37311 47th E #40 · Palmdale, CA 93552

$79,900

3 bd · 1.0 ba · 890 sqft · Manufactured · 45 Days on market

Built 1963 Good condition 4.72 ac lot

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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 +3.8/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready! Charming 3-Bedroom Home in 55+ Mobile Home Park Located in a peaceful and well-maintained community. Open concept living/dining area with large windows for natural light, functional kitchen with plenty of cabinet space. Washer and dryer hookups. Community Amenities include pool. Laundry rooms on site, BBQ areas and RV parking. Close to restaurants and stores easy access to Fwy 14. Schedule your private showing today! HOME WILL BE SOLD AS IS. Enjoy a brand-new mini split system for efficient heating. The home also features brand-new flooring,

Key facts

• Large windows
• Functional kitchen
• Community amenities

Tags

• LARGE WINDOWS
• FUNCTIONAL KITCHEN
• PLENTY OF CABINET SPACE
• COMMUNITY AMENITIES
• POOL
• LAUNDRY ROOMS ON SITE

Property features AI

Finance

• Other: Lot size reported as 0-1 unit/acre (assessor's data)
• HOA & community: Senior community; Land lease community (land lease $700)

Exterior

• Parking: Located in Thousand Elms park
• Utilities: Public sewer; District/public water
• Home design: Single-story home
• Construction: Mobile home approximately 18 ft by 55 ft; Year built per assessor
• Exterior features: Community pool; Suburban setting; Street lighting

Interior

• Kitchen: Gas range; Kitchen open to family room
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Front door entry; Entry level is ground/zero
• Laundry & utility: Indoor laundry (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 32.4% vs local median 4.5% in Palmdale — 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 55/100 on livability (#861 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime F, amenities F.
• Palmdale Elementary (suburban): math 20% / reading 31% proficiency, ranked #1,147 of 1,400 in CA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 128 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 40% of the median local income ($86k/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 $552 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 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 3→8/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.63% ✓
• Cap rate: 32.41%
• Cash-on-cash: 93.29%
• DSCR: 5.15
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $172,660
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4444 E Avenue R Space 123	0.68mi	2/2.0 (-1)	800 (-10%)	11mo	$155,000	$194	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 94.1%
• Equity multiple: 5.37×
• Total profit: $97,867
• Equity at exit: $11,913

10-year hold

• IRR: 96.9%
• Equity multiple: 11.19×
• Total profit: $228,033
• Equity at exit: $6,908

Cash invested: $22,372 (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 93552

• Home prices YoY: -6.4%
• Active inventory: 128
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $1,739

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 35%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4022 Karling Pl Unit B Palmdale, CA	2.0	1.0	600	$1,695	$2.83	1d	1	0.56mi

Listing history 22 events

1. 2026-06-18
   days on market $79,900 Active 45 DOM
2. 2026-06-17
   days on market $79,900 Active 44 DOM
3. 2026-06-16
   days on market $79,900 Active 43 DOM
4. 2026-06-15
   days on market $79,900 Active 42 DOM
5. 2026-06-13
   days on market $79,900 Active 40 DOM
6. 2026-06-13
   days on market $79,900 Active 39 DOM
7. 2026-06-09
   days on market $79,900 Active 36 DOM
8. 2026-06-08
   days on market $79,900 Active 35 DOM
9. 2026-06-07
   days on market $79,900 Active 34 DOM
10. 2026-06-04
    days on market $79,900 Active 31 DOM
11. 2026-06-03
    days on market $79,900 Active 30 DOM
12. 2026-06-02
    days on market $79,900 Active 29 DOM
13. 2026-06-01
    days on market $79,900 Active 28 DOM
14. 2026-05-31
    days on market $79,900 Active 27 DOM
15. 2026-05-04
    listed $79,900 Active

    Show marketing remark (563 chars)

    Move-in ready! Charming 3-Bedroom Home in 55+ Mobile Home Park Located in a peaceful and well-maintained community. Open concept living/dining area with large windows for natural light, functional kitchen with plenty of cabinet space. Washer and dryer hookups. Community Amenities include pool. Laundry rooms on site, BBQ areas and RV parking. Close to restaurants and stores easy access to Fwy 14. Schedule your private showing today! HOME WILL BE SOLD AS IS. Enjoy a brand-new mini split system for efficient heating. The home also features brand-new flooring,

16. 2026-05-04
    listed $79,900 Active 563-char remark

    Show marketing remark (563 chars)

    Move-in ready! Charming 3-Bedroom Home in 55+ Mobile Home Park Located in a peaceful and well-maintained community. Open concept living/dining area with large windows for natural light, functional kitchen with plenty of cabinet space. Washer and dryer hookups. Community Amenities include pool. Laundry rooms on site, BBQ areas and RV parking. Close to restaurants and stores easy access to Fwy 14. Schedule your private showing today! HOME WILL BE SOLD AS IS. Enjoy a brand-new mini split system for efficient heating. The home also features brand-new flooring,

17. 2025-05-31
    soldstatus $72,000 Closed Sale 902-char remark

    Show marketing remark (902 chars)

    Charming 3-Bedroom Home in 55+ Mobile Park Just Under 900 Sq Ft! Located in a peaceful and well-maintained 55+ community, this beautifully kept 3-bedroom, 1-bathroom mobile home offers nearly 850 sq ft of comfortable, single-level living. Enjoy a quiet lifestyle with friendly neighbors and easy access to community amenities. Home Features Spacious open concept living/dining area with large windows for natural light, bright and functional kitchen with plenty of cabinet space. Three versatile bedrooms - perfect for guests, hobbies, or a home office One full bathroom, Washer/dryer hookups. Community Amenities include pool Pet-friendly (check park rules) additional laundry rooms on site, BBQ areas, and RV parking. Don't miss this affordable opportunity to enjoy comfortable living in a quiet and welcoming 55+ community. Home will be sold as is. Buyer to verify actual size of lot and Mobil home.

