3753 E Avenue I #62 · Lancaster, CA 93535

$200,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 63 Days on market

Built 1981 Fair condition 2,178 sqft lot Est $143k · 40% 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
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3 bedroom 2 bath mobile home in the Sherwood Mobile Home Park. Well maintained mobile home in a quiet park. Covered porch with a nice sized deck, covered carport, New Awning over Carport, shed. All appliances included in the sale. The park has lots of amenities, pool and community room. Space rent includes Electricity, Gas and Water.

Key facts

• Brand-new flooring
• Renovated kitchen
• Driveway parking

Tags

• RENOVATED KITCHEN
• REMODELED BATHROOMS
• BRAND-NEW FLOORING
• COMMUNITY POOL ACCESS
• DRIVEWAY PARKING

Property features AI

Finance

• Other: Lot size category: 0-1 unit/acre; Lot size source: Assessor's data; Living area source: Assessor's data
• Financial info: Monthly land lease of $693 (seller-provided amount)
• HOA & community: Land lease community with monthly land lease

Exterior

• Parking: Located in Sherwood Mobile Estates
• Utilities: Public/district water; Public sewer; Electricity available and connected; Natural gas available and connected; Water connected; Sewer connected
• Home design: Single-story manufactured/mobile home (12' x 60'); Mobile home remains on site; One total story; Entry at ground/main level
• Construction: Year built per assessor; Double-wide body type
• Exterior features: Community pool; Curbed streets

Interior

• Kitchen: Gas cooktop; Gas range and gas oven; Microwave; Individual water heater unit
• Bedrooms: All bedrooms located on the main level
• Flooring: Laminate flooring
• Bathrooms: Two 3/4 bathrooms
• Heating & cooling: Central furnace heating; Evaporative cooling
• Interior features: One-level home; Turnkey condition; All bedrooms on the same (down) level; Entry on main level
• Laundry & utility: Dedicated laundry room; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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; 1169 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $3,030/mo this rent would consume 52% 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $140k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
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: 1.51% ✓
• Cap rate: 13.64%
• Cash-on-cash: 26.23%
• DSCR: 2.17
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $142,560
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3753 E Ave I #146	0.00mi	2/2.0 (-1)	1,400 (-3%)	5mo	$138,000	$99	86
3753 East Avenue I #151	0.00mi	2/2.0 (-1)	1,440 (0%)	18mo	$125,900	$87	80
3753 East Ave I #145	0.18mi	2/2.0 (-1)	1,514 (+5%)	6mo	$120,000	$79	73
3157 E Avenue I Unit F11	0.69mi	3/2.0	1,440 (0%)	1mo	$150,000	$104	67
3753 E Avenue I #72	0.00mi	3/2.0	1,248 (-13%)	14mo	$120,000	$96	66
3753 E Avenue I #59	0.12mi	3/2.0	1,344 (-7%)	22mo	$139,000	$103	65

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: 16.9%
• Equity multiple: 1.66×
• Total profit: $36,995
• Equity at exit: $29,821

10-year hold

• IRR: 23.5%
• Equity multiple: 2.78×
• Total profit: $99,414
• Equity at exit: $17,292

Cash invested: $56,000 (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: 1169
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,030 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$37 /mo · $445/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $1,224

Break-even live

Break-even rent $1,480

Max offer price $200,000

Occupancy floor 55%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2634 Avoca St Lancaster, CA	4.0	3.0	1722	$3,200	$1.86	1d	1	1.22mi
3264 Topaz Ln Lancaster, CA	3.0	2.0	1750	$3,299	$1.89	1d	1	1.33mi
44243 Mahogany St Lancaster, CA	3.0	2.0	1800	$950	$0.53	22d	1	1.43mi
44709 26th St E Lancaster, CA	3.0	2.0	1316	$2,300	$1.75	18d	1	1.46mi

Listing history 24 events

1. 2026-06-18
   days on market $200,000 Active 63 DOM
2. 2026-06-17
   days on market $200,000 Active 62 DOM
3. 2026-06-16
   days on market $200,000 Active 61 DOM
4. 2026-06-15
   days on market $200,000 Active 60 DOM
5. 2026-06-13
   days on market $200,000 Active 58 DOM
6. 2026-06-13
   days on market $200,000 Active 57 DOM
7. 2026-06-09
   days on market $200,000 Active 54 DOM
8. 2026-06-08
   days on market $200,000 Active 53 DOM
9. 2026-06-07
   days on market $200,000 Active 52 DOM
10. 2026-06-04
    days on market $200,000 Active 49 DOM
11. 2026-06-03
    days on market $200,000 Active 48 DOM
12. 2026-06-02
    days on market $200,000 Active 47 DOM
13. 2026-06-01
    days on market $200,000 Active 46 DOM
14. 2026-05-31
    days on market $200,000 Active 45 DOM
15. 2026-04-16
    listed $200,000 Active
16. 2026-03-03
    historical
17. 2025-11-04
    price $190,000
18. 2025-09-09
    listed $200,000 Active
19. 2023-01-16
    soldstatus $140,000 Closed 345-char remark

