1030 East Ave S #170 · Palmdale, CA 93550

$210,000

3 bd · 2.0 ba · 1,792 sqft · Manufactured public records · 35 Days on market

Built 1988 Fair condition Est $195k · 8% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.1/15.0
• Rent growth +2.9/5.0
• Livability +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently upgraded 3-bedroom, 2-bath double-wide manufactured home offering approximately 1,820 sqft of spacious and comfortable living. This well-maintained home features both a large family room and separate living room, a formal dining area, and a breakfast counter perfect for everyday living and entertaining. The generously sized primary bedroom includes a walk-in closet and private bathroom with dual sinks, a separate shower, and a relaxing garden tub. Upgraded windows throughout enhance energy efficiency while helping reduce outside noise, and newer modern flooring in warm, neutral tones complements any style of décor. Additional features include indoor laundry, a covered carport with parking for two vehicles, and convenient guest parking nearby. Included in the sale are the refrigerator, washer, dryer, stove, and deep freezer. Ideally located near shopping, grocery stores, and freeway access. Community amenities include a clubhouse, pool, and grassy play area. Don't miss this

Key facts

• Dual sinks
• Walk-in closet
• Upgraded windows

Tags

• UPGRADED WINDOWS
• WALK-IN CLOSET
• PRIVATE BATHROOM
• DUAL SINKS
• GARDEN TUB
• INDOOR LAUNDRY

Property features AI

Finance

• Other: Pets allowed in the community
• HOA & community: Land lease of $663 per month (park land lease)

Exterior

• Parking: Located in Boulders park
• Utilities: Natural gas connected; Public/district water; Public sewer; Electricity connected (standard); Cable connected; Telephone on property
• Home design: Single-story; Mobile home remains on site; Mobile home approximately 28 ft wide by 64 ft long; Entry level: 1
• Construction: Year built per assessor; Total of one story
• Exterior features: In-ground community pool; Front yard; Gutters and curbs; Biking trails; Dog park; Foothill nearby; Lake nearby

Interior

• Kitchen: Refrigerator; Gas range; Freezer
• Bedrooms: All bedrooms on the main level
• Flooring: Laminated flooring
• Bathrooms: 2 full bathrooms; Bathtub(s)
• Heating & cooling: Central heating (furnace); Central air conditioning
• Interior features: Pantry; Storage space; Front door entry; One-level home
• Laundry & utility: Laundry room inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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: Rents rising (+1.8%/yr); 410 active listings in the ZIP; 6 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).
• At $3,245/mo this rent would consume 63% of the median local household income ($62k/yr) (locally 4384% 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 $6k 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 + 1.8% rent growth), your $59k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.55% ✓
• Cap rate: 13.68%
• Cash-on-cash: 26.38%
• DSCR: 2.17
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $195,328
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1030 E Avenue S #89	0.00mi	3/2.0	1,848 (+3%)	13mo	$224,000	$121	84
1030 E Avenue S #186	0.00mi	4/2.0 (+1)	1,848 (+3%)	7mo	$185,000	$100	84
1030 S Avenue #139	0.00mi	3/2.0	1,856 (+4%)	19mo	$202,000	$109	78

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 · 1.76% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 1.75×
• Total profit: $44,223
• Equity at exit: $31,312

10-year hold

• IRR: 26.3%
• Equity multiple: 3.18×
• Total profit: $128,242
• Equity at exit: $18,157

Cash invested: $58,800 (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 93550

• Home prices YoY: -29.4%
• Rents YoY: 1.8%
• Active inventory: 410
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $3,245 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$82 /mo · $988/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $1,292

Break-even live

Break-even rent $1,609

Max offer price $210,000

Occupancy floor 55%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1138 E Avenue R7 Palmdale, CA	3.0	2.0	1264	$2,455	$1.94	13d	1	0.66mi
37414 Drexel St Palmdale, CA	3.0	2.5	1452	$2,500	$1.72	1d	1	0.69mi
37058 Alton Dr Palmdale, CA	4.0	2.0	2078	$7,000	$3.37	1d	1	1.05mi
1715 Boysenberry Way Palmdale, CA	4.0	3.0	1744	$2,900	$1.66	1d	1	1.06mi
239 Katherine Ct Palmdale, CA	3.0	3.0	1386	$2,900	$2.09	1d	1	1.15mi
38225 9th St E Unit 1 Palmdale, CA	2.0	2.5	1500	$2,500	$1.67	1d	1	1.35mi

