22600 Normandie Ave #47 · West Carson, CA 90502

$240,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 76 Days on market

Built 2022 Good condition $208/sqft · 57% above area ↓ 14% since listing

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Skip the renovations and move straight into this 2022 Silvercrest Bradford. This 2 Bed, 2 Bath home offers modern construction and move-in-ready convenience, featuring stainless steel appliances, a functional kitchen island, and a dedicated laundry room. Plus, with approximately 3 years of home warranty remaining, you can move in with peace of mind. The home is quietly tucked away toward the end of an all-age park, offering more privacy and a small patio area. Residents also enjoy the community pool, clubhouse, and billiards room. It’s a peaceful and very affordable way to live in the South Bay!

Key facts

• Clubhouse
• Community pool
• Billiards room

Tags

• STAINLESS STEEL APPLIANCES
• FUNCTIONAL KITCHEN ISLAND
• DEDICATED LAUNDRY ROOM
• COMMUNITY POOL
• CLUBHOUSE
• BILLIARDS ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $817 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $226k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 2.9% in West Carson — 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 64/100 on livability (#408 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+; Watch: crime D+, amenities F, cost of living 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.
• Zoned schools: Meyler Street Elementary (628 students, 92% FRL); Stephen M. White Middle (1,384 students, 81% FRL); Nathaniel Narbonne Senior High (math 28% / reading 56%, grade F, #472 of 1,170 statewide, top 42%, 1,731 students, 84% FRL) — zoned schools average 85% FRL vs 67% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 58 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 40% of the median local income ($94k/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 $2k of loan paydown is wiped out by about $7k 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 + 3.0% rent growth), your $67k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.31% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.60%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $153,122
• List price: $240,000
• Delta: 56.74%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22600 Normandie Ave #50	0.00mi	2/2.0	1,120 (-3%)	1mo	$243,000	$217	95
22516 Normandie Ave Unit 27A	0.12mi	2/2.0	1,000 (-13%)	11mo	$145,000	$145	63

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.20×
• Total profit: $13,219
• Equity at exit: $35,785

10-year hold

• IRR: 14.5%
• Equity multiple: 2.17×
• Total profit: $78,742
• Equity at exit: $20,751

Cash invested: $67,200 (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 90502

• Active inventory: 58
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,134 high
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $817

Break-even live

Break-even rent $2,099

Max offer price $240,000

Occupancy floor 69%

Sensitivity live

Price	-10% $983	-5% $900	+0% $817	+5% $734	+10% $652
Rent	-10% $570	-5% $694	+0% $817	+5% $941	+10% $1,065
Rate	-1.0pp $938	-0.5pp $878	base $817	+0.5pp $755	+1.0pp $692

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22919 Mariposa Ave Torrance, CA	2.0–3.0	2.5–4.0	1480	$3,400	$2.30	45d	2	0.23mi
22433 S Vermont Ave Torrance, CA	1.0	1.0	732	$3,121	$4.26	0d	8	0.25mi
1332 W 225th St Unit 1 Torrance, CA	2.0	1.0	900	$2,095	$2.33	45d	1	0.28mi
1311 Sepulveda Blvd Torrance, CA	2.0–3.0	2.0	1201	$3,400	$2.83	0d	1	0.45mi
22317 Harbor Ridge Ln Torrance, CA	3.0	1.5	1472	$3,250	$2.21	5d	1	0.46mi
1533 Plaza del Amo Unit 4 Torrance, CA	2.0	1.0	978	$2,550	$2.61	0d	1	0.52mi
817 W 232nd St Unit G Torrance, CA	2.0	1.5	900	$3,250	$3.61	20d	1	0.54mi
22633 Figueroa St Carson, CA	2.0	1.0	816	$3,000	$3.68	26d	1	0.56mi
22619 Figueroa St Carson, CA	2.0	2.0	800	$3,300	$4.12	45d	1	0.56mi
1570 W 226th St Torrance, CA	3.0	2.0	1200	$3,750	$3.12	23d	1	0.59mi
1567 W 228th St Torrance, CA	2.0	2.0	990	$3,200	$3.23	45d	1	0.59mi
22423 Harvard Blvd Torrance, CA	3.0	1.0	1150	$3,750	$3.26	6d	1	0.62mi
1612 226th St Unit B Torrance, CA	2.0	1.0	850	$2,650	$3.12	45d	1	0.63mi
23318 Sesame St Unit H Torrance, CA	2.0	2.0	852	$2,595	$3.05	23d	1	0.72mi
806 Coriander Dr Unit H Torrance, CA	2.0	2.0	829	$2,500	$3.02	26d	1	0.73mi
21612 Berendo Ave Torrance, CA	2.0	1.0	754	$2,495	$3.31	45d	1	0.78mi
800 W Carson St Torrance, CA	2.0–3.0	1.0–2.0	887	$1,830	$2.06	3d	5	0.81mi
1442 W Carson St Unit 1430-4 Torrance, CA	2.0	1.0	800	$2,295	$2.87	26d	1	0.81mi
21818 Figueroa St Carson, CA	1.0	1.0	750	$2,449	$3.27	9d	3	0.85mi
1565 W 218th St Torrance, CA	2.0	1.0	728	$2,700	$3.71	45d	1	0.87mi
317 W 220th St Unit 112A Carson, CA	2.0	1.5	800	$2,395	$2.99	45d	1	0.93mi
21329 Jaffrey Ave Torrance, CA	3.0	2.0	1233	$4,300	$3.49	45d	1	0.94mi
21329 Jaffrey Ave Torrance, CA	3.0	2.0	1233	$4,300	$3.49	3d	1	0.94mi
21329 Jaffrey Ave Torrance, CA	3.0	2.0	1233	$4,300	$3.49	5d	1	0.94mi
21323 Conradi Ave Torrance, CA	2.0	2.0	981	$3,500	$3.57	45d	1	1.05mi
2308 Cabrillo Ave Apt 8 Torrance, CA	2.0	2.0	950	$2,200	$2.32	9d	1	1.07mi
2023 Border Ave Torrance, CA	3.0	2.0	1224	$4,500	$3.68	20d	1	1.09mi
1642 W 215th St Torrance, CA	3.0	1.0	1008	$3,300	$3.27	26d	1	1.09mi
23818 S Figueroa St Unit 7042A Carson, CA	1.0	1.0	750	$2,940	$3.92	45d	1	1.11mi
24223 Ambassador Pl Harbor City, CA	3.0	2.0	1208	$3,800	$3.15	6d	1	1.12mi
1541 W 213th St Torrance, CA	2.0	2.0	1000	$2,900	$2.90	45d	1	1.15mi
1541 W 213th St Unit 1/2 Torrance, CA	3.0	2.0	1200	$3,400	$2.83	45d	1	1.15mi
1903 Cabrillo Ave Unit C Torrance, CA	2.0	1.0	700	$2,700	$3.86	45d	1	1.20mi
1833 Cabrillo Ave Torrance, CA	2.0	2.5	1200	$3,650	$3.04	45d	1	1.20mi
2757 Andreo Ave Torrance, CA	2.0	2.0	1100	$3,295	$3.00	45d	1	1.22mi
2757 Andreo Ave Unit 6 Torrance, CA	2.0	2.0	1100	$2,933	$2.67	4d	1	1.22mi
2757 Andreo Ave Unit 5 Torrance, CA	2.0	1.5	1100	$2,993	$2.72	13d	1	1.23mi
2757 Andreo Ave Unit 5 Torrance, CA	2.0	2.0	1100	$2,933	$2.67	23d	1	1.23mi
2757 Andreo Ave Unit 3 Torrance, CA	2.0	2.0	1100	$2,933	$2.67	12d	1	1.23mi
2757 Andreo Ave Unit 3 Torrance, CA	2.0	1.5	1100	$2,933	$2.67	5d	1	1.23mi

