2 bd · 2.0 ba ·
1,344 sqft ·
Built 1981
· Manufactured
· Active
· 91 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$2,146/mo
Mortgage (P&I)
−$839
Tax + insurance
−$267
HOA
−$0
Vac / Maint / Mgmt
−$451
Net cashflow
$590/mo
Annual
$7,074/yr
Cap rate
10.71%
Cash-on-cash
15.79%
DSCR
1.70
1% rule
1.34%
Cash to close
$44,800
Investor read
This is a 2-bed/2.0-bath manufactured listed at $160k.
At list price, monthly cash flow is $590 ($7k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($2k rent vs $160k).
It's been on market 91 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
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.
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.
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.
Market conditions: Rents soft (-1.9%/yr); 210 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
5 sale attempts since 24y 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.
Cap rate 10.7% 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.
This rent runs 42% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Questions for listing agent
It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
CashFlowRE · CFR-B79AWB5HNMWGE6
· Data 2 weeks agocashflowre.app · 2026-05-29