2550 E Avenue I Spc 40 · Lancaster, CA 93535

$135,000

2 bd · 2.0 ba · 1,824 sqft · Manufactured public records · 11 Days on market

Built 1973 Est $195k · 31% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Mobile Home Located in a Senior Only mobile home park. The Welcoming front covered porch Invites you into this Open & Large 2 bedroom 2 bath home located in the Much Sought After Senior Mobile Home Park. Interior features a Large Living Room with bay window. Spacious Bonus room pop-out can be used as a Family room/office/work out room. Spacious Dining area. The Kitchen offers lots of Cabinetry, Counter Stove Top, Wall Oven, & Dishwasher. Laundry Room has Direct Access to the homes Covered Car Parking with stairs and a ramp for convenience. Beautiful Flooring that flows through-out the home. Large Master Bedroom with 2 Graciously sized Closets & On-suit Bathroom. The 2nd Bedroom is perfect for your guest. The home also offer a guest bathroom. The lot is good size & Features 2 Sheds & Plenty of Room for Relaxation. The Covered Carport is extra wide to accommodate 2 cars. The Secured Gated Senior Mobile Home Park offers Lower Space Rent, a Large Clubhouse, Billia

Key facts

• New furnace
• Large living area
• Built-in cabinetry

Tags

• LARGE LIVING AREA
• BUILT-IN CABINETRY
• GENEROUSLY SIZED KITCHEN
• NEW FURNACE
• NEWER DISHWASHER
• COVERED CARPORT

Property features AI

Finance

• Other: Assessor-listed square footage source; APN 8950-133-040
• HOA & community: Park name: The Californian; Park manager: Cathy; New space rent: $750; Park deposit and other deposits: $2,500 deposit required

Exterior

• Utilities: Utilities included in rent (buyer to verify)
• Home design: Seniors-only mobile home in a dual-wide configuration; Located in space 40
• Construction: Metal roof; Manufactured in 1973; Skirted; Serial number S3457u
• Exterior features: Shed; Mobile home park amenities include pool and clubhouse/rec room

Interior

• Kitchen: Dishwasher; Refrigerator; Electric oven
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heating; Cooling: To be determined
• Interior features: Dishwasher; Refrigerator; Electric oven

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Cap rate 18.8% 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.
• 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.
• Market conditions: Rents flat; 1177 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $2,789/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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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: moderate wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1973 — 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: 2.07% ✓
• Cap rate: 18.79%
• Cash-on-cash: 44.63%
• DSCR: 2.99
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $195,168
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2550 E Avenue I Spc 141	0.00mi	3/2.0 (+1)	1,782 (-2%)	8mo	$164,000	$92	84
2550 E Avenue I #55	0.00mi	3/2.0 (+1)	1,680 (-8%)	4mo	$13,000	$8	79
2550 E Ave I #40	0.00mi	2/2.0	1,664 (-9%)	9mo	$120,000	$72	78
2121 E Avenue I Spc 81	0.46mi	3/2.0 (+1)	1,848 (+1%)	0mo	$115,000	$62	71
45465 25th St E #72	0.51mi	3/2.0 (+1)	1,792 (-2%)	2mo	$201,000	$112	67
45465 E 25th St Unit 151 151	0.49mi	3/2.0 (+1)	1,848 (+1%)	18mo	$197,500	$107	55
45465 E 25th St #26	0.55mi	3/2.0 (+1)	1,860 (+2%)	18mo	$202,000	$109	50
45465 25th Street East #106	0.56mi	3/2.0 (+1)	1,584 (-13%)	21mo	$200,000	$126	30
45465 25th St E #57	0.55mi	3/2.0 (+1)	1,560 (-14%)	19mo	$189,000	$121	29

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: 38.5%
• Equity multiple: 2.58×
• Total profit: $59,813
• Equity at exit: $20,129

