37311 47th E #40 · Palmdale, CA 93552

$74,900

3 bd · 1.0 ba · 890 sqft · Manufactured · 188 Days on market

Manufactured home 55+ age-restricted Built 1963 Good condition 4.72 ac lot $84/sqft · 53% below area

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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 +22.5/30.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +2.8/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Manufactured-home adj. -4.7

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.

Key facts

• Large windows
• Functional kitchen
• Community amenities

Tags

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.7% vs local median 4.3% 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: crime F, amenities F, cost of living 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.
• Zoned schools: Palmdale Learning Plaza (783 students, 80% FRL); Cactus Medical Health And Technology Magnet Academy (865 students, 92% FRL); William J. (Pete) Knight High (2,793 students, 55% FRL).
• Market conditions: 247 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 31% 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 $518 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 3→8/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 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 1963 — 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: 2.92% ✓
• Cap rate: 25.73%
• Cash-on-cash: 69.41%
• DSCR: 4.09
• GRM: 2.8

CMA / ARV

• ARV (median comp): $160,000
• List price: $74,900
• Delta: -53.19%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36806 Meadowview Ct	1.11mi	2/1.0 (-1)	906 (+2%)	4mo	$305,500	$337	54
36807 Haven Ct	0.98mi	2/1.0 (-1)	900 (+1%)	7mo	$379,000	$421	52
3107 E Avenue R5	1.48mi	2/2.0 (-1)	940 (+6%)	1mo	$380,000	$404	46
4843 Katrina Pl	0.47mi	2/2.0 (-1)	1,077 (+21%)	5mo	$395,000	$367	40
4137 E Avenue S10	0.93mi	3/1.0	1,064 (+20%)	3mo	$404,990	$381	37
37513 Penara	0.60mi	2/2.0 (-1)	1,062 (+19%)	3mo	$400,000	$377	35
37519 Hudson St	0.71mi	3/2.0	1,094 (+23%)	4mo	$395,000	$361	34
4361 E E Avenue Q11	1.13mi	2/2.0 (-1)	1,010 (+14%)	1mo	$370,000	$366	33
3160 E E Avenue R8	1.39mi	2/1.0 (-1)	696 (-22%)	4mo	$310,000	$445	32
3524 E Avenue R Spc 312	1.23mi	3/2.0	1,104 (+24%)	5mo	$173,000	$157	32
3441 San Felipe Ct	1.21mi	2/2.0 (-1)	1,101 (+24%)	1mo	$360,000	$327	30
38053 Pinion Ct	0.99mi	2/2.0 (-1)	1,045 (+17%)	6mo	$385,000	$368	26

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: 68.9%
• Equity multiple: 4.11×
• Total profit: $65,152
• Equity at exit: $11,168

10-year hold

• IRR: 73.0%
• Equity multiple: 8.46×
• Total profit: $156,348
• Equity at exit: $6,476

Cash invested: $20,972 (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 →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $74,999 ($104/sqft)
• Median days on market: 55 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +72.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 93552

• Home prices YoY: -6.4%
• Active inventory: 247
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,191 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $1,213

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 40%

Sensitivity live

Price	-10% $1,265	-5% $1,239	+0% $1,213	+5% $1,187	+10% $1,161
Rent	-10% $1,040	-5% $1,126	+0% $1,213	+5% $1,300	+10% $1,386
Rate	-1.0pp $1,251	-0.5pp $1,232	base $1,213	+0.5pp $1,194	+1.0pp $1,174

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: $18,725
• Closing costs: $2,247
• Club membership (one-time): —
• 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	$1,395	$2.33	108d	1	0.56mi

Property features AI

Finance

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

Exterior

• Parking: Located in Thousand Elms park
• Utilities: Public sewerDistrict/public water
• Home design: Single-story home
• Construction: Mobile home approximately 18 ft by 55 ftYear built per assessor
• Exterior features: Community poolSuburban settingStreet lighting

