1030 E Avenue Ave S Spc 170 · Palmdale, CA 93550

$210,000

3 bd · 2.0 ba · 1,792 sqft · Manufactured public records · 189 Days on market

Manufactured home Built 1988 Fair condition $117/sqft · 57% 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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Rent growth +2.9/5.0
• Livability +2.8/5.0
• Appreciation +2.5/10.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -5.0

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.

Key facts

• Dual sinks
• Walk-in closet
• Upgraded windows

Tags

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

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 $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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); Desert Willow Fine Arts Sci And Tech Magnet Acad (974 students, 88% FRL); Palmdale High (2,443 students, 74% FRL).
• Market conditions: Rents rising (+1.8%/yr); 630 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 30d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 45% of the median local income ($62k/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 $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.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($185k) 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 $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.10% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.43%
• DSCR: 1.51
• GRM: 7.5

CMA / ARV

• ARV (median comp): $493,623
• List price: $210,000
• Delta: -57.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1030 E Avenue S Spc 77	0.00mi	3/2.0	1,656 (-8%)	4mo	$180,000	$109	84
1030 E Avenue S #89	0.00mi	3/2.0	1,848 (+3%)	17mo	$224,000	$121	80
1030 E Avenue S #186	0.00mi	4/2.0 (+1)	1,848 (+3%)	11mo	$185,000	$100	80
1030 E Avenue S Spc 107	0.00mi	3/2.0	1,596 (-11%)	3mo	$190,000	$119	80
1030 E Avenue S	0.11mi	3/2.0	1,596 (-11%)	3mo	$190,000	$119	74
1030 S Avenue #139	0.00mi	3/2.0	1,856 (+4%)	24mo	$202,000	$109	74

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-1,278
• Equity at exit: $31,312

10-year hold

• IRR: 7.8%
• Equity multiple: 1.56×
• Total profit: $33,093
• 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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 6 under contract
• Months of supply: 1.2 mo (83%/mo absorbed)
• Median asking: $197,500 ($147/sqft)
• Median days on market: 6 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +87.5% above current asking $/sqft

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

ZIP-level market 93550

• Home prices YoY: -29.4%
• Rents YoY: 1.8%
• Active inventory: 630
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,318 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$82 /mo · $988/yr
• Insurance: −$88
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $560

Break-even live

Break-even rent $1,609

Max offer price $210,000

Occupancy floor 71%

Sensitivity live

Price	-10% $679	-5% $620	+0% $560	+5% $501	+10% $441
Rent	-10% $377	-5% $469	+0% $560	+5% $652	+10% $743
Rate	-1.0pp $666	-0.5pp $614	base $560	+0.5pp $506	+1.0pp $450

