2545 E Ave I #81 · Lancaster, CA 93535

$159,500

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 4 Days on market

Built 2002 Average condition Est $168k · 5% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.8/15.0
• Livability +3.4/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Check out this newly touched up home including 3 Bedrooms 2 Bathrooms plus a large EXTRA ROOM and laundry room! This space offers a backyard with no neighbors behind and includes a shed. This all-ages mobile home park offers a harmonious blend of natural beauty and amenities, ensuring a life of comfort and relaxation. Outdoors features an inviting pool and spa area, kids play structure, basketball court, barbecue area and large grass areas. Indoors, utilize the fully equipped kitchen, ideal for hosting gatherings and sharing meals with friends and neighbors. Experience the warmth of community in our spacious gathering hall.

Key facts

• Barbecue area
• Basketball court
• 2 parking spots

Tags

• BACKYARD WITH NO NEIGHBORS
• INVITING POOL AND SPA AREA
• BASKETBALL COURT
• BARBECUE AREA
• FULLY EQUIPPED KITCHEN
• SPACIOUS GATHERING HALL

Property features AI

Finance

• Other: Land lease: No (listed land lease amount present in source but excluded)
• HOA & community: No association

Exterior

• Parking: Covered parking
• Utilities: Individual gas meter; Electric: other; Public sewer; Public water
• Home design: Manufactured in park (double wide); Built in 2002; Clayton Homes manufacturer (Clayton Homes - El Mirage)
• Construction: Vinyl skirting
• Exterior features: Greenbelt lot feature; Shingle roof

Interior

• Kitchen: Free-standing gas range; Dishwasher; Wood countertops
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central cooling
• Interior features: Covered patio; Pets allowed; Bonus room; Dining room (kitchen/family combo); Living room; Other living room features; Wood counters
• Laundry & utility: Washer/dryer hookups only

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Cap rate 15.5% vs local median 4.3% in Lancaster — 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 68/100 on livability (#282 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, amenities B+; Watch: health & safety C-, crime F, cost of living F.
• Eastside Union Elementary (suburban): math 15% / reading 27% proficiency, ranked #1,226 of 1,400 in CA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Eastside Elementary (428 students, 91% FRL); Gifford C. Cole Middle (703 students, 92% FRL); Eastside High (2,650 students, 61% FRL) — zoned schools at 81% FRL track the district average.
• Market conditions: Rents flat; 1178 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $2,787/mo this rent would consume 48% of the median local household income ($70k/yr) (locally 2494% 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 $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 + 0.1% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 15.54%
• Cash-on-cash: 33.03%
• DSCR: 2.47
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $168,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2545 E Avenue I #14	0.00mi	3/2.0	1,344 (0%)	8mo	$140,000	$104	94
2545 E Avenue I #66	0.00mi	3/2.0	1,440 (+7%)	8mo	$155,000	$108	81
2550 E Avenue I Space 29	0.28mi	3/2.0	1,368 (+2%)	7mo	$119,000	$87	78
2121 E Avenue I #64	0.42mi	3/2.0	1,344 (0%)	7mo	$168,500	$125	75
2121 E Avenue I #28	0.42mi	3/2.0	1,404 (+4%)	1mo	$175,000	$125	72
45465 25th St E #11	0.26mi	2/2.0 (-1)	1,248 (-7%)	0mo	$184,000	$147	71
45465 E 25th St #262	0.21mi	3/2.0	1,176 (-12%)	3mo	$175,000	$149	67
45465 25th St E #28	0.22mi	2/2.0 (-1)	1,248 (-7%)	7mo	$162,000	$130	67
45465 25th E #268	0.26mi	3/2.0	1,188 (-12%)	4mo	$197,000	$166	66
45465 25th St #93	0.21mi	3/2.0	1,178 (-12%)	6mo	$95,000	$81	64
2550 E Avenue I #110	0.39mi	2/2.0 (-1)	1,440 (+7%)	6mo	$123,050	$85	60
3157 E Avenue I Unit F11	0.67mi	3/2.0	1,440 (+7%)	1mo	$150,000	$104	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 · 0.14% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 2.00×
• Total profit: $44,616
• Equity at exit: $23,782

10-year hold

• IRR: 31.1%
• Equity multiple: 3.45×
• Total profit: $109,304
• Equity at exit: $13,791

Cash invested: $44,660 (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 93535

• Home prices YoY: -24.3%
• Rents YoY: 0.1%
• Active inventory: 1178
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,787 high
• Mortgage (P&I): −$836
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $1,229

