1065 Lomita #148 · West Carson, CA 90710

$340,000

2 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 9 Days on market

Built 2008 Est $280k · 22% over

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Why this score? — see what drove the D+ 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 +21.3/30.0
• DSCR +6.8/10.0
• 1% rule +4.4/10.0
• 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

Welcome to one of the most desirable homes in the highly sought-after San Rafael Mobile Home Park. This beautifully maintained home, built in 2008, offers two features that are rarely found together in mobile home living: a spacious bonus den and an exceptional outdoor living area. The oversized bonus den is one of the home's standout features and offers incredible flexibility. Large enough to function as a third bedroom, home office, guest room, media room, or hobby space, it provides valuable additional living space that is difficult to find in comparable homes. Whether you're working from home, accommodating guests, or simply looking for extra room to spread out, this versatile space add

Key facts

• Outdoor living area
• Open living room
• Kitchen

Tags

• OUTDOOR LIVING AREA
• IMPROVED OUTDOOR LIVING AREAS
• OPEN LIVING ROOM
• DINING AREA
• KITCHEN

Property features AI

Finance

• Other: Park name: San Rafael Mobile Home Park; Directions reference: Lomita Blvd / San Rafael Mobile Home Park
• Financial info: Land lease: $1,343.47 monthly (park)
• HOA & community: Senior community; Park manager approval required; Community features include curbs, sidewalks, and a park; Land lease in place (monthly)

Exterior

• Parking: 2 parking spaces; 2 carport spaces; Located in San Rafael Mobile Home Park
• Utilities: Public sewer; District/public water; Natural gas available; Electricity available; Water available
• Home design: Single-story mobile home (double body); Model: PSP ANNI 4969-CTB; Mobile home remains on site; Entry faces front
• Construction: Shingle roof; Year built (per public records)
• Exterior features: Front porch; Patio; Back yard; Vinyl fencing; 1 shed

Interior

• Kitchen: Built-in range; Range/stove hood; Gas oven; Dishwasher; Quartz counters
• Bedrooms: Primary bedroom
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Bathtub; Shower; Shower-in-tub; Quartz counters in bathrooms
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: Quartz counters; Ceiling fan; Recessed lighting; Open floor plan; Storage space; One-level living; Front door entry (Entry level 1)
• Laundry & utility: Washer hookup; Gas dryer hookup; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $340k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $321k (5.6% below list).
• Recommended offer: $321k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 2.9% 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); 64 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $3,209/mo this rent would consume 47% of the median local household income ($82k/yr) (locally 979% 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 $2k of loan paydown is wiped out by about $10k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $320,949 (5.6% below list)

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. 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.24%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $279,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1065 Lomita Blvd #199	0.00mi	2/2.0	1,550 (+2%)	1mo	$222,500	$144	95
1065 Lomita Blvd #7	0.00mi	2/2.0	1,440 (-5%)	5mo	$295,000	$205	88
1065 Lomita Blvd #248	0.15mi	2/2.0	1,536 (+2%)	3mo	$250,000	$163	88
1065 Lomita Blvd #172	0.00mi	2/2.0	1,440 (-5%)	7mo	$241,000	$167	86
1065 W Lomita Blvd #153	0.14mi	2/2.0	1,440 (-5%)	1mo	$266,000	$185	85
1065 Lomita Blvd #180	0.14mi	3/2.0 (+1)	1,554 (+3%)	2mo	$375,000	$241	83
1065 Lomita Blvd #147	0.00mi	2/2.0	1,344 (-11%)	0mo	$160,000	$119	81
1065 Lomita Blvd #449	0.21mi	2/2.0	1,440 (-5%)	2mo	$337,000	$234	81
1065 Lomita Blvd #391	0.21mi	2/2.0	1,440 (-5%)	4mo	$305,000	$212	79
1065 Lomita Blvd #455	0.00mi	3/2.0 (+1)	1,680 (+11%)	8mo	$255,000	$152	70
1065 Lomita Blvd #115	0.00mi	3/2.0 (+1)	1,700 (+12%)	9mo	$315,000	$185	67
760 Lomita Blvd #116	0.57mi	3/2.0 (+1)	1,620 (+7%)	8mo	$295,000	$182	49

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-23,282
• Equity at exit: $50,695

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $21,485
• Equity at exit: $29,397

Cash invested: $95,200 (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: 64
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,209 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$116 /mo · $1,389/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$674
• Net cashflow: $495