Listing history 22 events

1. 2026-06-18
   days on market $210,000 Active 35 DOM
2. 2026-06-17
   days on market $210,000 Active 34 DOM
3. 2026-06-16
   days on market $210,000 Active 33 DOM
4. 2026-06-15
   days on market $210,000 Active 32 DOM
5. 2026-06-13
   days on market $210,000 Active 30 DOM
6. 2026-06-13
   days on market $210,000 Active 29 DOM
7. 2026-06-09
   days on market $210,000 Active 26 DOM
8. 2026-06-08
   days on market $210,000 Active 25 DOM
9. 2026-06-07
   days on market $210,000 Active 24 DOM
10. 2026-06-04
    days on market $210,000 Active 21 DOM
11. 2026-06-03
    days on market $210,000 Active 20 DOM
12. 2026-06-02
    days on market $210,000 Active 19 DOM
13. 2026-06-01
    days on market $210,000 Active 18 DOM
14. 2026-05-31
    days on market $210,000 Active 17 DOM
15. 2026-05-15
    price $210,000 1009-char remark

    Show marketing remark (1009 chars)

    Recently upgraded 3-bedroom, 2-bath double-wide manufactured home offering approximately 1,820 sqft of spacious and comfortable living. This well-maintained home features both a large family room and separate living room, a formal dining area, and a breakfast counter perfect for everyday living and entertaining. The generously sized primary bedroom includes a walk-in closet and private bathroom with dual sinks, a separate shower, and a relaxing garden tub. Upgraded windows throughout enhance energy efficiency while helping reduce outside noise, and newer modern flooring in warm, neutral tones complements any style of décor. Additional features include indoor laundry, a covered carport with parking for two vehicles, and convenient guest parking nearby. Included in the sale are the refrigerator, washer, dryer, stove, and deep freezer. Ideally located near shopping, grocery stores, and freeway access. Community amenities include a clubhouse, pool, and grassy play area. Don't miss this

16. 2026-05-14
    listed $210,000 Active
17. 2026-02-26
    listed $215,000 Active 1009-char remark

    Show marketing remark (1009 chars)

    Recently upgraded 3-bedroom, 2-bath double-wide manufactured home offering approximately 1,820 sqft of spacious and comfortable living. This well-maintained home features both a large family room and separate living room, a formal dining area, and a breakfast counter perfect for everyday living and entertaining. The generously sized primary bedroom includes a walk-in closet and private bathroom with dual sinks, a separate shower, and a relaxing garden tub. Upgraded windows throughout enhance energy efficiency while helping reduce outside noise, and newer modern flooring in warm, neutral tones complements any style of décor. Additional features include indoor laundry, a covered carport with parking for two vehicles, and convenient guest parking nearby. Included in the sale are the refrigerator, washer, dryer, stove, and deep freezer. Ideally located near shopping, grocery stores, and freeway access. Community amenities include a clubhouse, pool, and grassy play area. Don't miss this

18. 2023-11-20
    soldstatus $197,500 Closed 726-char remark

    Show marketing remark (726 chars)

    Do not miss your opportunity to own a great 3 Bedroom, 2 Bath, 1820 sq ft. Double Wide Manufacture Home. Some of the many great features includes both a spacious Family Room and Living Room, Formal Dining area, Breakfast counter, Large master bedroom with walk in closet, Master Bath has double sinks, seperate shower and a garden tub. Indoor laundry, Covered Carport with parking large enough for 2 cars, and guest parking across the street. Also included in the sale is the refrigerator, washer, dryer and deep freezer. This home is centrally located with easy access to grocery stores and the freeway. The park has a beautiful club house, pool and grassy play area. Hurry and make your appointment before this home is gone!

19. 2023-10-10
    status Pending 726-char remark

    Show marketing remark (726 chars)

    Do not miss your opportunity to own a great 3 Bedroom, 2 Bath, 1820 sq ft. Double Wide Manufacture Home. Some of the many great features includes both a spacious Family Room and Living Room, Formal Dining area, Breakfast counter, Large master bedroom with walk in closet, Master Bath has double sinks, seperate shower and a garden tub. Indoor laundry, Covered Carport with parking large enough for 2 cars, and guest parking across the street. Also included in the sale is the refrigerator, washer, dryer and deep freezer. This home is centrally located with easy access to grocery stores and the freeway. The park has a beautiful club house, pool and grassy play area. Hurry and make your appointment before this home is gone!

