16949 S Western Ave #37 · Gardena, CA 90247

$130,000

2 bd · 1.0 ba · 480 sqft · Manufactured public records · 127 Days on market

Built 1973 $271/sqft · 20% above area Est $109k · 20% over

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Why this score? — see what drove the C+ 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
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why rent when you can OWN and build your own equity? Cheaper than renting a 2-bedroom 1-bathroom apartment, NO common walls and parking right next to your home. Beautifully updated 2-bedroom 1-bathroom home with a large open floor plan. Newer flooring, fixtures, hardware, paint etc. Remodeled Kitchen & Bathroom. Appliances included. It’s a great All Age Manufactured Home Community in the South Bay with RENT CONTROLL. Enjoy the large pool and Club House. There is a community Club House for parties, celebrations, and park events. Close to shopping, public transportation, and easy freeway access to the 110, 405, and 91 freeways.

Key facts

• Community pool
• Built 1973
• Listed 127 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 2.9% in Gardena — 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 60/100 on livability (#604 in CA) — a middle-class / working-renter tenant base. Strengths: employment A-; Watch: amenities C-, schools D+, crime F.
• Los Angeles Unified (urban): math 29% / reading 54% proficiency, ranked #223 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.8%/yr); 74 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).
• This rent runs 33% of the median local income ($77k/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 $899 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 + 1.8% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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.
• Current owner paid $24k; list at $130k implies a 442% gain — meaningful room to come down on a strong offer.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% 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 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 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?
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: 1.64% ✓
• Cap rate: 13.50%
• Cash-on-cash: 25.75%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (median comp): $108,670
• List price: $130,000
• Delta: 19.63%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16949 S Western Ave #97	0.00mi	1/1.0 (-1)	512 (+7%)	21mo	$88,000	$172	66
17024 S Western Ave #35	0.15mi	1/1.0 (-1)	432 (-10%)	10mo	$110,301	$255	63
17100 Gramercy Pl #25	0.25mi	1/1.0 (-1)	550 (+15%)	0mo	$145,000	$264	59
17100 Gramercy Pl #29	0.26mi	1/1.0 (-1)	420 (-12%)	21mo	$150,000	$357	44
1900 Artesia Blvd #28	0.40mi	1/1.0 (-1)	552 (+15%)	12mo	$99,900	$181	41

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 · 1.79% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 1.72×
• Total profit: $26,152
• Equity at exit: $19,383

10-year hold

• IRR: 25.6%
• Equity multiple: 3.11×
• Total profit: $76,713
• Equity at exit: $11,240

Cash invested: $36,400 (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 90247

• Rents YoY: 1.8%
• Active inventory: 74
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,126 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $781

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 58%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1709 Marine Ave Unit 1 Gardena, CA	1.0	1.0	370	$1,750	$4.73	18d	1	1.23mi

Listing history 17 events

1. 2026-06-18
   days on market $130,000 Active 127 DOM
2. 2026-06-17
   days on market $130,000 Active 126 DOM
3. 2026-06-16
   days on market $130,000 Active 125 DOM
4. 2026-06-15
   days on market $130,000 Active 124 DOM
5. 2026-06-13
   days on market $130,000 Active 122 DOM
6. 2026-06-09
   days on market $130,000 Active 118 DOM
7. 2026-06-08
   days on market $130,000 Active 117 DOM
8. 2026-06-07
   days on market $130,000 Active 116 DOM
9. 2026-06-04
   days on market $130,000 Active 113 DOM
10. 2026-06-03
    days on market $130,000 Active 112 DOM
11. 2026-06-02
    days on market $130,000 Active 111 DOM
12. 2026-06-01
    days on market $130,000 Active 110 DOM
13. 2026-05-31
    days on market $130,000 Active 109 DOM
14. 2026-02-11
    listed $130,000 Active 645-char remark

    Show marketing remark (645 chars)

    Why rent when you can OWN and build your own equity? Cheaper than renting a 2-bedroom 1-bathroom apartment, NO common walls and parking right next to your home. Beautifully updated 2-bedroom 1-bathroom home with a large open floor plan. Newer flooring, fixtures, hardware, paint etc. Remodeled Kitchen & Bathroom. Appliances included. It’s a great All Age Manufactured Home Community in the South Bay with RENT CONTROLL. Enjoy the large pool and Club House. There is a community Club House for parties, celebrations, and park events. Close to shopping, public transportation, and easy freeway access to the 110, 405, and 91 freeways.

