2550 E Avenue I #85 · Lancaster, CA 93535

$139,900

2 bd · 2.0 ba · 1,680 sqft · Manufactured · 24 Days on market

Built 1977 Good condition 18 ac lot Est $138k · at est. $750/mo HOA · 29% of rent

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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 +25.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +6.8/15.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful and spacious. Great 55+ property

Key facts

• New flooring
• New paint
• New refrigerator

Tags

• NEW FLOORING
• NEW RECESSED LIGHTING
• NEW PAINT
• NEW ROOF
• UPDATED KITCHEN
• NEW REFRIGERATOR

Property features AI

Finance

• Other: Two sheds on the unit; Length 60 ft, width 24 ft; Multiple serial/ID numbers on file
• HOA & community: Park amenities include recreation area, clubhouse/rec room, and pool; Park manager: Cathy Bremmer (661-946-1316); New space rent listed as $750; deposit noted ($5,000) — contact park for current fees

Exterior

• Parking: New space rent applies (park rules); Contact park for space/parking details
• Security: Gated community
• Utilities: Individual utility meter
• Home design: Mobile home (manufactured 1976); Seniors-only park; Located in a gated park (The Californian), space #85
• Construction: Composition shingle roof; Patio section with torch-down roofing; Skirted exterior; Manufactured by Ramada
• Exterior features: Block fencing in rear only; Awning (2); Porch (2); Shed (2)

Interior

• Kitchen: Dishwasher; Refrigerator; Gas range; Double oven; Disposal
• Bathrooms: 1 full bath; 1 three-quarter bath
• Heating & cooling: Central heating (electric); Central air; Evaporative/room units (wall/window)
• Interior features: Dishwasher; Refrigerator; Gas range; Double oven; Disposal

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).
• This rent runs 44% of the median local income ($70k/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 $967 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.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $140k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• 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 $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.84% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.59%
• DSCR: 1.43
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $137,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2550 E Avenue I #55	0.04mi	3/2.0 (+1)	1,680 (0%)	4mo	$13,000	$8	90
2550 E Ave I #40	0.04mi	2/2.0	1,664 (-1%)	9mo	$120,000	$72	89
2550 E Avenue I Spc 141	0.04mi	3/2.0 (+1)	1,782 (+6%)	8mo	$164,000	$92	76
2550 E Avenue I #94	0.04mi	2/2.0	1,536 (-9%)	10mo	$85,000	$55	76
2550 E Avenue I #118	0.04mi	2/2.0	1,536 (-9%)	12mo	$126,000	$82	73
2550 E Avenue I #110	0.04mi	2/2.0	1,440 (-14%)	6mo	$123,050	$85	69
2550 East Ave I	0.04mi	3/2.0 (+1)	1,460 (-13%)	8mo	$117,150	$80	64
2550 E East Avenue I #42	0.15mi	3/2.0 (+1)	1,460 (-13%)	8mo	$117,150	$80	59
45465 25th St E #72	0.53mi	3/2.0 (+1)	1,792 (+7%)	2mo	$201,000	$112	57
2121 E Avenue I Spc 81	0.46mi	3/2.0 (+1)	1,848 (+10%)	0mo	$115,000	$62	57
2545 E Avenue I #66	0.42mi	3/2.0 (+1)	1,440 (-14%)	8mo	$155,000	$108	45
3157 E Avenue I Unit F11	0.75mi	3/2.0 (+1)	1,440 (-14%)	1mo	$150,000	$104	35

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: -6.8%
• Equity multiple: 0.76×
• Total profit: $-9,412
• Equity at exit: $20,860

10-year hold

• IRR: -4.0%
• Equity multiple: 0.79×
• Total profit: $-8,340
• Equity at exit: $12,096

Cash invested: $39,172 (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: 4.5×

Monthly cashflow live

• Estimated rent: $2,570 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$750
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $313

