5711 W Columbia Way #96 · Quartz Hill, CA 93536

$115,000

2 bd · 2.0 ba · 720 sqft · Manufactured public records · 104 Days on market

Built 1976

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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 +7.5/15.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully renovated 2-bedroom, 2-bathroom mobile home offering 720 sq ft of comfortable living in the desirable Quartz Hill area. This home features a brand-new kitchen and bathrooms, fresh interior paint, and stylish new laminate flooring throughout. Enjoy the outdoors with a covered porch and a fully fenced yard perfect for pets, gardening, or relaxing evenings. A convenient storage shed adds extra functionality to the space. Located close to local shopping, dining, and everyday amenities, this move-in-ready home is perfect for easy, affordable living. Don't miss out on this great opportunity!

Key facts

• Community pool
• Built 1976
• Listed 104 days

Property features AI

Finance

• Other: Located in Quartz Hill Mobile Home Park
• Financial info: Land lease payable to park (listed amount available in tenancy details)
• HOA & community: Community pool, spa and clubhouse; Pets permitted (check park rules); Park amenities include park area

Exterior

• Parking: Carport (1 space)
• Utilities: Public sewer; Public/District water; Natural gas connected
• Home design: Single-unit mobile home; Single story; Mobile home dimensions approximately 12' x 60'; Mobile home remains on site
• Construction: Metal roof; Year built per public records
• Exterior features: Covered porch; Patio; Community pool; Chain link fencing; Level lot with rectangular shape; One shed on property; Gravel and paved road access

Interior

• Bathrooms: One full bathroom; One 3/4 bathroom
• Heating & cooling: Central furnace heating; Evaporative cooling
• Interior features: One-level home; Multiple access exits; Entry at ground level
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.1% vs local median 4.1% in Quartz Hill — 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 58/100 on livability (#703 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+; Watch: crime D-, amenities F, commute F.
• Westside Union Elementary (suburban): math 34% / reading 49% proficiency, ranked #565 of 1,400 in CA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gregg Anderson Academy (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 867 students, 27% FRL); Joe Walker Middle (736 students, 60% FRL); Quartz Hill High (3,066 students, 42% FRL).
• Zoned-school proficiency averages 24% at this address vs 42% district-wide (-17 pts) — the specific schools serving this property underperform the Westside Union Elementary average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.2%/yr); 1140 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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 + 0.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y 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.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 4→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 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 1976 — 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 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?
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: 1.89% ✓
• Cap rate: 17.14%
• Cash-on-cash: 38.76%
• DSCR: 2.72
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 31.7%
• Equity multiple: 2.28×
• Total profit: $41,198
• Equity at exit: $17,147

10-year hold

• IRR: 37.2%
• Equity multiple: 3.99×
• Total profit: $96,413
• Equity at exit: $9,943

Cash invested: $32,200 (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 93536

• Rents YoY: -1.2%
• Active inventory: 1140
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,171 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$24 /mo · $285/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $1,040

Break-even live

Break-even rent $854

Max offer price $115,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,105	-5% $1,072	+0% $1,040	+5% $1,007	+10% $975
Rent	-10% $868	-5% $954	+0% $1,040	+5% $1,126	+10% $1,211
Rate	-1.0pp $1,098	-0.5pp $1,069	base $1,040	+0.5pp $1,010	+1.0pp $980

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6570 West Avenue L Lancaster, CA	1.0	1.0	531	$1,645	$3.10	0d	1	0.68mi

Listing history 25 events

1. 2026-06-16
   statusdays on marketlisting id $115,000 Pending 104 DOM
2. 2026-06-15
   days on market $115,000 Active 116 DOM
3. 2026-06-13
   days on market $115,000 Active 114 DOM
4. 2026-06-13
   days on market $115,000 Active 113 DOM
5. 2026-06-09
   days on market $115,000 Active 110 DOM
6. 2026-06-08
   days on market $115,000 Active 109 DOM
7. 2026-06-07
   days on market $115,000 Active 108 DOM
8. 2026-06-04
   days on market $115,000 Active 105 DOM
9. 2026-06-03
   days on market $115,000 Active 104 DOM
10. 2026-06-02
    days on market $115,000 Active 103 DOM
11. 2026-06-01
    days on market $115,000 Active 102 DOM
12. 2026-05-31
    days on market $115,000 Active 101 DOM
13. 2026-02-20
    status Active

    Show marketing remark (620 chars)

    Welcome to this beautifully renovated 2-bedroom, 2-bathroom mobile home offering 720 sq ft of comfortable living in the desirable Quartz Hill area. This home features a brand-new kitchen and bathrooms, fresh interior paint, and stylish new laminate flooring throughout. Enjoy the outdoors with a covered porch and a fully fenced yard perfect for pets, gardening, or relaxing evenings. A convenient storage shed adds extra functionality to the space. Located close to local shopping, dining, and everyday amenities, this move-in-ready home is perfect for easy, affordable living. Don't miss out on this great opportunity!

