1449 E Avenue I Unit A 36 · Lancaster, CA 93535

$155,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 11 Days on market

Built 1967 3,400 sqft lot Est $150k · 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 +6.0/15.0
• 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

2 bed 2 bath total renovated mobile home with new kitchen, new roof, ready to move in

Key facts

• New kitchen
• New roof
• 3,400 sq ft lot

Tags

• TOTAL RENOVATED MOBILE HOME
• NEW KITCHEN
• NEW ROOF

Property features AI

Finance

• Other: Manufactured by Golden West; model/trade name GOLDEN WEST; length 58 ft, width 20 ft; Serial/ID numbers recorded; Space number A 36; Manager name: Ursula
• HOA & community: Located in Crestview MH Park with amenities including an RV park and pool; Park allows all ages; Space rent / new space rent $660; Park deposit $660

Exterior

• Utilities: 220V electric; Circuit breaker panel
• Home design: Mobile/manufactured home (located in a park); Single-story entry
• Construction: Composition shingle roof; Exterior: metal, siding, combination, wood; Built in 1967; Skirted
• Exterior features: Block fencing; Awning

Interior

• Kitchen: Disposal; Refrigerator; Gas range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (gas); Central air
• Interior features: Disposal; Refrigerator; Gas range; Central air

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 $902 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 13.3% 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; 1169 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).
• This rent runs 43% 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 $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 + 0.1% rent growth), your $43k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,000

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.61% ✓
• Cap rate: 13.28%
• Cash-on-cash: 24.95%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $150,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1449 E Avenue I Spc B22	0.00mi	2/2.0	1,200 (0%)	13mo	$130,000	$108	89
1501 E Avenue I #147	0.13mi	3/2.0 (+1)	1,232 (+3%)	4mo	$190,000	$154	81
1501 E Avenue I #142	0.13mi	3/2.0 (+1)	1,232 (+3%)	8mo	$135,000	$110	78
1301 E Avenue I #348	0.25mi	3/2.0 (+1)	1,248 (+4%)	1mo	$159,000	$127	76
1501 East Ave I #174	0.13mi	3/2.0 (+1)	1,104 (-8%)	12mo	$195,000	$177	66
1501 E Avenue I #180	0.13mi	3/2.0 (+1)	1,248 (+4%)	21mo	$175,600	$141	65
1301 E Avenue I #240	0.25mi	2/2.0	1,056 (-12%)	9mo	$145,000	$137	61
1301 E I Ave #92	0.24mi	3/2.0 (+1)	1,248 (+4%)	21mo	$149,999	$120	59
2121 E Avenue I #75	0.74mi	3/2.0 (+1)	1,248 (+4%)	14mo	$148,000	$119	42
2121 E Avenue I #64	0.74mi	3/2.0 (+1)	1,344 (+12%)	7mo	$168,500	$125	35
2121 E Avenue I #17	0.74mi	3/2.0 (+1)	1,344 (+12%)	9mo	$155,000	$115	33
2121 East Avenue I #24	0.74mi	2/2.0	1,344 (+12%)	22mo	$135,000	$100	27

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: 15.1%
• Equity multiple: 1.59×
• Total profit: $25,400
• Equity at exit: $23,111

10-year hold

• IRR: 21.6%
• Equity multiple: 2.59×
• Total profit: $69,185
• Equity at exit: $13,402

Cash invested: $43,400 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,498 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $902

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 59%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45041 Colleen Dr Lancaster, CA	3.0	3.0	1303	$3,100	$2.38	1d	1	0.26mi
45118 Parkview Ln Lancaster, CA	2.0	2.0	980	$2,500	$2.55	24d	1	0.47mi
1734 Lightcap St Lancaster, CA	3.0	2.0	1467	$2,700	$1.84	1d	1	0.64mi
837 Sunrise Ct Lancaster, CA	3.0	2.0	1259	$2,895	$2.30	4d	1	0.65mi
837 Sunrise Ct Lancaster, CA	3.0	2.0	1259	$3,000	$2.38	22d	1	0.65mi
44732 12th St E Lancaster, CA	3.0	2.0	1426	$2,600	$1.82	15d	1	0.68mi
44908 Logue Ave Lancaster, CA	3.0	2.0	1473	$2,495	$1.69	1d	1	0.82mi
1004 E Newgrove St Lancaster, CA	3.0	2.0	1160	$2,800	$2.41	1d	1	0.83mi
44532 15th St E #7 Lancaster, CA	2.0	2.0	1062	$2,150	$2.02	24d	1	0.84mi
44532 15th St E #7 Lancaster, CA	2.0	2.0	1062	$2,050	$1.93	1d	1	0.84mi
550 E Avenue H14 Lancaster, CA	2.0	1.0	850	$2,050	$2.41	1d	1	0.88mi
1628 Cactus Dr Apt B Lancaster, CA	2.0	1.5	1000	$1,999	$2.00	1d	1	0.89mi
1647 Orchid Ln Lancaster, CA	2.0	2.0	1000	$1,875	$1.88	2d	1	0.93mi
1647 Orchid Ln Lancaster, CA	3.0	3.0	1084	$1,950	$1.80	22d	1	0.93mi
44436 15th St E Lancaster, CA	2.0	2.0	1056	$2,024	$1.92	1d	1	1.02mi
1827 East Avenue J Unit 2 Lancaster, CA	2.0	2.0	1050	$1,850	$1.76	17d	1	1.12mi
45426 Stanridge Ave Lancaster, CA	3.0	2.0	1443	$2,975	$2.06	15d	1	1.28mi
1743 , CA	1.0–4.0	1.0–2.0	934	$1,803	$1.93	1d	17	1.33mi
44709 26th St E Lancaster, CA	3.0	2.0	1316	$2,300	$1.75	18d	1	1.35mi
44236 20th St E Lancaster, CA	2.0	1.0–2.5	900	$1,712	$1.90	1d	1	1.38mi

Listing history 9 events

1. 2026-06-18
   days on market $155,000 Active 11 DOM
2. 2026-06-17
   days on market $155,000 Active 10 DOM
3. 2026-06-16
   days on market $155,000 Active 9 DOM
4. 2026-06-15
   days on market $155,000 Active 8 DOM
5. 2026-06-13
   days on market $155,000 Active 6 DOM
6. 2026-06-13
   days on market $155,000 Active 5 DOM
7. 2026-06-09
   days on market $155,000 Active 2 DOM
8. 2026-06-08
   remarks 85-char remark
9. 2026-06-08
   listed $155,000 Active 1 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 5 d/yr ≥101°F today · 14 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: $29,977
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$2,398
• − Management: −$2,398
• − Depreciation: −$4,509
• Taxable income: $8,889
• Est. tax owed @ 24.0%: −$2,133
• After-tax cash flow: $8,694/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

1 event — show timeline

• 2026-06-07 Listed $155,000 AVMLS