Break-even live

Break-even rent $1,230

Max offer price $159,500

Occupancy floor 51%

Sensitivity live

Price	-10% $1,320	-5% $1,274	+0% $1,229	+5% $1,184	+10% $1,139
Rent	-10% $1,009	-5% $1,119	+0% $1,229	+5% $1,339	+10% $1,449
Rate	-1.0pp $1,310	-0.5pp $1,270	base $1,229	+0.5pp $1,188	+1.0pp $1,146

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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45465 25th St E Spc 10 Lancaster, CA	3.0	2.0	1690	$825	$0.49	4d	1	0.28mi
2634 Avoca St Lancaster, CA	4.0	3.0	1722	$3,200	$1.86	0d	1	0.32mi
45118 Parkview Ln Lancaster, CA	2.0	2.0	980	$2,500	$2.55	25d	1	0.78mi
44709 26th St E Lancaster, CA	3.0	2.0	1316	$2,300	$1.75	19d	1	0.86mi
44707 Cerisa St Lancaster, CA	4.0	2.0	1714	$3,000	$1.75	11d	1	0.87mi
1734 Lightcap St Lancaster, CA	3.0	2.0	1467	$2,700	$1.84	0d	1	1.10mi
45041 Colleen Dr Lancaster, CA	3.0	3.0	1303	$3,100	$2.38	0d	1	1.10mi
2624 Via Verona Lancaster, CA	3.0	2.5	1563	$2,900	$1.86	0d	1	1.18mi
2500 Topaz Ln Lancaster, CA	3.0	2.0	1274	$2,800	$2.20	25d	1	1.37mi
1647 Orchid Ln Lancaster, CA	3.0	3.0	1084	$1,950	$1.80	23d	1	1.41mi
1647 Orchid Ln Lancaster, CA	2.0	2.0	1000	$1,875	$1.88	3d	1	1.41mi
1628 Cactus Dr Apt B Lancaster, CA	2.0	1.5	1000	$1,999	$2.00	0d	1	1.42mi
1827 East Avenue J Unit 2 Lancaster, CA	2.0	2.0	1050	$1,850	$1.76	18d	1	1.42mi

Listing history 5 events

1. 2026-06-15
   status $159,500 Pending 4 DOM
2. 2026-06-13
   days on market $159,500 Active 4 DOM
3. 2026-06-13
   days on market $159,500 Active 3 DOM
4. 2026-06-10
   remarks 631-char remark
5. 2026-06-10
   listed $159,500 Active 1 DOM

ⓘ 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: $830 · $69/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$382/yr (+$32/mo · 46.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,439
• − Mortgage interest: −$8,934
• − Property taxes: −$830
• − Insurance: −$798
• − Repairs & maintenance: −$2,675
• − Management: −$2,675
• − Depreciation: −$4,640
• Taxable income: $12,887
• Est. tax owed @ 24.0%: −$3,093
• After-tax cash flow: $11,659/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This mobile home offers a good starting point with average condition and potential for cosmetic upgrades to boost its value.

Repairs flagged

• Minor carpet — light wear and tear
• Minor paint — some areas show signs of fading

Value-add opportunities

• Both paint — Fresh paint can enhance the home's curb appeal and interior aesthetics
• Both new flooring — Replacing carpet with hardwood or tile can increase both resale and rental value
• Both landscaping — A well-maintained yard can improve curb appeal and attract potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
carpet · light wear and tear	Minor	$500–3,000
paint · some areas show signs of fading	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint — Fresh paint can enhance the home's curb appeal and interior aesthetics ↑
• Both new flooring — Replacing carpet with hardwood or tile can increase both resale and rental value ↑
• Both landscaping — A well-maintained yard can improve curb appeal and attract potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Eastside Union Elementary
• NCES district ID: 0611910
• Math proficiency: 15% ▲ 1.00%
• Reading proficiency: 27% ▲ 3.00%
• Median HH income: $44,840
• Composite: 21.43/100
• National rank: #13636
• State rank: #1226 of 1400 in CA

Livability — Lancaster

• Score: 68/100
• State rank: #282
• US rank: #9504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, CA
• County: Los Angeles County · 9,444,647 people
• City population: 194,251
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 79,409
• Household income: $70,360
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 2494.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 55% Two or more races 25% Black 21% White 17% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 60% English-only · Spanish 37% Tagalog/Filipino 1% Other Indo-European 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: ▼ -144.13%
• Current HPI: 449.4494
• Rent YoY: ▲ 0.14%
• 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

Property tax history

+4.0%/yr

Latest (2025): $830 · +4.0% YoY. Source: county tax records.