Break-even live

Break-even rent $2,583

Max offer price $340,000

Occupancy floor 80%

Sensitivity live

Price	-10% $688	-5% $591	+0% $495	+5% $399	+10% $303
Rent	-10% $242	-5% $368	+0% $495	+5% $622	+10% $749
Rate	-1.0pp $666	-0.5pp $582	base $495	+0.5pp $407	+1.0pp $317

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 24 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	0.39mi
1008 Harbor Heights Dr Unit B Harbor City, CA	3.0	2.5	1434	$3,295	$2.30	16d	1	0.55mi
1435 Lomita Blvd #105 Harbor City, CA	3.0	2.0	1260	$3,250	$2.58	44d	1	0.58mi
24223 Ambassador Pl Harbor City, CA	3.0	2.0	1208	$3,800	$3.15	6d	1	0.67mi
25595 Pine Creek Ln Wilmington, CA	2.0	1.5	1170	$3,300	$2.82	12d	1	0.83mi
1673 251st St Harbor City, CA	1.0	1.0	2104	$1,200	$0.57	25d	1	0.84mi
1623 255th St W Harbor City, CA	3.0	3.0	1344	$3,995	$2.97	0d	1	0.90mi
1732 251st St Lomita, CA	3.0	1.0	1200	$4,000	$3.33	44d	1	0.96mi
25122 Ebony Ln Lomita, CA	2.0	2.0	1716	$2,955	$1.72	21d	1	1.03mi
1311 Sepulveda Blvd Torrance, CA	2.0–3.0	2.0	1201	$3,400	$2.83	0d	1	1.10mi
25316 Ebony Ln Ste 1 Lomita, CA	3.0	3.0	1890	$3,415	$1.81	12d	1	1.13mi
25316 Ebony Ln Lomita, CA	3.0	3.0	1890	$3,415	$1.81	13d	1	1.13mi
1530 260th St Apt 6 Harbor City, CA	3.0	2.0	1150	$3,295	$2.87	21d	1	1.17mi
1918 252nd St Lomita, CA	3.0	2.0	1488	$3,900	$2.62	44d	1	1.20mi
22919 Mariposa Ave Torrance, CA	2.0–3.0	2.5–4.0	1480	$3,400	$2.30	44d	2	1.20mi
26127 Frampton Ave Unit F Harbor City, CA	3.0	2.5	1161	$3,200	$2.76	44d	1	1.20mi
1676 259th St Harbor City, CA	2.0	1.0	1250	$2,795	$2.24	17d	1	1.20mi
25018 Eshelman Ave Unit 9 Lomita, CA	2.0	2.5	1400	$3,295	$2.35	25d	1	1.21mi
25018 Eshelman Ave Lomita, CA	2.0	2.5	1400	$3,295	$2.35	44d	1	1.22mi
22919 Mariposa Ave #202 Torrance, CA	3.0	4.0	1780	$4,000	$2.25	25d	1	1.23mi
22716 Meyler St Torrance, CA	3.0	3.0	1650	$4,700	$2.85	23d	1	1.32mi
25021 Oak St Lomita, CA	3.0	2.0	1281	$3,995	$3.12	8d	1	1.43mi
25326 Oak St Unit 1 Lomita, CA	3.0	2.0	1300	$3,650	$2.81	44d	1	1.46mi
22553 Firenze St Carson, CA	3.0	2.5	2012	$4,500	$2.24	25d	1	1.46mi

Listing history 7 events

1. 2026-06-21
   days on market $340,000 Active 9 DOM
2. 2026-06-18
   days on market $340,000 Active 6 DOM
3. 2026-06-17
   days on market $340,000 Active 5 DOM
4. 2026-06-16
   days on market $340,000 Active 4 DOM
5. 2026-06-15
   days on market $340,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $340,000 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: $1,389 · $116/mo
• Projected year-2 tax: $2,584 · $215/mo
• Expected delta: +$1,195/yr (+$100/mo · 86.1%)

ⓘ 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 ≥87°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: $38,514
• − Mortgage interest: −$19,045
• − Property taxes: −$1,389
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,081
• − Management: −$3,081
• − Depreciation: −$9,891
• Taxable income: $327
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $5,863/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

+61.9% since first listed

3 events — show timeline

• 2026-06-12 Listed $340,000 CRMLS
• 2016-06-30 Delisted — CRMLS
• 2016-06-23 Listed $210,000 CRMLS

Property tax history

+3.6%/yr

Latest (2025): $1,389 · +3.6% YoY. Source: county tax records.