit A Torrance, CA	2.0	2.0	750	$3,600	$4.80	17d	1	1.31mi
2222 248th St Unit 2228 Lomita, CA	3.0	2.0	1199	$3,200	$2.67	8d	1	1.31mi
25846 Oak St Unit 13 Lomita, CA	2.0	1.0	992	$2,495	$2.52	5d	1	1.32mi
2128 W 238th St Unit A Torrance, CA	2.0	2.0	750	$3,500	$4.67	44d	1	1.33mi
25907 Oak St Unit 19 Lomita, CA	2.0	1.5	1014	$2,795	$2.76	8d	1	1.36mi

Listing history 18 events

1. 2026-06-18
   days on market $245,000 Active 144 DOM
2. 2026-06-17
   days on market $245,000 Active 143 DOM
3. 2026-06-16
   days on market $245,000 Active 142 DOM
4. 2026-06-15
   days on market $245,000 Active 141 DOM
5. 2026-06-13
   days on market $245,000 Active 139 DOM
6. 2026-06-09
   days on market $245,000 Active 135 DOM
7. 2026-06-08
   days on market $245,000 Active 134 DOM
8. 2026-06-07
   days on market $245,000 Active 133 DOM
9. 2026-06-04
   days on market $245,000 Active 130 DOM
10. 2026-06-03
    days on market $245,000 Active 129 DOM
11. 2026-06-02
    days on market $245,000 Active 128 DOM
12. 2026-06-01
    days on market $245,000 Active 127 DOM
13. 2026-05-31
    days on market $245,000 Active 126 DOM
14. 2026-01-25
    listed $245,000 Active 1193-char remark

    Show marketing remark (1193 chars)

    Great Home!!! Located in the senior 55+ community of Coast Mobile Home Park. Large 2 bedroom and 1 bathroom home! The Home is in Move-in condition with Beautiful New Flooring. Living Room and Dining Area create a Large Welcoming Area for Relaxing or Entertaining. Spacious Living room, with a connected dining area. Lovely Partially Open Kitchen has great countertop space many storage cabinets above and below. Includes the appliances: Stove/Oven, Microwave and Refrigerator. Separate large laundry area, and the Washer and Dryer are included. The Master Bedroom has a large custom-built closet and a Ceiling fan with lights. The Second bedroom has a Large Closet a large window for great natural lighting. Home features include: Double Pane Windows, Newer Roof, Large 30 foot Trex Front Porch, Spectacular New Metal Gazebo in the Backyard, Spacious Storage Shed, New Copper Plumbing throughout, New Water Heater, and Beautiful Carefree Landscape with Automatic Timed Drip System. There is also a large Carport driveway that can accommodate 2 or 3 vehicles. The park has a Gorgeous community area that includes a swimming pool and a clubhouse! This is a GREAT HOME ready for a New Owner!!

15. 2014-02-28
    historical
16. 2014-02-28
    status Active
17. 2014-02-27
    historical Hold
18. 2013-11-12
    listed $78,500 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 3/10 Moderate 7 d/yr ≥87°F today · 21 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: $34,402
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,752
• − Management: −$2,752
• − Depreciation: −$7,127
• Taxable income: $3,147
• Est. tax owed @ 24.0%: −$755
• After-tax cash flow: $6,105/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: Los Angeles Unified
• NCES district ID: 0622710
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 54% ▲ 10.00%
• Median HH income: $50,403
• Composite: 35.67/100
• National rank: #4875
• State rank: #223 of 517 in CA

Livability — West Carson

• Score: 64/100
• State rank: #408
• US rank: #13927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Carson, CA
• County: Los Angeles County · 9,444,647 people
• City population: 18,467
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 26,761
• Household income: $82,478
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 979.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 48% Two or more races 21% Asian 20% White 16% Black 11%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Ukrainian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 35% · Canada, South Korea, China
• Languages at home: 42% English-only · Spanish 38% Korean 6% Tagalog/Filipino 4%

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: ▼ -636.52%
• Current HPI: 363.6265
• Rent YoY: ▲ 3.13%
• 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

+212.1% since first listed

5 events — show timeline

• 2026-01-25 Listed $245,000 CRMLS
• 2014-02-28 Listing Removed — CRMLS
• 2014-02-28 Relisted — CRMLS
• 2014-02-27 Delisted — CRMLS
• 2013-11-12 Listed $78,500 CRMLS