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1229 Onyx Dr Palmdale, CA	4.0	2.0	1485	$2,800	$1.89	0d	1	0.39mi
539 Spruce Ct Palmdale, CA	3.0	2.0	1229	$2,200	$1.79	18d	1	0.61mi
37626 12th St E Palmdale, CA	3.0	2.0	1264	$3,200	$2.53	0d	1	0.65mi
1138 E Avenue R7 Palmdale, CA	3.0	2.0	1264	$2,455	$1.94	154d	1	0.66mi
37414 Drexel St Palmdale, CA	3.0	2.5	1452	$2,500	$1.72	101d	1	0.69mi
37609 15th St E Palmdale, CA	3.0	2.0	1324	$2,495	$1.88	90d	1	0.70mi
1219 E Avenue R7 Palmdale, CA	3.0	2.0	1264	$2,375	$1.88	5d	1	0.72mi
1219 E Avenue R7 Palmdale, CA	3.0	2.0	1264	$2,375	$1.88	7d	1	0.72mi
1904 East Avenue S-4 Unit S4 Palmdale, CA	3.0	2.0	1228	$3,150	$2.57	132d	1	0.87mi
37744 Lasker Ave Palmdale, CA	4.0	2.0	1269	$3,300	$2.60	53d	1	0.89mi
1903 Coral Ct Palmdale, CA	4.0	2.5	1690	$2,950	$1.75	0d	1	0.90mi
37637 17th St E Palmdale, CA	4.0	2.5	1744	$2,650	$1.52	78d	1	0.94mi
37641 Nectarine Dr Palmdale, CA	4.0	3.0	1346	$2,910	$2.16	5d	1	1.01mi
37641 Nectarine Dr Palmdale, CA	4.0	3.0	1346	$2,799	$2.08	0d	1	1.01mi
37058 Alton Dr Palmdale, CA	4.0	2.0	2078	$4,000	$1.92	12d	1	1.05mi
37058 Alton Dr Palmdale, CA	4.0	2.0	2078	$7,000	$3.37	114d	1	1.05mi
37058 Alton Dr Palmdale, CA	4.0	2.0	2078	$4,000	$1.92	0d	1	1.05mi
1715 Boysenberry Way Palmdale, CA	4.0	3.0	1744	$3,000	$1.72	63d	1	1.06mi
37468 Cambridge Ln Palmdale, CA	3.0	2.5	1860	$3,095	$1.66	0d	1	1.07mi
239 Katherine Ct Palmdale, CA	3.0	3.0	1386	$2,900	$2.09	110d	1	1.15mi
2137 Estrella Ct Unit A Palmdale, CA	4.0	2.0	1944	$2,750	$1.41	0d	1	1.17mi
2137 Estrella Ct Unit A Palmdale, CA	4.0	2.0	1944	$2,750	$1.41	12d	1	1.17mi
37925 Maureen St Palmdale, CA	3.0	2.0	1452	$3,375	$2.32	29d	1	1.18mi
2203 E Avenue R10 Palmdale, CA	4.0	3.0	1860	$3,000	$1.61	107d	1	1.26mi
38225 9th St E Unit 1 Palmdale, CA	2.0	2.5	1500	$2,500	$1.67	45d	1	1.35mi
1626 E Avenue Q13 Palmdale, CA	3.0	2.0	1400	$2,295	$1.64	55d	1	1.39mi

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 connectedPublic/district waterPublic sewerElectricity connected (standard)Cable connectedTelephone on property
• Home design: Single-storyMobile home remains on siteMobile home approximately 28 ft wide by 64 ft longEntry level: 1
• Construction: Year built per assessorTotal of one story
• Exterior features: In-ground community poolFront yardGutters and curbsBiking trailsDog parkFoothill nearbyLake nearby

Interior

• Kitchen: RefrigeratorGas rangeFreezer
• Bedrooms: All bedrooms on the main level
• Flooring: Laminated flooring
• Bathrooms: 2 full bathroomsBathtub(s)
• Heating & cooling: Central heating (furnace)Central air conditioning
• Interior features: PantryStorage spaceFront door entryOne-level home
• Laundry & utility: Laundry room inside the home