14. 2026-02-20
    status Active 620-char remark

    Show marketing remark (620 chars)

    Welcome to this beautifully renovated 2-bedroom, 2-bathroom mobile home offering 720 sq ft of comfortable living in the desirable Quartz Hill area. This home features a brand-new kitchen and bathrooms, fresh interior paint, and stylish new laminate flooring throughout. Enjoy the outdoors with a covered porch and a fully fenced yard perfect for pets, gardening, or relaxing evenings. A convenient storage shed adds extra functionality to the space. Located close to local shopping, dining, and everyday amenities, this move-in-ready home is perfect for easy, affordable living. Don't miss out on this great opportunity!

15. 2026-01-17
    historical 620-char remark

    Show marketing remark (620 chars)

    Welcome to this beautifully renovated 2-bedroom, 2-bathroom mobile home offering 720 sq ft of comfortable living in the desirable Quartz Hill area. This home features a brand-new kitchen and bathrooms, fresh interior paint, and stylish new laminate flooring throughout. Enjoy the outdoors with a covered porch and a fully fenced yard perfect for pets, gardening, or relaxing evenings. A convenient storage shed adds extra functionality to the space. Located close to local shopping, dining, and everyday amenities, this move-in-ready home is perfect for easy, affordable living. Don't miss out on this great opportunity!

16. 2026-01-16
    historical
17. 2026-01-16
    listed $115,000
18. 2026-01-15
    listed $115,000 620-char remark

    Show marketing remark (620 chars)

    Welcome to this beautifully renovated 2-bedroom, 2-bathroom mobile home offering 720 sq ft of comfortable living in the desirable Quartz Hill area. This home features a brand-new kitchen and bathrooms, fresh interior paint, and stylish new laminate flooring throughout. Enjoy the outdoors with a covered porch and a fully fenced yard perfect for pets, gardening, or relaxing evenings. A convenient storage shed adds extra functionality to the space. Located close to local shopping, dining, and everyday amenities, this move-in-ready home is perfect for easy, affordable living. Don't miss out on this great opportunity!

19. 2025-12-10
    historical
20. 2025-10-01
    listed $139,000 Active
21. 2025-08-29
    price $139,000
22. 2025-05-31
    historical
23. 2025-05-01
    listed $160,000 Active
24. 2018-09-26
    historical
25. 2018-08-07
    listed $99,980 Active

ⓘ 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: $285 · $24/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$589/yr (+$49/mo · 206.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 4 d/yr ≥97°F today · 9 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,046
• − Mortgage interest: −$6,442
• − Property taxes: −$285
• − Insurance: −$575
• − Repairs & maintenance: −$2,084
• − Management: −$2,084
• − Depreciation: −$3,345
• Taxable income: $11,231
• Est. tax owed @ 24.0%: −$2,695
• After-tax cash flow: $9,784/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: Westside Union Elementary
• NCES district ID: 0642120
• Math proficiency: 34% ▲ 1.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $80,763
• Composite: 41.01/100
• National rank: #7473
• State rank: #565 of 1400 in CA

Livability — Quartz Hill

• Score: 58/100
• State rank: #703
• US rank: #21208

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quartz Hill, CA
• County: Los Angeles County · 9,444,647 people
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 73,412
• Household income: $106,903
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1998.0

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: White 39% Hispanic / Latino 37% Two or more races 19% Black 13% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 14% · Canada, China
• Languages at home: 75% English-only · Spanish 19% Tagalog/Filipino 2% Arabic 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: ▼ -268.64%
• Current HPI: 357.0605
• Rent YoY: ▼ -1.20%
• 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

+15.0% since first listed

13 events — show timeline

• 2026-02-20 Relisted — CRMLS
• 2026-02-20 Relisted — AVMLS
• 2026-01-17 Listing Removed — AVMLS
• 2026-01-16 Listed $115,000 CRMLS
• 2026-01-16 Listing Removed — CRMLS
• 2026-01-15 Listed $115,000 AVMLS
• 2025-12-10 Listing Removed — CRMLS
• 2025-10-01 Listed $139,000 CRMLS
• 2025-08-29 Price Changed $139,000 AVMLS
• 2025-05-31 Listing Removed — CRMLS
• 2025-05-01 Listed $160,000 CRMLS
• 2018-09-26 Listing Removed — CRMLS
• 2018-08-07 Listed $99,980 CRMLS

Property tax history

+5.3%/yr

Latest (2025): $285 · +5.3% YoY. Source: county tax records.