23701 S Western #34 · Torrance, CA 90501

$179,998

2 bd · 2.0 ba · 880 sqft · Manufactured public records · 61 Days on market

Built 1973 Good condition $205/sqft · 129% above area

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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 +5.9/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous two bedroom and bonus room or home office. This home offers a bright, clean, and comfortable living space. This home is in great condition with all systems in excellent working order, including plumbing and heating, brilliant recessed lighting. Other great features include professionally installed A/C units for year-round comfort, laminate wood and tile flooring throughout. Recent upgrades include newer windows and modern style 2" wide-blinds that enhance natural light throughout the home. Interior includes gently used stainless steel appliances and a functional layout that feels open and inviting. Property also features a private driveway for two vehicles, a nice-sized backyard for Summer BBQ's using a propane grill, and two storage sheds providing additional space and functionality. The home is well cared for, making it an excellent opportunity for a buyer seeking an affordable, turnkey option in a great area. Must see to fully appreciate the condition and value this home offers.

Key facts

• Installed a/c units
• Private driveway
• Nice-sized backyard

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• INSTALLED A/C UNITS
• NEWER WINDOWS
• PRIVATE DRIVEWAY
• NICE-SIZED BACKYARD
• TWO STORAGE SHEDS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $986 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 2.1% in Torrance — 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 76/100 on livability (#95 in CA, #3,501 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, commute A+; Watch: health & safety C-, crime D+, cost of living F.
• Torrance Unified (urban): math 62% / reading 67% proficiency, ranked #150 of 1,400 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.2%/yr); 96 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); 45% 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 36% of the median local income ($93k/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 $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 + 3.2% rent growth), your $50k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.

Recommended offer $169,198 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.57% ✓
• Cap rate: 12.86%
• Cash-on-cash: 23.47%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

• ARV (median comp): $78,460
• List price: $179,998
• Delta: 129.41%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23701 S Western Ave #259	0.01mi	2/1.0	900 (+2%)	2mo	$42,500	$47	90
23701 S Western Ave #130	0.01mi	2/2.0	846 (-4%)	4mo	$184,201	$218	90
23701 S Western Ave #45	0.00mi	2/2.0	840 (-4%)	7mo	$69,900	$83	87
23701 S Western #247	0.00mi	2/1.0	950 (+8%)	6mo	$39,000	$41	77
23701 S Western Ave #200	0.00mi	2/2.0	936 (+6%)	15mo	$130,000	$139	77
23701 S Western Ave #136	0.00mi	2/2.0	800 (-9%)	12mo	$73,000	$91	75
23701 Western #258	0.00mi	3/1.0 (+1)	960 (+9%)	11mo	$73,000	$76	67
23701 S Western Ave #245	0.00mi	3/2.0 (+1)	960 (+9%)	16mo	$145,000	$151	67
2103 245th St #7	0.62mi	2/2.0	852 (-3%)	1mo	$225,000	$264	65
23701 S Western Ave #213	0.00mi	3/2.0 (+1)	1,009 (+15%)	15mo	$149,600	$148	58
23701 S Western Ave #241	0.00mi	3/2.0 (+1)	1,000 (+14%)	22mo	$155,000	$155	54
24200 Walnut Ave #69	0.22mi	2/1.0	960 (+9%)	24mo	$125,000	$130	51

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 1.68×
• Total profit: $34,359
• Equity at exit: $26,838

10-year hold

• IRR: 25.6%
• Equity multiple: 3.26×
• Total profit: $113,856
• Equity at exit: $15,563

Cash invested: $50,399 (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 90501

• Rents YoY: 3.2%
• Active inventory: 96
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,822 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $986

Break-even live

Break-even rent $1,575

Max offer price $179,998

Occupancy floor 60%

Sensitivity live

Price	-10% $1,110	-5% $1,048	+0% $986	+5% $923	+10% $861
Rent	-10% $763	-5% $874	+0% $986	+5% $1,097	+10% $1,209
Rate	-1.0pp $1,076	-0.5pp $1,031	base $986	+0.5pp $939	+1.0pp $891

