2550 Pacific Coast Hwy #13 · Torrance, CA 90505

$154,900

2 bd · 2.0 ba · 960 sqft · Manufactured · 127 Days on market

Built 1979 960 sqft lot $161/sqft · at area comps Est $162k · at est.

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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 +9.5/15.0
• Schools +5.9/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location Location Location Welcome to 2550 Pacific Coast Highway #13, Torrance, CA 90505 located in the heart of Torrance! Walking distance from local shopping and a movie theatre. This manufactured (double wide) home features two bedroom, two bathroom, indoor laundry. Enjoy the large sparkling community park pool. This property is priced to SELL! Bring your picky Buyers, this property does not disappoint!

Key facts

• Community pool
• Built 1979
• Listed 126 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 2.1% in Torrance — 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 76/100 on livability (#95 in CA, #3,501 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, commute A+; Watch: health & safety C-, crime D+, cost of living F.
• Torrance Unified (urban): math 62% / reading 67% proficiency, ranked #150 of 1,400 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.5%/yr); 63 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 4.5% rent growth), your $43k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $134k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $136,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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: 1.81% ✓
• Cap rate: 15.13%
• Cash-on-cash: 31.57%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (median comp): $162,000
• List price: $154,900
• Delta: -4.38%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2550 Pacific Cost Hwy. #36	0.05mi	2/2.0	1,040 (+8%)	3mo	$185,000	$178	81
2550 Pacific Coast Hwy #114	0.13mi	2/1.0	1,000 (+4%)	10mo	$125,000	$125	75
2550 Pacific Coast Hwy. #63A	0.01mi	2/2.0	1,080 (+12%)	6mo	$135,000	$125	74
2550 Pacific Coast Hwy #31	0.15mi	2/2.0	1,000 (+4%)	16mo	$99,500	$100	73
2550 Pacific Coast Hwy #47	0.00mi	2/2.0	1,100 (+15%)	6mo	$110,000	$100	71
2550 Pacific Coast Hwy #148	0.05mi	2/2.0	836 (-13%)	8mo	$225,000	$269	70
2550 Pacific Coast Hwy #169	0.16mi	2/2.0	1,080 (+12%)	9mo	$125,000	$116	65
2550 Pacific Coast Hwy #150	0.05mi	2/2.0	1,056 (+10%)	21mo	$279,000	$264	63
2550 Pacific Coast Hwy. #146	0.05mi	2/2.0	1,095 (+14%)	15mo	$240,000	$219	62
2550 Pacific Coast Highway #104	0.13mi	2/2.0	1,080 (+12%)	22mo	$257,500	$238	55
2550 Pacific Coast Hwy #1	0.05mi	3/2.0 (+1)	1,104 (+15%)	20mo	$275,000	$249	51

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 · 4.55% rent growth · sell at horizon

5-year hold

• IRR: 28.2%
• Equity multiple: 2.20×
• Total profit: $52,052
• Equity at exit: $23,096

10-year hold

• IRR: 36.6%
• Equity multiple: 4.64×
• Total profit: $157,857
• Equity at exit: $13,393

Cash invested: $43,372 (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 90505

• Rents YoY: 4.5%
• Active inventory: 63
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,799 high
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $1,141

Break-even live

Break-even rent $1,355

Max offer price $154,900

Occupancy floor 54%

Sensitivity live

Price	-10% $1,248	-5% $1,195	+0% $1,141	+5% $1,088	+10% $1,034
Rent	-10% $920	-5% $1,031	+0% $1,141	+5% $1,252	+10% $1,362
Rate	-1.0pp $1,219	-0.5pp $1,180	base $1,141	+0.5pp $1,101	+1.0pp $1,060

