1304 E Ave I #9 · Lancaster, CA 93535

$150,000

4 bd · 2.0 ba · 960 sqft · Manufactured public records · 110 Days on market

Built 1967 Est $170k · 12% under ↓ 21% 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 +30.0/30.0
• ARV discount +12.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* WONDERFUL OPPORTUNITY * Recently remodeled manufactured home in Lancaster. Features 4 bedrooms, 2 full bathrooms, and a dedicated laundry space with washer/dryer hookups. Newly remodeled kitchen with white cabinets and granite countertop. Tile flooring throughout living room, kitchen, and bathrooms. Freshly painted and upgraded interior/exterior (plumbing, electrical system, windows and new roof). Additionally a newly installed HVAC system with 5 mini splits for cooling and heating. Information considered reliable but not guaranteed. NOTE: On public records, the title shows previous owner of the property. Appropriate authorities are in the process of updating title with current owner. Pl

Key facts

• Upgraded exterior
• Tile flooring
• Upgraded interior

Tags

• REMODELED MANUFACTURED HOME
• DEDICATED LAUNDRY SPACE
• NEWLY REMODELED KITCHEN
• TILE FLOORING
• UPGRADED INTERIOR
• UPGRADED EXTERIOR

Property features AI

Finance

• Financial info: Monthly land lease of $760.78 (park)
• HOA & community: Senior community; Association amenities include pool; Park: Clear Skies Mobile Home Park; Manager approval required; Pets allowed; Community features include biking

Exterior

• Parking: Carport
• Utilities: Photovoltaics owned; Natural gas connected; Electricity available; Water connected (district/public); Public sewer; Cable available
• Home design: One-story; Entry at level 1; Turnkey, updated/remodeled condition; Mobile home present (10' x 48')
• Construction: Shake siding; Raised foundation; Built (year from public records)
• Exterior features: Front porch; Deck; Community pool; Wood fencing; Has patio; 0-1 unit/acre lot

Interior

• Kitchen: Gas cooktop; Range/stove hood; Granite counters; Gas water heater
• Bedrooms: All bedrooms on ground level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; Low-flow toilets; Shower
• Heating & cooling: Ductless heating; Ductless cooling
• Interior features: Quartz counters; Remodeled kitchen; Double pane windows; Porch entry
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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.
• Lancaster Elementary (suburban): math 18% / reading 32% proficiency, ranked #1,161 of 1,400 in CA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 1177 active listings in the ZIP; 3 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).
• At $2,704/mo this rent would consume 46% 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 $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.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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 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?
6. 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?
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: 1.80% ✓
• Cap rate: 15.09%
• Cash-on-cash: 31.41%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $169,920
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1501 East Ave I #174	0.37mi	3/2.0 (-1)	1,104 (+15%)	12mo	$195,000	$177	42

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: 23.0%
• Equity multiple: 1.91×
• Total profit: $38,197
• Equity at exit: $22,365

10-year hold

• IRR: 29.1%
• Equity multiple: 3.24×
• Total profit: $94,282
• Equity at exit: $12,969

Cash invested: $42,000 (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: 1177
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,704 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $1,099

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,203	-5% $1,151	+0% $1,099	+5% $1,048	+10% $996
Rent	-10% $886	-5% $993	+0% $1,099	+5% $1,206	+10% $1,313
Rate	-1.0pp $1,175	-0.5pp $1,138	base $1,099	+0.5pp $1,061	+1.0pp $1,021

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1647 Orchid Ln Lancaster, CA	3.0	3.0	1084	$1,950	$1.80	23d	1	0.69mi
1743 , CA	1.0–4.0	1.0–2.0	934	$2,464	$2.64	0d	17	1.08mi
44221 4th St E Lancaster, CA	1.0–3.0	1.0–2.0	885	$2,400	$2.71	2d	2	1.48mi

Listing history 19 events

1. 2026-06-21
   days on market $150,000 Active 110 DOM
2. 2026-06-18
   days on market $150,000 Active 107 DOM
3. 2026-06-17
   days on market $150,000 Active 106 DOM
4. 2026-06-16
   days on market $150,000 Active 105 DOM
5. 2026-06-15
   days on market $150,000 Active 104 DOM
6. 2026-06-13
   days on market $150,000 Active 102 DOM
7. 2026-06-13
   days on market $150,000 Active 101 DOM
8. 2026-06-09
   days on market $150,000 Active 98 DOM
9. 2026-06-08
   days on market $150,000 Active 97 DOM
10. 2026-06-07
    days on market $150,000 Active 96 DOM
11. 2026-06-04
    days on market $150,000 Active 93 DOM
12. 2026-06-03
    days on market $150,000 Active 92 DOM
13. 2026-06-02
    days on market $150,000 Active 91 DOM
14. 2026-06-01
    days on market $150,000 Active 90 DOM
15. 2026-05-31
    days on market $150,000 Active 89 DOM
16. 2026-05-22
    price $150,000
17. 2026-04-28
    price $155,000
18. 2026-04-13
    price $170,000
19. 2026-03-03
    listed $190,000 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 18 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: $32,447
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,596
• − Management: −$2,596
• − Depreciation: −$4,364
• Taxable income: $11,490
• Est. tax owed @ 24.0%: −$2,758
• After-tax cash flow: $10,436/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: Lancaster Elementary
• NCES district ID: 0620880
• Math proficiency: 18% ▲ 1.00%
• Reading proficiency: 32% ▬ 0.00%
• Median HH income: $46,440
• Composite: 24.73/100
• National rank: #13028
• State rank: #1161 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

-21.1% since first listed

4 events — show timeline

• 2026-05-22 Price Changed $150,000 CRMLS
• 2026-04-28 Price Changed $155,000 CRMLS
• 2026-04-13 Price Changed $170,000 CRMLS
• 2026-03-03 Listed $190,000 CRMLS

Property tax history

+7.4%/yr

Latest (2025): $243 · +7.4% YoY. Source: county tax records.