18. 2025-05-30
    soldstatus $72,000 Closed
19. 2025-04-22
    status Pending Sale 902-char remark

    Show marketing remark (902 chars)

    Charming 3-Bedroom Home in 55+ Mobile Park Just Under 900 Sq Ft! Located in a peaceful and well-maintained 55+ community, this beautifully kept 3-bedroom, 1-bathroom mobile home offers nearly 850 sq ft of comfortable, single-level living. Enjoy a quiet lifestyle with friendly neighbors and easy access to community amenities. Home Features Spacious open concept living/dining area with large windows for natural light, bright and functional kitchen with plenty of cabinet space. Three versatile bedrooms - perfect for guests, hobbies, or a home office One full bathroom, Washer/dryer hookups. Community Amenities include pool Pet-friendly (check park rules) additional laundry rooms on site, BBQ areas, and RV parking. Don't miss this affordable opportunity to enjoy comfortable living in a quiet and welcoming 55+ community. Home will be sold as is. Buyer to verify actual size of lot and Mobil home.

20. 2025-04-22
    status Pending

    Show marketing remark (902 chars)

    Charming 3-Bedroom Home in 55+ Mobile Park Just Under 900 Sq Ft! Located in a peaceful and well-maintained 55+ community, this beautifully kept 3-bedroom, 1-bathroom mobile home offers nearly 850 sq ft of comfortable, single-level living. Enjoy a quiet lifestyle with friendly neighbors and easy access to community amenities. Home Features Spacious open concept living/dining area with large windows for natural light, bright and functional kitchen with plenty of cabinet space. Three versatile bedrooms - perfect for guests, hobbies, or a home office One full bathroom, Washer/dryer hookups. Community Amenities include pool Pet-friendly (check park rules) additional laundry rooms on site, BBQ areas, and RV parking. Don't miss this affordable opportunity to enjoy comfortable living in a quiet and welcoming 55+ community. Home will be sold as is. Buyer to verify actual size of lot and Mobil home.

21. 2025-04-16
    listed $75,999 Active 902-char remark

    Show marketing remark (902 chars)

    Charming 3-Bedroom Home in 55+ Mobile Park Just Under 900 Sq Ft! Located in a peaceful and well-maintained 55+ community, this beautifully kept 3-bedroom, 1-bathroom mobile home offers nearly 850 sq ft of comfortable, single-level living. Enjoy a quiet lifestyle with friendly neighbors and easy access to community amenities. Home Features Spacious open concept living/dining area with large windows for natural light, bright and functional kitchen with plenty of cabinet space. Three versatile bedrooms - perfect for guests, hobbies, or a home office One full bathroom, Washer/dryer hookups. Community Amenities include pool Pet-friendly (check park rules) additional laundry rooms on site, BBQ areas, and RV parking. Don't miss this affordable opportunity to enjoy comfortable living in a quiet and welcoming 55+ community. Home will be sold as is. Buyer to verify actual size of lot and Mobil home.

22. 2025-04-15
    listed $75,999 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 3 d/yr ≥99°F today · 8 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,806
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − Depreciation: −$2,324
• Taxable income: $20,839
• Est. tax owed @ 24.0%: −$5,001
• After-tax cash flow: $15,869/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 75/100 Cosmetic rehab

This move-in ready manufactured home features a good condition with new flooring and a new mini split system. Minor repairs and maintenance are needed in the kitchen and bathroom.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor kitchen countertops — slight wear
• Minor kitchen appliances — slight wear
• Minor bathroom fixtures — slight wear

Value-add opportunities

• Resale new kitchen appliances — modernizes the kitchen
• Resale new bathroom fixtures — modernizes the bathroom
• Both new flooring in kitchen and bathroom — improves aesthetics and functionality
• Both paint interior walls — enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
kitchen countertops · slight wear	Minor	$500–3,000
kitchen appliances · slight wear	Minor	$500–3,000
bathroom fixtures · slight wear	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Resale new kitchen appliances — modernizes the kitchen ↑
• Resale new bathroom fixtures — modernizes the bathroom ↑
• Both new flooring in kitchen and bathroom — improves aesthetics and functionality ↑
• Both paint interior walls — enhances curb appeal and interior aesthetics ↑

ⓘ 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: Palmdale Elementary
• NCES district ID: 0629580
• Math proficiency: 20% ▲ 1.00%
• Reading proficiency: 31% ▲ 1.00%
• Median HH income: $48,652
• Composite: 25.34/100
• National rank: #12888
• State rank: #1147 of 1400 in CA

Livability — Palmdale

• Score: 55/100
• State rank: #861
• US rank: #23501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmdale, CA
• County: Los Angeles County · 9,444,647 people
• City population: 177,644
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 42,639
• Household income: $85,954
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 747.0

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: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 21% Black 13% White 11% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Italian 1%
• Foreign-born: 27% · Canada, Dominican Republic
• Languages at home: 42% English-only · Spanish 55% Tagalog/Filipino 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: ▼ -27.00%
• Current HPI: 394.1607
• Rent YoY: —
• 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

+5.1% since first listed

8 events — show timeline

• 2026-05-04 Listed $79,900 AVMLS
• 2026-05-04 Listed $79,900 CRMLS
• 2025-05-31 Sold (MLS) $72,000 CRMLS
• 2025-05-30 Sold (MLS) $72,000 AVMLS
• 2025-04-22 Pending — CRMLS
• 2025-04-22 Pending — AVMLS
• 2025-04-16 Listed $75,999 CRMLS
• 2025-04-15 Listed $75,999 AVMLS