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25925 Narbonne Ave #3 Lomita, CA	2.0	1.0	805	$2,550	$3.17	25d	1	0.54mi
25925 Narbonne Ave Lomita, CA	1.0–2.0	1.0	805	$2,550	$3.17	44d	2	0.54mi
25930 Rolling Hills Rd Torrance, CA	1.0–2.0	1.0–1.5	1055	$2,950	$2.80	2d	5	0.59mi
26110 Narbonne Ave Apt 9 Lomita, CA	2.0	2.0	1100	$2,399	$2.18	44d	1	0.63mi
26110 Narbonne Ave Unit 10 Lomita, CA	2.0	1.0	975	$2,307	$2.37	44d	1	0.63mi
26110 Narbonne Ave Unit 16 Lomita, CA	1.0	1.0	700	$1,779	$2.54	44d	1	0.63mi
26019 Oak St Lomita, CA	2.0	1.0	711	$1,925	$2.71	2d	2	0.70mi
25907 Oak St Unit 19 Lomita, CA	2.0	1.5	1014	$2,795	$2.76	44d	1	0.71mi
25907 Oak St Unit 19 Lomita, CA	2.0	1.5	1014	$2,795	$2.76	8d	1	0.71mi
3603 W Hidden Ln #118 Rolling Hills Estates, CA	1.0	1.0	659	$2,250	$3.41	4d	1	0.71mi
25846 Oak St Unit 13 Lomita, CA	2.0	1.0	992	$2,495	$2.52	6d	1	0.75mi
15 Lantana Pl Unit A Rolling Hills Estates, CA	1.0	1.0	1000	$4,500	$4.50	0d	1	0.77mi
25233 Bigelow Rd Unit 4 Torrance, CA	1.0	1.0	700	$1,995	$2.85	0d	1	0.78mi
25230 Loytan St Torrance, CA	1.0	1.0	700	$2,250	$3.21	0d	1	0.79mi
24836 Narbonne Ave Lomita, CA	2.0	1.0	740	$2,995	$4.05	44d	1	0.94mi
3305 Dalemead St Torrance, CA	2.0	2.5	1000	$4,150	$4.15	44d	1	1.02mi
25822 Walnut St Lomita, CA	2.0	1.0	900	$2,350	$2.61	44d	1	1.05mi
24410 Crenshaw Blvd Torrance, CA	2.0	2.0	1010	$2,795	$2.77	4d	1	1.09mi
25110 Eshelman Ave Lomita, CA	2.0	1.5	800	$2,245	$2.81	11d	1	1.10mi
49 Hitching Post Dr Unit 1 Rolling Hills Estates, CA	2.0	2.0	750	$4,500	$6.00	0d	1	1.18mi
1800 255th St Unit 1812-A Lomita, CA	2.0	1.0	750	$2,145	$2.86	44d	1	1.21mi
1724 260th St Lomita, CA	2.0	2.0	1000	$3,350	$3.35	8d	1	1.23mi
2457 Lomita Blvd Lomita, CA	2.0	1.0–2.0	878	$5,036	$5.74	2d	14	1.26mi
24638 Eshelman Ave Unit 1/4 Lomita, CA	2.0	1.0	950	$2,950	$3.11	44d	1	1.28mi
24636 Eshelman Ave Lomita, CA	2.0	1.0	950	$2,950	$3.11	5d	1	1.28mi
25109 Ebony Ln Lomita, CA	1.0	1.0	700	$1,839	$2.63	44d	1	1.30mi
3650 Newton St Torrance, CA	2.0	1.5	950	$3,400	$3.58	25d	1	1.32mi
24510 Park St Torrance, CA	2.0	1.0	878	$3,500	$3.99	8d	1	1.35mi
1661 259th St Harbor City, CA	1.0	1.0	650	$1,895	$2.92	17d	1	1.37mi
1661 259th St Harbor City, CA	1.0	1.0	800	$1,995	$2.49	16d	1	1.37mi
1648 255th St W Harbor City, CA	2.0	2.0	800	$3,400	$4.25	44d	1	1.42mi
1625 257th St Unit 07 Harbor City, CA	1.0	1.0	600	$1,750	$2.92	25d	1	1.43mi
1802 247th St Unit 1802 Lomita, CA	2.0	1.0	800	$3,200	$4.00	44d	1	1.47mi

