1617 E Avenue I Spc 75 · Lancaster, CA 93535

$90,000

2 bd · 1.5 ba · 672 sqft · Manufactured · 24 Days on market

Built 1974 Good condition 1,000 sqft lot Est $93k · at est.

---

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 +9.1/15.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming and beautifully updated single-wide mobile home, offering 672 square feet of comfortable living space--an exceptional opportunity for first-time homebuyers! This inviting 2-bedroom, 1.5-bath residence sits on a 1,000 sq ft lot and combines affordability with modern upgrades. Recently refreshed with brand-new siding and fresh interior and exterior paint, this home is truly move-in ready. Enjoy outdoor living on the spacious deck--perfect for relaxing evenings, weekend barbecues, and entertaining family and friends. Ideally located near local shopping and a neighborhood park, this home also offers the added convenience of being right next to the community pool. Reside

Key facts

• Updated mobile home
• New siding
• Community pool

Tags

• UPDATED MOBILE HOME
• NEW SIDING
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• SPACIOUS DECK
• COMMUNITY POOL

Property features AI

Finance

• Other: Manager: Yesica — [phone]; Park name: Tierra Nova; Label/serial number: 9943; Dec number: LAJ2415; Trade name: Regal Regal
• HOA & community: New space rent listed at $750 (park space); Deposit $4,500

Exterior

• Utilities: Individual utility meters; Electric with circuit breakers
• Home design: Mobile home (manufactured 1974); 56 feet long and 12 feet wide; Located in space #75 at Tierra Nova; All-ages park
• Construction: Wood siding exterior; Metal roof; Manufactured by Bendix, model Regal
• Exterior features: Front and chain-link fencing; Porch (deck); Skirted; Play area and laundromat in the park; Community pool

Interior

• Kitchen: Gas Range
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Gas Range

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $802 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.0% 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-, schools F, crime F.
• Lancaster Elementary (suburban): math 18% / reading 32% proficiency, ranked #1,161 of 1,400 in CA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 1169 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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).
• This rent runs 31% of the median local income ($70k/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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

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 $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.00% ✓
• Cap rate: 16.98%
• Cash-on-cash: 38.17%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $93,408
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1717 E Avenue I Spc#14	0.16mi	1/1.0 (-1)	660 (-2%)	10mo	$95,000	$144	74
1617 E Avenue I Space 58	0.01mi	1/1.0 (-1)	600 (-11%)	13mo	$65,000	$108	64
1301 E Avenue I #337	0.32mi	2/1.0	720 (+7%)	9mo	$100,000	$139	64

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: 31.0%
• Equity multiple: 2.25×
• Total profit: $31,461
• Equity at exit: $13,419

10-year hold

• IRR: 36.5%
• Equity multiple: 3.93×
• Total profit: $73,714
• Equity at exit: $7,782

Cash invested: $25,200 (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 93535

• Home prices YoY: -24.3%
• Rents YoY: 0.1%
• Active inventory: 1169
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,802 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $802

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 51%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45446 17th St E Lancaster, CA	1.0	1.0	425	$1,450	$3.41	4d	1	0.24mi
45420 5th St E Lancaster, CA	2.0	1.0	480	$1,200	$2.50	1d	1	1.16mi
1743 , CA	1.0–4.0	1.0–2.0	934	$1,803	$1.93	1d	17	1.37mi
44236 20th St E Lancaster, CA	2.0	1.0–2.5	900	$1,712	$1.90	1d	1	1.38mi

Listing history 15 events

1. 2026-06-18
   days on market $90,000 Active 24 DOM
2. 2026-06-17
   days on market $90,000 Active 23 DOM
3. 2026-06-16
   days on market $90,000 Active 22 DOM
4. 2026-06-15
   days on market $90,000 Active 21 DOM
5. 2026-06-13
   days on market $90,000 Active 19 DOM
6. 2026-06-13
   days on market $90,000 Active 18 DOM
7. 2026-06-09
   days on market $90,000 Active 15 DOM
8. 2026-06-08
   days on market $90,000 Active 14 DOM
9. 2026-06-07
   days on market $90,000 Active 13 DOM
10. 2026-06-04
    days on market $90,000 Active 10 DOM
11. 2026-06-03
    days on market $90,000 Active 9 DOM
12. 2026-06-02
    days on market $90,000 Active 8 DOM
13. 2026-06-01
    days on market $90,000 Active 7 DOM
14. 2026-05-31
    days on market $90,000 Active 6 DOM
15. 2026-05-18
    listed $90,000 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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $21,625
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$2,618
• Taxable income: $8,705
• Est. tax owed @ 24.0%: −$2,089
• After-tax cash flow: $7,531/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

Good 80/100 Cosmetic rehab

This charming single-wide mobile home is move-in ready with recent updates and a well-maintained exterior. It offers a good balance of modern upgrades and affordability.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and outdoor living space
• Both Painting — Fresh paint can make the home look more inviting and modern

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and outdoor living space ↑
• Both Painting — Fresh paint can make the home look more inviting and modern ↑

ⓘ 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: Lancaster Elementary
• NCES district ID: 0620880
• Math proficiency: 18% ▲ 1.00%
• Reading proficiency: 32% ▬ 0.00%
• Median HH income: $46,440
• Composite: 24.73/100
• National rank: #13028
• State rank: #1161 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

Price history

1 event — show timeline

• 2026-05-18 Listed $90,000 AVMLS