    Show marketing remark (345 chars)

    Beautiful 3 bedroom 2 bath mobile home in the Sherwood Mobile Home Park. Well maintained mobile home in a quiet park. Covered porch with a nice sized deck, covered carport, New Awning over Carport, shed. All appliances included in the sale. The park has lots of amenities, pool and community room. Space rent includes Electricity, Gas and Water.

20. 2023-01-10
    soldstatus $140,000 Closed Sale
21. 2022-10-30
    status Pending Sale

    Show marketing remark (345 chars)

    Beautiful 3 bedroom 2 bath mobile home in the Sherwood Mobile Home Park. Well maintained mobile home in a quiet park. Covered porch with a nice sized deck, covered carport, New Awning over Carport, shed. All appliances included in the sale. The park has lots of amenities, pool and community room. Space rent includes Electricity, Gas and Water.

22. 2022-10-30
    status Pending 345-char remark

    Show marketing remark (345 chars)

    Beautiful 3 bedroom 2 bath mobile home in the Sherwood Mobile Home Park. Well maintained mobile home in a quiet park. Covered porch with a nice sized deck, covered carport, New Awning over Carport, shed. All appliances included in the sale. The park has lots of amenities, pool and community room. Space rent includes Electricity, Gas and Water.

23. 2022-07-19
    listed $150,000 Active 345-char remark

    Show marketing remark (345 chars)

    Beautiful 3 bedroom 2 bath mobile home in the Sherwood Mobile Home Park. Well maintained mobile home in a quiet park. Covered porch with a nice sized deck, covered carport, New Awning over Carport, shed. All appliances included in the sale. The park has lots of amenities, pool and community room. Space rent includes Electricity, Gas and Water.

24. 2022-07-15
    listed $155,000 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: $445 · $37/mo
• Projected year-2 tax: $1,520 · $127/mo
• Expected delta: +$1,075/yr (+$90/mo · 241.4%)

ⓘ 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 (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 5 d/yr ≥101°F today · 13 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: $36,355
• − Mortgage interest: −$11,203
• − Property taxes: −$445
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,908
• − Management: −$2,908
• − Depreciation: −$5,818
• Taxable income: $12,072
• Est. tax owed @ 24.0%: −$2,897
• After-tax cash flow: $11,792/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 · 13 photos

Fair 45/100 Moderate rehab

This mobile home requires significant repairs and maintenance, but has potential for substantial value increase with exterior and interior updates.

Repairs flagged

• Major exterior siding — Significant peeling and wear, likely structural issues
• Major roof — Aged appearance, potential leaks or damage
• Major flooring — Worn carpet, potential water damage
• Major paint — Dull and peeling paint, needs touch-ups or repainting

Value-add opportunities

• Both exterior siding and roof repair — Improves curb appeal and structural integrity
• Both flooring replacement — Enhances living space and reduces maintenance costs
• Both paint refresh — Enhances interior aesthetics and reduces maintenance costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant peeling and wear, likely structural issues	Major	$15,000–50,000
roof · Aged appearance, potential leaks or damage	Major	$15,000–50,000
flooring · Worn carpet, potential water damage	Major	$15,000–50,000
paint · Dull and peeling paint, needs touch-ups or repainting	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both exterior siding and roof repair — Improves curb appeal and structural integrity ↑
• Both flooring replacement — Enhances living space and reduces maintenance costs ↑
• Both paint refresh — Enhances interior aesthetics and reduces maintenance costs ↑

ⓘ 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: 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

+29.0% since first listed

10 events — show timeline

• 2026-04-16 Listed $200,000 CRMLS
• 2026-03-03 Listing Removed — CRMLS
• 2025-11-04 Price Changed $190,000 CRMLS
• 2025-09-09 Listed $200,000 CRMLS
• 2023-01-16 Sold (MLS) $140,000 SBMLS
• 2023-01-10 Sold (MLS) $140,000 CRMLS
• 2022-10-30 Pending — CRMLS
• 2022-10-30 Pending — SBMLS
• 2022-07-19 Listed $150,000 SBMLS
• 2022-07-15 Listed $155,000 CRMLS

Property tax history

+6.5%/yr

Latest (2025): $445 · +6.5% YoY. Source: county tax records.