45131 28th street east spc 11 · Lancaster, CA 93535

$109,000

2 bd · 2.0 ba · 830 sqft · Manufactured · 48 Days on market

Built 2022 Excellent condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream home in East Lancaster, CA! This immaculate 2 bed 2 bath manufactured home is a brand new gem, built with exceptional craftsmanship in 2022. As you step inside, you'll be greeted by the stunning high ceilings that create an open and airy atmosphere, giving the home a spacious and luxurious feel. The kitchen is a chef's delight, boasting modern stainless steel appliances that include a fridge, range, and dishwasher. Whether you're entertaining guests or simply preparing a delicious meal for yourself, these top-of-the-line appliances are sure to impress. In addition to the impressive interior, this home comes with a central air conditioner to keep you cool and comfortable year-round, regardless of the weather outside. Say goodbye to sweltering summers and chilly winters with this fantastic feature. With an incredibly affordable space rent of just $650, this home presents an excellent opportunity for those seeking both comfort and value. The location in East Lancaster offers a peaceful and welcoming neighborhood, providing the perfect backdrop for creating lasting memories. Don't miss out on the chance to make this extraordinary manufactured home your own! Contact us today to schedule a viewing and experience the epitome of modern living in person.

Key facts

• High ceilings
• Parking
• Built 2022

Tags

• HIGH CEILINGS
• CENTRAL AIR CONDITIONER
• PEACEFUL NEIGHBORHOOD

Property features AI

Finance

• Other: Living area noted as 'See Remarks'; Property directions available
• Financial info: Land lease of $650 per month (park-managed)
• HOA & community: Located in Sunrise Estates park; Community features include park; Manager approval required

Exterior

• Parking: One carport space; One total parking space
• Utilities: 220V electric throughout; Public/district water; Public sewer; Natural gas available
• Home design: Single-story mobile home (Golden Pacific model); Mobile dimensions approximately 14' by 36'; Mobile home remains on site
• Construction: Year built per assessor
• Exterior features: No pool

Interior

• Kitchen: Microwave; Refrigerator; Gas range; Dishwasher
• Bathrooms: Two full bathrooms
• Heating & cooling: Central furnace heating
• Interior features: Ground-level entry through a standard door; Entry located at door
• Laundry & utility: Indoor laundry with stackable hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $109k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $971 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• This rent runs 37% 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 $754 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 2.00% ✓
• Cap rate: 16.98%
• Cash-on-cash: 38.17%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $68,890
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2550 E Ave I #21	0.25mi	1/1.0 (-1)	780 (-6%)	10mo	$55,000	$71	61
45415 28th St E #27	0.38mi	1/1.0 (-1)	784 (-6%)	12mo	$55,000	$70	54
2550 E Ave I #30	0.25mi	2/1.0	720 (-13%)	10mo	$60,000	$83	54
2550 E Avenue I #146	0.25mi	2/1.0	720 (-13%)	14mo	$80,000	$111	51
45465 E 25th St Spc 109	0.68mi	2/1.0	784 (-6%)	13mo	$112,000	$143	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: 31.0%
• Equity multiple: 2.25×
• Total profit: $38,094
• Equity at exit: $16,252

10-year hold

• IRR: 36.5%
• Equity multiple: 3.92×
• Total profit: $89,259
• Equity at exit: $9,424

Cash invested: $30,520 (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: 4.2×

Monthly cashflow live

• Estimated rent: $2,182 high
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $971