Interior

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

Listing history 50 events

1. 2026-11-08
   days on market $74,900 Active 188 DOM
2. 2026-11-07
   days on market $74,900 Active 187 DOM
3. 2026-11-06
   days on market $74,900 Active 186 DOM
4. 2026-11-05
   days on market $74,900 Active 185 DOM
5. 2026-11-04
   days on market $74,900 Active 184 DOM
6. 2026-11-02
   days on market $74,900 Active 182 DOM
7. 2026-11-01
   days on market $74,900 Active 181 DOM
8. 2026-10-31
   days on market $74,900 Active 180 DOM
9. 2026-10-30
   days on market $74,900 Active 179 DOM
10. 2026-10-29
    days on market $74,900 Active 178 DOM
11. 2026-10-28
    days on market $74,900 Active 177 DOM
12. 2026-10-27
    days on market $74,900 Active 176 DOM
13. 2026-10-26
    days on market $74,900 Active 175 DOM
14. 2026-10-26
    days on market $74,900 Active 174 DOM
15. 2026-10-24
    days on market $74,900 Active 173 DOM
16. 2026-10-23
    days on market $74,900 Active 172 DOM
17. 2026-10-22
    days on market $74,900 Active 171 DOM
18. 2026-10-21
    days on market $74,900 Active 170 DOM
19. 2026-10-20
    days on market $74,900 Active 169 DOM
20. 2026-10-19
    days on market $74,900 Active 168 DOM
21. 2026-10-18
    days on market $74,900 Active 167 DOM
22. 2026-10-17
    days on market $74,900 Active 166 DOM
23. 2026-10-16
    days on market $74,900 Active 165 DOM
24. 2026-10-15
    days on market $74,900 Active 164 DOM
25. 2026-10-14
    days on market $74,900 Active 163 DOM
26. 2026-10-13
    days on market $74,900 Active 162 DOM
27. 2026-10-12
    days on market $74,900 Active 161 DOM
28. 2026-10-11
    days on market $74,900 Active 160 DOM
29. 2026-10-10
    days on market $74,900 Active 159 DOM
30. 2026-10-09
    days on market $74,900 Active 158 DOM
31. 2026-10-08
    days on market $74,900 Active 157 DOM
32. 2026-10-07
    days on market $74,900 Active 156 DOM
33. 2026-10-06
    days on market $74,900 Active 155 DOM
34. 2026-10-05
    days on market $74,900 Active 154 DOM
35. 2026-10-04
    days on market $74,900 Active 153 DOM
36. 2026-10-03
    days on market $74,900 Active 152 DOM
37. 2026-10-02
    days on market $74,900 Active 151 DOM
38. 2026-10-01
    days on market $74,900 Active 150 DOM
39. 2026-09-30
    days on market $74,900 Active 149 DOM
40. 2026-09-29
    days on market $74,900 Active 148 DOM
41. 2026-09-28
    days on market $74,900 Active 147 DOM
42. 2026-09-27
    days on market $74,900 Active 146 DOM
43. 2026-09-26
    days on market $74,900 Active 145 DOM
44. 2026-09-25
    days on market $74,900 Active 144 DOM
45. 2026-09-24
    days on market $74,900 Active 143 DOM
46. 2026-09-23
    days on market $74,900 Active 142 DOM
47. 2026-09-22
    days on market $74,900 Active 141 DOM
48. 2026-09-21
    days on market $74,900 Active 140 DOM
49. 2026-09-20
    days on market $74,900 Active 139 DOM
50. 2026-09-19
    days on market $74,900 Active 138 DOM

ⓘ 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 3/10 Moderate
• 🌡 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: $26,288
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$2,103
• − Management: −$2,103
• − Depreciation: −$2,179
• Taxable income: $14,209
• Est. tax owed @ 24.0%: −$3,410
• After-tax cash flow: $11,146/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 Est. rehab $4,450–$13,350 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Mesquite Elementary Middle Cactus Medical Health And Technology Magnet Academy High William J. (Pete) Knight High

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

D Composite livability gradescore 55/100

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 · 10,940,515 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: 34% of renters

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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%

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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%
• Languages at home: 42% English-only · Spanish 55% Tagalog/Filipino 1%

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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

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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

Property features AI

Finance

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

Exterior

• Parking: Located in Thousand Elms park
• Utilities: Public sewerDistrict/public water
• Home design: Single-story home
• Construction: Mobile home approximately 18 ft by 55 ftYear built per assessor
• Exterior features: Community poolSuburban settingStreet lighting

Interior

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

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