20. 2023-10-04
    status Active 726-char remark

    Show marketing remark (726 chars)

    Do not miss your opportunity to own a great 3 Bedroom, 2 Bath, 1820 sq ft. Double Wide Manufacture Home. Some of the many great features includes both a spacious Family Room and Living Room, Formal Dining area, Breakfast counter, Large master bedroom with walk in closet, Master Bath has double sinks, seperate shower and a garden tub. Indoor laundry, Covered Carport with parking large enough for 2 cars, and guest parking across the street. Also included in the sale is the refrigerator, washer, dryer and deep freezer. This home is centrally located with easy access to grocery stores and the freeway. The park has a beautiful club house, pool and grassy play area. Hurry and make your appointment before this home is gone!

21. 2023-09-20
    status Pending 726-char remark

    Show marketing remark (726 chars)

    Do not miss your opportunity to own a great 3 Bedroom, 2 Bath, 1820 sq ft. Double Wide Manufacture Home. Some of the many great features includes both a spacious Family Room and Living Room, Formal Dining area, Breakfast counter, Large master bedroom with walk in closet, Master Bath has double sinks, seperate shower and a garden tub. Indoor laundry, Covered Carport with parking large enough for 2 cars, and guest parking across the street. Also included in the sale is the refrigerator, washer, dryer and deep freezer. This home is centrally located with easy access to grocery stores and the freeway. The park has a beautiful club house, pool and grassy play area. Hurry and make your appointment before this home is gone!

22. 2023-09-01
    listed $199,999 Active 726-char remark

    Show marketing remark (726 chars)

    Do not miss your opportunity to own a great 3 Bedroom, 2 Bath, 1820 sq ft. Double Wide Manufacture Home. Some of the many great features includes both a spacious Family Room and Living Room, Formal Dining area, Breakfast counter, Large master bedroom with walk in closet, Master Bath has double sinks, seperate shower and a garden tub. Indoor laundry, Covered Carport with parking large enough for 2 cars, and guest parking across the street. Also included in the sale is the refrigerator, washer, dryer and deep freezer. This home is centrally located with easy access to grocery stores and the freeway. The park has a beautiful club house, pool and grassy play area. Hurry and make your appointment before this home is gone!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $988 · $82/mo
• Projected year-2 tax: $1,596 · $133/mo
• Expected delta: +$608/yr (+$51/mo · 61.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 5 d/yr ≥98°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,939
• − Mortgage interest: −$11,763
• − Property taxes: −$988
• − Insurance: −$1,050
• − Repairs & maintenance: −$3,115
• − Management: −$3,115
• − Depreciation: −$6,109
• Taxable income: $12,798
• Est. tax owed @ 24.0%: −$3,072
• After-tax cash flow: $12,437/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 · 5 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and increase its resale and rental value.

Repairs flagged

• Major siding — Significant wear and tear
• Minor landscaping — Overgrown vegetation

Value-add opportunities

• Resale paint exterior walls — Enhances curb appeal
• Resale repair and paint siding — Improves home's overall appearance
• Both landscaping — Enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
landscaping · Overgrown vegetation	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Resale paint exterior walls — Enhances curb appeal ↑
• Resale repair and paint siding — Improves home's overall appearance ↑
• Both landscaping — Enhances curb appeal and adds value ↑

ⓘ 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): 80,645
• Household income: $62,078
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 4384.0

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 (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 15% Black 14% White 12% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 52%
• Foreign-born: 26% · Canada
• Languages at home: 42% English-only · Spanish 55% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -183.38%
• Current HPI: 440.8844
• Rent YoY: ▲ 1.76%
• 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

+5.0% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $210,000 AVMLS
• 2026-05-14 Listed $210,000 CRMLS
• 2026-02-26 Listed $215,000 AVMLS
• 2023-11-20 Sold (MLS) $197,500 AVMLS
• 2023-10-10 Pending — AVMLS
• 2023-10-04 Relisted — AVMLS
• 2023-09-20 Pending — AVMLS
• 2023-09-01 Listed $199,999 AVMLS

Property tax history

+6.6%/yr

Latest (2025): $988 · +6.6% YoY. Source: county tax records.