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2124 W 238th St Unit A Torrance, CA	2.0	2.0	750	$3,600	$4.80	17d	1	0.48mi
2128 W 238th St Unit A Torrance, CA	2.0	2.0	750	$3,500	$4.67	44d	1	0.48mi
2174 1st St Unit 237th St unit Torrance, CA	2.0	1.0	800	$2,500	$3.12	25d	1	0.56mi
1802 247th St Unit 1802 Lomita, CA	2.0	1.0	800	$3,200	$4.00	44d	1	0.64mi
24636 Eshelman Ave Lomita, CA	2.0	1.0	950	$2,950	$3.11	5d	1	0.66mi
24638 Eshelman Ave Unit 1/4 Lomita, CA	2.0	1.0	950	$2,950	$3.11	44d	1	0.66mi
1311 Sepulveda Blvd Torrance, CA	2.0–3.0	2.0	1201	$3,400	$2.83	0d	1	0.67mi
1567 W 228th St Torrance, CA	2.0	2.0	990	$3,200	$3.23	44d	1	0.68mi
2742 Cabrillo Ave #302 Torrance, CA	1.0	1.0	670	$2,400	$3.58	44d	1	0.72mi
1657 W 227th St Apt 1 Torrance, CA	2.0	1.0	575	$2,150	$3.74	44d	1	0.73mi
1612 226th St Unit B Torrance, CA	2.0	1.0	850	$2,650	$3.12	44d	1	0.78mi
2757 Andreo Ave Unit 6 Torrance, CA	2.0	2.0	1100	$2,933	$2.67	3d	1	0.81mi
2757 Andreo Ave Torrance, CA	2.0	2.0	1100	$3,295	$3.00	44d	1	0.81mi
2757 Andreo Ave Unit 3 Torrance, CA	2.0	2.0	1100	$2,933	$2.67	12d	1	0.81mi
2757 Andreo Ave Unit 5 Torrance, CA	2.0	2.0	1100	$2,933	$2.67	22d	1	0.81mi
2757 Andreo Ave Unit 3 Torrance, CA	2.0	1.5	1100	$2,933	$2.67	4d	1	0.81mi
2757 Andreo Ave Unit 5 Torrance, CA	2.0	1.5	1100	$2,993	$2.72	12d	1	0.81mi
1434 Plaza del Amo Unit 4 Torrance, CA	1.0	1.0	575	$1,803	$3.14	44d	1	0.86mi
1318 W 227th St Torrance, CA	2.0	1.0	640	$2,250	$3.52	44d	1	0.88mi
1318 W 227th St Torrance, CA	2.0	1.0	640	$2,250	$3.52	2d	1	0.88mi
25109 Ebony Ln Lomita, CA	1.0	1.0	700	$1,839	$2.63	44d	1	0.88mi
1533 Plaza del Amo Unit 4 Torrance, CA	2.0	1.0	978	$2,650	$2.71	4d	1	0.88mi
25110 Eshelman Ave Lomita, CA	2.0	1.5	800	$2,245	$2.81	11d	1	0.95mi
24836 Narbonne Ave Lomita, CA	2.0	1.0	740	$2,995	$4.05	44d	1	0.96mi
1332 W 225th St Unit 1 Torrance, CA	2.0	1.0	900	$2,095	$2.33	44d	1	0.98mi
2758 Orange Ave Unit 10 Torrance, CA	2.0	1.5	950	$2,800	$2.95	13d	1	0.99mi
2457 Lomita Blvd Lomita, CA	2.0	1.0–2.0	878	$5,036	$5.74	2d	14	1.02mi
25004 Frampton Ave Harbor City, CA	1.0	1.0	650	$1,695	$2.61	6d	3	1.06mi
2308 Cabrillo Ave Apt 8 Torrance, CA	2.0	2.0	950	$2,200	$2.32	8d	1	1.06mi
24410 Crenshaw Blvd Torrance, CA	2.0	2.0	1010	$2,795	$2.77	4d	1	1.10mi
2525 W 235th St Unit 10656A Torrance, CA	2.0	1.5	1073	$4,210	$3.92	44d	1	1.11mi
2545 W 235th St Torrance, CA	2.0	1.0–1.5	984	$3,325	$3.38	4d	5	1.15mi
2122 Gramercy Ave Unit 3 Torrance, CA	1.0	1.0	575	$1,850	$3.22	5d	1	1.18mi
1611 W 221st St Torrance, CA	2.0	1.5	650	$2,600	$4.00	44d	1	1.19mi
820 Coriander Dr Unit K Torrance, CA	1.0	1.0	639	$2,140	$3.35	8d	1	1.20mi
806 Coriander Dr Unit H Torrance, CA	2.0	2.0	829	$2,500	$3.02	25d	1	1.22mi
1800 255th St Unit 1812-A Lomita, CA	2.0	1.0	750	$2,145	$2.86	44d	1	1.23mi
2585 W 235th St Unit 10599A Torrance, CA	2.0	1.0	896	$3,880	$4.33	44d	1	1.24mi
817 W 232nd St Unit G Torrance, CA	2.0	1.5	900	$3,250	$3.61	19d	1	1.24mi
1648 255th St W Harbor City, CA	2.0	2.0	800	$3,400	$4.25	44d	1	1.24mi