15. 2017-09-29
    soldstatus $24,000 Closed Sale 746-char remark

    Show marketing remark (746 chars)

    Why rent when you can own and build you own equity? Cheaper than renting a 1-bedroom apartment, NO common walls. Build your own equity, not your landlord’s. This is a nice 1 bedroom, 1-bathroom Mobile Home in a good All Age / Family Manufactured Housing Community in the South Bay with RENT CONTROL. The Home is in good shape with a recently redone roof, was tented for termites 1 year ago, newer plumbing, new bathroom tub & shower surround. Needs a little clean-up with some paint & blinds on the inside. Exterior was just painted and has new out-door porch carpet. Kitchen is in good shape with a bright and open floor plan and storage. Great starter home or an inexpensive way to live and own your own home in the South Bay.

16. 2017-09-13
    status Pending Sale 746-char remark

    Show marketing remark (746 chars)

    Why rent when you can own and build you own equity? Cheaper than renting a 1-bedroom apartment, NO common walls. Build your own equity, not your landlord’s. This is a nice 1 bedroom, 1-bathroom Mobile Home in a good All Age / Family Manufactured Housing Community in the South Bay with RENT CONTROL. The Home is in good shape with a recently redone roof, was tented for termites 1 year ago, newer plumbing, new bathroom tub & shower surround. Needs a little clean-up with some paint & blinds on the inside. Exterior was just painted and has new out-door porch carpet. Kitchen is in good shape with a bright and open floor plan and storage. Great starter home or an inexpensive way to live and own your own home in the South Bay.

17. 2017-08-22
    listed $24,500 Active 746-char remark

    Show marketing remark (746 chars)

    Why rent when you can own and build you own equity? Cheaper than renting a 1-bedroom apartment, NO common walls. Build your own equity, not your landlord’s. This is a nice 1 bedroom, 1-bathroom Mobile Home in a good All Age / Family Manufactured Housing Community in the South Bay with RENT CONTROL. The Home is in good shape with a recently redone roof, was tented for termites 1 year ago, newer plumbing, new bathroom tub & shower surround. Needs a little clean-up with some paint & blinds on the inside. Exterior was just painted and has new out-door porch carpet. Kitchen is in good shape with a bright and open floor plan and storage. Great starter home or an inexpensive way to live and own your own home in the South Bay.

ⓘ 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) · 18% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 5 d/yr ≥86°F today · 16 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: $25,510
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − Depreciation: −$3,782
• Taxable income: $7,765
• Est. tax owed @ 24.0%: −$1,863
• After-tax cash flow: $7,509/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: Los Angeles Unified
• NCES district ID: 0622710
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 54% ▲ 10.00%
• Median HH income: $50,403
• Composite: 35.67/100
• National rank: #4875
• State rank: #223 of 517 in CA

Livability — Gardena

• Score: 60/100
• State rank: #604
• US rank: #19337

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gardena, CA
• County: Los Angeles County · 9,444,647 people
• City population: 73,343
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 47,053
• Household income: $77,333
• Rent vs Own: 58.7% rent · 41.3% own
• Severe rent burden: 2604.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 50% Asian 25% Two or more races 19% Black 15% White 6% Native American 2%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: British 1% Lithuanian 1%
• Foreign-born: 38% · Canada, South Korea, Vietnam
• Languages at home: 39% English-only · Spanish 40% Other Asian/Pacific 6% 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: ▼ -683.33%
• Current HPI: 420.4015
• Rent YoY: ▲ 1.79%
• 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

+430.6% since first listed

4 events — show timeline

• 2026-02-11 Listed $130,000 CRMLS
• 2017-09-29 Sold (MLS) $24,000 CRMLS
• 2017-09-13 Pending — CRMLS
• 2017-08-22 Listed $24,500 CRMLS

Property tax history

+7.1%/yr

Latest (2025): $129 · +7.1% YoY. Source: county tax records.