Listing history 18 events

1. 2026-06-21
   days on market $240,000 Active 76 DOM
2. 2026-06-18
   days on market $240,000 Active 73 DOM
3. 2026-06-17
   days on market $240,000 Active 72 DOM
4. 2026-06-16
   days on market $240,000 Active 71 DOM
5. 2026-06-15
   days on market $240,000 Active 70 DOM
6. 2026-06-13
   days on market $240,000 Active 68 DOM
7. 2026-06-09
   days on market $240,000 Active 64 DOM
8. 2026-06-08
   days on market $240,000 Active 63 DOM
9. 2026-06-07
   days on market $240,000 Active 62 DOM
10. 2026-06-04
    days on market $240,000 Active 59 DOM
11. 2026-06-03
    days on market $240,000 Active 58 DOM
12. 2026-06-02
    days on market $240,000 Active 57 DOM
13. 2026-06-01
    days on market $240,000 Active 56 DOM
14. 2026-05-31
    days on market $240,000 Active 55 DOM
15. 2026-04-06
    listed $240,000 Active 608-char remark

    Show marketing remark (608 chars)

    Skip the renovations and move straight into this 2022 Silvercrest Bradford. This 2 Bed, 2 Bath home offers modern construction and move-in-ready convenience, featuring stainless steel appliances, a functional kitchen island, and a dedicated laundry room. Plus, with approximately 3 years of home warranty remaining, you can move in with peace of mind. The home is quietly tucked away toward the end of an all-age park, offering more privacy and a small patio area. Residents also enjoy the community pool, clubhouse, and billiards room. It’s a peaceful and very affordable way to live in the South Bay!

16. 2023-02-14
    historical
17. 2023-02-08
    status Active
18. 2022-07-12
    listed $279,900 Active

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 49% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥87°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: $37,610
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$3,009
• − Management: −$3,009
• − Depreciation: −$6,982
• Taxable income: $6,367
• Est. tax owed @ 24.0%: −$1,528
• After-tax cash flow: $8,281/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 · 12 photos

Good 80/100 None rehab

This 2022 Silvercrest Bradford is a move-in-ready manufactured home with modern features and a good condition score. It offers a good investment opportunity with potential for value enhancement through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers
• Resale Upgrading the bathroom fixtures — Upgraded fixtures can increase the home's appeal to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers ↑
• Resale Upgrading the bathroom fixtures — Upgraded fixtures can increase the home's appeal to potential buyers ↑

ⓘ 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: 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 — West Carson

• Score: 64/100
• State rank: #408
• US rank: #13927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Carson, CA
• County: Los Angeles County · 9,444,647 people
• City population: 18,467
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 18,467
• Household income: $94,291
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 593.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Asian 37% Hispanic / Latino 36% White 14% Two or more races 14% Black 8%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Romanian 1% Russian 1% Lithuanian 1%
• Foreign-born: 38% · Canada, South Korea, China
• Languages at home: 42% English-only · Spanish 29% Tagalog/Filipino 12% Korean 6%

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: ▼ -647.11%
• Current HPI: 417.1507
• Rent YoY: —
• 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

-14.3% since first listed

4 events — show timeline

• 2026-04-06 Listed $240,000 CRMLS
• 2023-02-14 Listing Removed — CRMLS
• 2023-02-08 Relisted — CRMLS
• 2022-07-12 Listed $279,900 CRMLS