45645 E 25th St #102 · Lancaster, CA 93535

$185,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured · 341 Days on market

Built 2000 Est $156k · 19% 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 +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom manufactured home located in the heart of Lancaster, CA. With a spacious floor area of 1,248 square feet, this single-story residence offers a modern design and an abundance of natural light through its large windows. The property features a covered carport and well-maintained landscaping, providing both comfort and curb appeal. Enjoy the convenience of a dedicated parking spot right in front. In addition to the essential unit amenities like a garbage disposal, residents have access to shared facilities that include a refreshing community pool and a fitness center. This home is pet-friendly, making it perfect for animal lovers. Nearby, you'll find a variet

Key facts

• Fitness center
• Pet-friendly
• Community pool

Tags

• COVERED CARPORT
• WELL-MAINTAINED LANDSCAPING
• DEDICATED PARKING SPOT
• COMMUNITY POOL
• FITNESS CENTER
• PET-FRIENDLY

Property features AI

Finance

• Other: Park manager: Jackie (661-948-0940); Park label/insignia numbers: PFS198479, PFS198480; Serial numbers: 12613399A, 12613399B; Dimensions: 52 ft long by 24 ft wide
• Financial info: Space rent listed as $500 (new space rent); Deposit listed as $2,000
• HOA & community: Park amenities include pool and gym; All ages allowed

Exterior

• Utilities: 220V electric; Natural gas; Cable TV
• Home design: Mobile/manufactured home (space #102); Located in Lancaster Estates mobile home park
• Construction: Wood siding exterior; Composition shingle roof; Manufactured in 1989 (model: STONEBROOK, trade name: STONEBROOK)
• Exterior features: Chain link fencing; Awning

Interior

• Kitchen: Disposal; Microwave; Gas range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Mini-split cooling; Central electric heating
• Interior features: Disposal; Microwave; Gas range

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $950 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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 $2,821/mo this rent would consume 48% 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 $52k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 341 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 341 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.53% ✓
• Cap rate: 12.46%
• Cash-on-cash: 22.02%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $156,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45465 25th St E #11	0.14mi	2/2.0 (-1)	1,248 (0%)	0mo	$184,000	$147	88
45465 25th E #268	0.14mi	3/2.0	1,188 (-5%)	4mo	$197,000	$166	82
45465 25th St E #28	0.15mi	2/2.0 (-1)	1,248 (0%)	7mo	$162,000	$130	82
45465 E 25th St #262	0.15mi	3/2.0	1,176 (-6%)	3mo	$175,000	$149	81
45465 25th St #93	0.15mi	3/2.0	1,178 (-6%)	6mo	$95,000	$81	78
2545 E Avenue I #14	0.20mi	3/2.0	1,344 (+8%)	8mo	$140,000	$104	72
2545 E Ave I #6	0.20mi	3/2.0	1,344 (+8%)	10mo	$144,000	$107	70
2121 E Avenue I #64	0.44mi	3/2.0	1,344 (+8%)	7mo	$168,500	$125	61
2121 E Avenue I #17	0.44mi	3/2.0	1,344 (+8%)	9mo	$155,000	$115	59
2121 E Avenue I #28	0.44mi	3/2.0	1,404 (+12%)	1mo	$175,000	$125	58
2550 E Avenue I Space 29	0.47mi	3/2.0	1,368 (+10%)	6mo	$119,000	$87	57
2121 E Avenue I #32	0.44mi	3/2.0	1,428 (+14%)	13mo	$195,000	$137	45

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: 11.5%
• Equity multiple: 1.44×
• Total profit: $22,700
• Equity at exit: $27,584

10-year hold

• IRR: 18.0%
• Equity multiple: 2.30×
• Total profit: $67,291
• Equity at exit: $15,995

Cash invested: $51,800 (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: $2,821 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $950

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 61%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45118 Parkview Ln Lancaster, CA	2.0	2.0	980	$2,500	$2.55	24d	1	0.81mi
44709 26th St E Lancaster, CA	3.0	2.0	1316	$2,300	$1.75	18d	1	1.08mi
45041 Colleen Dr Lancaster, CA	3.0	3.0	1303	$3,100	$2.38	1d	1	1.10mi
1734 Lightcap St Lancaster, CA	3.0	2.0	1467	$2,700	$1.84	1d	1	1.18mi

Listing history 15 events

1. 2026-06-18
   days on market $185,000 Active 341 DOM
2. 2026-06-17
   days on market $185,000 Active 340 DOM
3. 2026-06-16
   days on market $185,000 Active 339 DOM
4. 2026-06-15
   days on market $185,000 Active 338 DOM
5. 2026-06-13
   days on market $185,000 Active 336 DOM
6. 2026-06-13
   days on market $185,000 Active 335 DOM
7. 2026-06-09
   days on market $185,000 Active 332 DOM
8. 2026-06-08
   days on market $185,000 Active 331 DOM
9. 2026-06-07
   days on market $185,000 Active 330 DOM
10. 2026-06-04
    days on market $185,000 Active 327 DOM
11. 2026-06-03
    days on market $185,000 Active 326 DOM
12. 2026-06-02
    days on market $185,000 Active 325 DOM
13. 2026-06-01
    days on market $185,000 Active 324 DOM
14. 2026-05-31
    days on market $185,000 Active 323 DOM
15. 2025-07-11
    listed $185,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $33,856
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$2,708
• − Management: −$2,708
• − Depreciation: −$5,382
• Taxable income: $8,994
• Est. tax owed @ 24.0%: −$2,159
• After-tax cash flow: $9,246/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: 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

1 event — show timeline

• 2025-07-11 Listed $185,000 AVMLS