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 51%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.92mi
1827 East Avenue J Unit 2 Lancaster, CA	2.0	2.0	1050	$1,850	$1.76	17d	1	1.29mi
1647 Orchid Ln Lancaster, CA	2.0	2.0	1000	$1,875	$1.88	2d	1	1.35mi
1647 Orchid Ln Lancaster, CA	3.0	3.0	1084	$1,950	$1.80	22d	1	1.35mi
44236 20th St E Lancaster, CA	2.0	1.0–2.5	900	$1,712	$1.90	1d	1	1.35mi
1628 Cactus Dr Apt B Lancaster, CA	2.0	1.5	1000	$1,999	$2.00	1d	1	1.37mi
44532 15th St E #7 Lancaster, CA	2.0	2.0	1062	$2,050	$1.93	1d	1	1.49mi
44532 15th St E #7 Lancaster, CA	2.0	2.0	1062	$2,150	$2.02	24d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $109,000 Active 48 DOM
2. 2026-06-17
   days on market $109,000 Active 47 DOM
3. 2026-06-16
   days on market $109,000 Active 46 DOM
4. 2026-06-15
   days on market $109,000 Active 45 DOM
5. 2026-06-13
   days on market $109,000 Active 43 DOM
6. 2026-06-13
   days on market $109,000 Active 42 DOM
7. 2026-06-09
   days on market $109,000 Active 39 DOM
8. 2026-06-08
   days on market $109,000 Active 38 DOM
9. 2026-06-07
   days on market $109,000 Active 37 DOM
10. 2026-06-04
    days on market $109,000 Active 34 DOM
11. 2026-06-03
    days on market $109,000 Active 33 DOM
12. 2026-06-02
    days on market $109,000 Active 32 DOM
13. 2026-06-01
    days on market $109,000 Active 31 DOM
14. 2026-05-31
    days on market $109,000 Active 30 DOM
15. 2026-05-01
    listed $109,000 Active 1287-char remark

    Show marketing remark (1287 chars)

    Welcome to your dream home in East Lancaster, CA! This immaculate 2 bed 2 bath manufactured home is a brand new gem, built with exceptional craftsmanship in 2022. As you step inside, you'll be greeted by the stunning high ceilings that create an open and airy atmosphere, giving the home a spacious and luxurious feel. The kitchen is a chef's delight, boasting modern stainless steel appliances that include a fridge, range, and dishwasher. Whether you're entertaining guests or simply preparing a delicious meal for yourself, these top-of-the-line appliances are sure to impress. In addition to the impressive interior, this home comes with a central air conditioner to keep you cool and comfortable year-round, regardless of the weather outside. Say goodbye to sweltering summers and chilly winters with this fantastic feature. With an incredibly affordable space rent of just $650, this home presents an excellent opportunity for those seeking both comfort and value. The location in East Lancaster offers a peaceful and welcoming neighborhood, providing the perfect backdrop for creating lasting memories. Don't miss out on the chance to make this extraordinary manufactured home your own! Contact us today to schedule a viewing and experience the epitome of modern living in person.

16. 2026-05-01
    listed $109,000 Active

    Show marketing remark (1287 chars)

    Welcome to your dream home in East Lancaster, CA! This immaculate 2 bed 2 bath manufactured home is a brand new gem, built with exceptional craftsmanship in 2022. As you step inside, you'll be greeted by the stunning high ceilings that create an open and airy atmosphere, giving the home a spacious and luxurious feel. The kitchen is a chef's delight, boasting modern stainless steel appliances that include a fridge, range, and dishwasher. Whether you're entertaining guests or simply preparing a delicious meal for yourself, these top-of-the-line appliances are sure to impress. In addition to the impressive interior, this home comes with a central air conditioner to keep you cool and comfortable year-round, regardless of the weather outside. Say goodbye to sweltering summers and chilly winters with this fantastic feature. With an incredibly affordable space rent of just $650, this home presents an excellent opportunity for those seeking both comfort and value. The location in East Lancaster offers a peaceful and welcoming neighborhood, providing the perfect backdrop for creating lasting memories. Don't miss out on the chance to make this extraordinary manufactured home your own! Contact us today to schedule a viewing and experience the epitome of modern living in person.

ⓘ 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 19 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: $26,188
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$2,095
• − Management: −$2,095
• − Depreciation: −$3,171
• Taxable income: $10,541
• Est. tax owed @ 24.0%: −$2,530
• After-tax cash flow: $9,119/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

Excellent 100/100 None rehab

This immaculate 2022 manufactured home in East Lancaster, CA, is move-in ready with modern appliances, fresh paint, and a spacious layout. It's a perfect investment opportunity with high resale and rental potential.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting exterior — Fresh paint can improve curb appeal and value
• Both Landscaping around the home — Enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting exterior — Fresh paint can improve curb appeal and value ↑
• Both Landscaping around the home — Enhances curb appeal and adds value ↑

ⓘ 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

+0.0% since first listed

2 events — show timeline

• 2026-05-01 Listed $109,000 CRMLS
• 2026-05-01 Listed $109,000 AVMLS