Listing history 15 events

1. 2026-06-18
   days on market $179,998 Active 61 DOM
2. 2026-06-17
   days on market $179,998 Active 60 DOM
3. 2026-06-16
   days on market $179,998 Active 59 DOM
4. 2026-06-15
   days on market $179,998 Active 58 DOM
5. 2026-06-13
   days on market $179,998 Active 56 DOM
6. 2026-06-13
   days on market $179,998 Active 55 DOM
7. 2026-06-09
   days on market $179,998 Active 52 DOM
8. 2026-06-08
   days on market $179,998 Active 51 DOM
9. 2026-06-07
   days on market $179,998 Active 50 DOM
10. 2026-06-04
    days on market $179,998 Active 47 DOM
11. 2026-06-03
    days on market $179,998 Active 46 DOM
12. 2026-06-02
    days on market $179,998 Active 45 DOM
13. 2026-06-01
    days on market $179,998 Active 44 DOM
14. 2026-05-31
    days on market $179,998 Active 43 DOM
15. 2026-04-18
    listed $179,998 Active 1010-char remark

    Show marketing remark (1010 chars)

    Gorgeous two bedroom and bonus room or home office. This home offers a bright, clean, and comfortable living space. This home is in great condition with all systems in excellent working order, including plumbing and heating, brilliant recessed lighting. Other great features include professionally installed A/C units for year-round comfort, laminate wood and tile flooring throughout. Recent upgrades include newer windows and modern style 2" wide-blinds that enhance natural light throughout the home. Interior includes gently used stainless steel appliances and a functional layout that feels open and inviting. Property also features a private driveway for two vehicles, a nice-sized backyard for Summer BBQ's using a propane grill, and two storage sheds providing additional space and functionality. The home is well cared for, making it an excellent opportunity for a buyer seeking an affordable, turnkey option in a great area. Must see to fully appreciate the condition and value this home offers.

ⓘ 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 ≥86°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: $33,866
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,709
• − Management: −$2,709
• − Depreciation: −$5,236
• Taxable income: $9,528
• Est. tax owed @ 24.0%: −$2,287
• After-tax cash flow: $9,540/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 · 8 photos

Good 80/100 Cosmetic rehab

This well-maintained mobile home is in good condition with recent upgrades, offering a bright and comfortable living space. Potential buyers and renters will appreciate the recent improvements and the home's curb appeal.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both New flooring in bathrooms — Improves aesthetics and functionality
• Both New kitchen backsplash — Enhances aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen backsplash — Enhances aesthetics and functionality ↑

ⓘ 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: Torrance Unified
• NCES district ID: 0639420
• Math proficiency: 62% ▲ 2.00%
• Reading proficiency: 67% ▬ 0.00%
• Median HH income: $78,640
• Composite: 58.96/100
• National rank: #1969
• State rank: #150 of 1400 in CA

Livability — Torrance

• Score: 76/100
• State rank: #95
• US rank: #3501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Torrance, CA
• County: Los Angeles County · 9,444,647 people
• City population: 153,473
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 41,787
• Household income: $92,923
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 1972.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 43% Asian 27% White 20% Two or more races 15% Black 5%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Slovak 1% Lithuanian 1% British 1%
• Foreign-born: 33% · Canada, South Korea, China
• Languages at home: 46% English-only · Spanish 32% Other Asian/Pacific 5% Korean 5%

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: ▼ -755.95%
• Current HPI: 334.9041
• Rent YoY: ▲ 3.25%
• 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

• 2026-04-18 Listed $179,998 CRMLS

Property tax history

+7.8%/yr

Latest (2025): $193 · +7.8% YoY. Source: county tax records.