Listing history 25 events

1. 2026-06-18
   days on market $154,900 Active 127 DOM
2. 2026-06-17
   days on market $154,900 Active 126 DOM
3. 2026-06-16
   days on market $154,900 Active 125 DOM
4. 2026-06-15
   days on market $154,900 Active 124 DOM
5. 2026-06-13
   days on market $154,900 Active 122 DOM
6. 2026-06-13
   days on market $154,900 Active 121 DOM
7. 2026-06-09
   days on market $154,900 Active 118 DOM
8. 2026-06-08
   days on market $154,900 Active 117 DOM
9. 2026-06-07
   days on market $154,900 Active 116 DOM
10. 2026-06-04
    days on market $154,900 Active 113 DOM
11. 2026-06-03
    days on market $154,900 Active 112 DOM
12. 2026-06-02
    days on market $154,900 Active 111 DOM
13. 2026-06-01
    days on market $154,900 Active 110 DOM
14. 2026-05-31
    days on market $154,900 Active 109 DOM
15. 2026-02-11
    listed $154,900 Active 412-char remark

    Show marketing remark (412 chars)

    Location Location Location Welcome to 2550 Pacific Coast Highway #13, Torrance, CA 90505 located in the heart of Torrance! Walking distance from local shopping and a movie theatre. This manufactured (double wide) home features two bedroom, two bathroom, indoor laundry. Enjoy the large sparkling community park pool. This property is priced to SELL! Bring your picky Buyers, this property does not disappoint!

16. 2026-01-22
    listed $154,900 Active 412-char remark

    Show marketing remark (412 chars)

    Location Location Location Welcome to 2550 Pacific Coast Highway #13, Torrance, CA 90505 located in the heart of Torrance! Walking distance from local shopping and a movie theatre. This manufactured (double wide) home features two bedroom, two bathroom, indoor laundry. Enjoy the large sparkling community park pool. This property is priced to SELL! Bring your picky Buyers, this property does not disappoint!

17. 2023-11-30
    status Pending Sale
18. 2023-11-30
    soldstatus $134,000 Closed Sale
19. 2023-11-02
    status Active
20. 2023-06-22
    price $138,000
21. 2023-05-22
    listed $154,000 Active
22. 2023-05-11
    historical $154,000
23. 2015-07-13
    soldstatus $120,000 Closed Sale
24. 2015-07-09
    historical Active Under Contract
25. 2015-05-19
    listed $135,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥86°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: $33,594
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$2,687
• − Management: −$2,687
• − Depreciation: −$4,506
• Taxable income: $11,938
• Est. tax owed @ 24.0%: −$2,865
• After-tax cash flow: $10,828/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: Torrance Unified
• NCES district ID: 0639420
• Math proficiency: 62% ▲ 2.00%
• Reading proficiency: 67% ▬ 0.00%
• Median HH income: $78,640
• Composite: 58.96/100
• National rank: #1969
• State rank: #150 of 1400 in CA

Livability — Torrance

• Score: 76/100
• State rank: #95
• US rank: #3501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Torrance, CA
• County: Los Angeles County · 9,444,647 people
• City population: 153,473
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 35,148
• Household income: $115,593
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 1527.0

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 0.69)
• Race & ethnicity: Asian 41% White 35% Hispanic / Latino 14% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 2% Portuguese 1% Slovak 1%
• Foreign-born: 31% · South Korea, Canada, China
• Languages at home: 60% English-only · Other Asian/Pacific 11% Korean 8% Spanish 7%

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: ▼ -906.04%
• Current HPI: 352.4976
• Rent YoY: ▲ 4.55%
• 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

+14.7% since first listed

11 events — show timeline

• 2026-02-11 Listed $154,900 CRMLS
• 2026-01-22 Listed $154,900 CRMLS
• 2023-11-30 Pending — CRMLS
• 2023-11-30 Sold (MLS) $134,000 CRMLS
• 2023-11-02 Relisted — CRMLS
• 2023-06-22 Price Changed $138,000 CRMLS
• 2023-05-22 Listed $154,000 CRMLS
• 2023-05-11 Coming Soon $154,000 CRMLS
• 2015-07-13 Sold (MLS) $120,000 CRMLS
• 2015-07-09 Contingent — CRMLS
• 2015-05-19 Listed $135,000 CRMLS