Break-even live

Break-even rent $2,173

Max offer price $139,900

Occupancy floor 83%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	18d	1	0.46mi
45465 25th St E Spc 10 Lancaster, CA	3.0	2.0	1690	$825	$0.49	3d	1	0.58mi
2624 Via Verona Lancaster, CA	3.0	2.5	1563	$2,900	$1.86	1d	1	0.78mi
1734 Lightcap St Lancaster, CA	3.0	2.0	1467	$2,700	$1.84	1d	1	0.82mi
3344 E Avenue H14 Lancaster, CA	3.0	2.0	2032	$3,200	$1.57	3d	1	0.93mi
45041 Colleen Dr Lancaster, CA	3.0	3.0	1303	$3,100	$2.38	1d	1	0.95mi
2500 Topaz Ln Lancaster, CA	3.0	2.0	1274	$2,800	$2.20	24d	1	0.95mi
1827 East Avenue J Unit 2 Lancaster, CA	2.0	2.0	1050	$1,850	$1.76	17d	1	1.05mi
1647 Orchid Ln Lancaster, CA	3.0	3.0	1084	$1,950	$1.80	22d	1	1.08mi
44236 20th St E Lancaster, CA	2.0	1.0–2.5	900	$1,712	$1.90	1d	1	1.15mi
44532 15th St E #7 Lancaster, CA	2.0	2.0	1062	$2,150	$2.02	24d	1	1.21mi
44532 15th St E #7 Lancaster, CA	2.0	2.0	1062	$2,050	$1.93	1d	1	1.21mi
3264 Topaz Ln Lancaster, CA	3.0	2.0	1750	$3,299	$1.89	1d	1	1.26mi
44436 15th St E Lancaster, CA	2.0	2.0	1056	$2,024	$1.92	1d	1	1.26mi
44243 Mahogany St Lancaster, CA	3.0	2.0	1800	$950	$0.53	22d	1	1.26mi
45444 Spahn Ln Lancaster, CA	3.0	2.0	1908	$3,000	$1.57	1d	1	1.31mi
1743 , CA	1.0–4.0	1.0–2.0	934	$1,803	$1.93	1d	17	1.33mi
44732 12th St E Lancaster, CA	3.0	2.0	1426	$2,600	$1.82	15d	1	1.38mi
2835 La Vida Dr Lancaster, CA	3.0	2.0	1206	$2,750	$2.28	22d	1	1.41mi
1545 E Avenue J5 Lancaster, CA	3.0	2.0	1741	$2,899	$1.67	1d	1	1.50mi

HOA detail

• Monthly dues: $750 · $9,000/yr

Listing history 18 events

1. 2026-06-18
   days on market $139,900 Active 24 DOM
2. 2026-06-17
   days on market $139,900 Active 23 DOM
3. 2026-06-16
   days on market $139,900 Active 22 DOM
4. 2026-06-15
   days on market $139,900 Active 21 DOM
5. 2026-06-13
   days on market $139,900 Active 19 DOM
6. 2026-06-13
   pricedays on market $139,900 Active 18 DOM
7. 2026-06-09
   days on market $144,900 Active 15 DOM
8. 2026-06-08
   days on market $144,900 Active 14 DOM
9. 2026-06-07
   pricedays on market $144,900 Active 13 DOM
10. 2026-06-04
    days on market $149,900 Active 10 DOM
11. 2026-06-03
    days on market $149,900 Active 9 DOM
12. 2026-06-02
    days on market $149,900 Active 8 DOM
13. 2026-06-01
    days on market $149,900 Active 7 DOM
14. 2026-05-31
    days on market $149,900 Active 6 DOM
15. 2026-05-23
    listed $149,900 Active
16. 2026-02-27
    soldstatus $70,000 Closed 42-char remark

    Show marketing remark (42 chars)

    Beautiful and spacious. Great 55+ property

17. 2026-02-10
    historical 42-char remark

    Show marketing remark (42 chars)

    Beautiful and spacious. Great 55+ property

18. 2026-02-09
    listed $70,000 42-char remark

    Show marketing remark (42 chars)

    Beautiful and spacious. Great 55+ property

ⓘ 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 (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: $30,836
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$2,467
• − Management: −$2,467
• − HOA: −$9,000
• − Depreciation: −$4,070
• Taxable income: $2,197
• Est. tax owed @ 24.0%: −$527
• After-tax cash flow: $3,231/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 Cosmetic rehab

This recently remodeled, move-in-ready manufactured home features new flooring, appliances, and landscaping, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace outdoor furniture — Improves curb appeal and rental value
• Both Install smart home devices — Enhances convenience and appeal to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace outdoor furniture — Improves curb appeal and rental value ↑
• Both Install smart home devices — Enhances convenience and 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: 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

+114.1% since first listed

4 events — show timeline

• 2026-05-23 Listed $149,900 AVMLS
• 2026-02-27 Sold (MLS) $70,000 AVMLS
• 2026-02-10 Listing Removed — AVMLS
• 2026-02-09 Listed $70,000 AVMLS