10-year hold

• IRR: 43.7%
• Equity multiple: 4.62×
• Total profit: $136,965
• Equity at exit: $11,672

Cash invested: $37,800 (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: 1177
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,789 high
• Mortgage (P&I): −$708
• Tax from tax record: −$34 /mo · $403/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $1,406

Break-even live

Break-even rent $1,010

Max offer price $135,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,482	-5% $1,444	+0% $1,406	+5% $1,368	+10% $1,329
Rent	-10% $1,185	-5% $1,296	+0% $1,406	+5% $1,516	+10% $1,626
Rate	-1.0pp $1,474	-0.5pp $1,440	base $1,406	+0.5pp $1,371	+1.0pp $1,335

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44709 26th St E Lancaster, CA	3.0	2.0	1316	$2,300	$1.75	19d	1	0.46mi
45465 25th St E Spc 10 Lancaster, CA	3.0	2.0	1690	$825	$0.49	4d	1	0.58mi
2624 Via Verona Lancaster, CA	3.0	2.5	1563	$2,900	$1.86	0d	1	0.78mi
1734 Lightcap St Lancaster, CA	3.0	2.0	1467	$2,700	$1.84	0d	1	0.82mi
3344 E Avenue H14 Lancaster, CA	3.0	2.0	2032	$3,200	$1.57	4d	1	0.93mi
45041 Colleen Dr Lancaster, CA	3.0	3.0	1303	$3,100	$2.38	0d	1	0.95mi
2500 Topaz Ln Lancaster, CA	3.0	2.0	1274	$2,800	$2.20	25d	1	0.95mi
2739 Garnet Ln Lancaster, CA	3.0	2.5	2548	$3,100	$1.22	0d	1	1.06mi
3264 Topaz Ln Lancaster, CA	3.0	2.0	1750	$3,299	$1.89	0d	1	1.26mi
44243 Mahogany St Lancaster, CA	3.0	2.0	1800	$950	$0.53	23d	1	1.26mi
45444 Spahn Ln Lancaster, CA	3.0	2.0	1908	$3,000	$1.57	0d	1	1.31mi
44732 12th St E Lancaster, CA	3.0	2.0	1426	$2,600	$1.82	16d	1	1.38mi
1545 E Avenue J5 Lancaster, CA	3.0	2.0	1741	$2,899	$1.67	0d	1	1.50mi

Listing history 8 events

1. 2026-06-21
   days on market $135,000 Active 11 DOM
2. 2026-06-18
   days on market $135,000 Active 8 DOM
3. 2026-06-17
   days on market $135,000 Active 7 DOM
4. 2026-06-16
   days on market $135,000 Active 6 DOM
5. 2026-06-15
   days on market $135,000 Active 5 DOM
6. 2026-06-13
   days on market $135,000 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $135,000 Active 2 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: $403 · $34/mo
• Projected year-2 tax: $1,026 · $86/mo
• Expected delta: +$623/yr (+$52/mo · 154.9%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 10% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 5 d/yr ≥101°F today · 12 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: $33,471
• − Mortgage interest: −$7,562
• − Property taxes: −$403
• − Insurance: −$675
• − Repairs & maintenance: −$2,678
• − Management: −$2,678
• − Depreciation: −$3,927
• Taxable income: $15,549
• Est. tax owed @ 24.0%: −$3,732
• After-tax cash flow: $13,137/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: 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

Price history

+8.0% since first listed

7 events — show timeline

• 2026-06-07 Listed $135,000 AVMLS
• 2025-09-23 Sold (MLS) $120,000 AVMLS
• 2025-08-07 Pending — AVMLS
• 2025-04-16 Relisted — AVMLS
• 2025-04-14 Contingent — AVMLS
• 2025-04-03 Pending — AVMLS
• 2025-02-26 Listed $125,000 AVMLS

Property tax history

+8.8%/yr

Latest (2025): $403 · +8.8% YoY. Source: county tax records.