Listing history 50 events

1. 2026-11-08
   days on market $210,000 Active 189 DOM
2. 2026-11-07
   days on market $210,000 Active 188 DOM
3. 2026-11-06
   days on market $210,000 Active 187 DOM
4. 2026-11-05
   days on market $210,000 Active 186 DOM
5. 2026-11-04
   days on market $210,000 Active 185 DOM
6. 2026-11-02
   days on market $210,000 Active 183 DOM
7. 2026-11-01
   days on market $210,000 Active 182 DOM
8. 2026-10-31
   days on market $210,000 Active 181 DOM
9. 2026-10-30
   days on market $210,000 Active 180 DOM
10. 2026-10-29
    days on market $210,000 Active 179 DOM
11. 2026-10-28
    days on market $210,000 Active 178 DOM
12. 2026-10-27
    days on market $210,000 Active 177 DOM
13. 2026-10-26
    days on market $210,000 Active 176 DOM
14. 2026-10-26
    days on market $210,000 Active 175 DOM
15. 2026-10-24
    days on market $210,000 Active 174 DOM
16. 2026-10-23
    days on market $210,000 Active 173 DOM
17. 2026-10-22
    days on market $210,000 Active 172 DOM
18. 2026-10-21
    days on market $210,000 Active 171 DOM
19. 2026-10-20
    days on market $210,000 Active 170 DOM
20. 2026-10-19
    days on market $210,000 Active 169 DOM
21. 2026-10-18
    days on market $210,000 Active 168 DOM
22. 2026-10-17
    days on market $210,000 Active 167 DOM
23. 2026-10-16
    days on market $210,000 Active 166 DOM
24. 2026-10-15
    days on market $210,000 Active 165 DOM
25. 2026-10-14
    days on market $210,000 Active 164 DOM
26. 2026-10-13
    days on market $210,000 Active 163 DOM
27. 2026-10-12
    days on market $210,000 Active 162 DOM
28. 2026-10-11
    days on market $210,000 Active 161 DOM
29. 2026-10-10
    days on market $210,000 Active 160 DOM
30. 2026-10-09
    days on market $210,000 Active 159 DOM
31. 2026-10-08
    days on market $210,000 Active 158 DOM
32. 2026-10-07
    days on market $210,000 Active 157 DOM
33. 2026-10-06
    days on market $210,000 Active 156 DOM
34. 2026-10-05
    days on market $210,000 Active 155 DOM
35. 2026-10-04
    days on market $210,000 Active 154 DOM
36. 2026-10-03
    days on market $210,000 Active 153 DOM
37. 2026-10-02
    days on market $210,000 Active 152 DOM
38. 2026-10-01
    status $210,000 Active 151 DOM
39. 2026-09-20
    statusdays on marketlisting id $210,000 Pending 151 DOM
40. 2026-08-20
    status $210,000 Pending Sale 83 DOM
41. 2026-08-19
    days on market $210,000 Active 83 DOM
42. 2026-08-18
    days on market $210,000 Active 82 DOM
43. 2026-08-17
    days on market $210,000 Active 81 DOM
44. 2026-08-16
    days on market $210,000 Active 80 DOM
45. 2026-08-15
    days on market $210,000 Active 79 DOM
46. 2026-08-14
    days on market $210,000 Active 78 DOM
47. 2026-08-13
    days on market $210,000 Active 77 DOM
48. 2026-08-12
    days on market $210,000 Active 76 DOM
49. 2026-08-11
    days on market $210,000 Active 75 DOM
50. 2026-08-10
    days on market $210,000 Active 74 DOM

ⓘ 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: $27,819
• − Mortgage interest: −$11,763
• − Property taxes: −$988
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,225
• − Management: −$2,225
• − Depreciation: −$6,109
• Taxable income: $3,457
• Est. tax owed @ 24.0%: −$830
• After-tax cash flow: $5,894/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 Est. rehab $44,800–$80,640 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 Palm Tree Elementary Middle Desert Willow Fine Arts Sci And Tech Magnet Acad High Palmdale 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): 80,645
• Household income: $62,078
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 13% 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 (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%
• Languages at home: 42% English-only · Spanish 55% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -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

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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: 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 connectedPublic/district waterPublic sewerElectricity connected (standard)Cable connectedTelephone on property
• Home design: Single-storyMobile home remains on siteMobile home approximately 28 ft wide by 64 ft longEntry level: 1
• Construction: Year built per assessorTotal of one story
• Exterior features: In-ground community poolFront yardGutters and curbsBiking trailsDog parkFoothill nearbyLake nearby

Interior

• Kitchen: RefrigeratorGas rangeFreezer
• Bedrooms: All bedrooms on the main level
• Flooring: Laminated flooring
• Bathrooms: 2 full bathroomsBathtub(s)
• Heating & cooling: Central heating (furnace)Central air conditioning
• Interior features: PantryStorage spaceFront door entryOne-level home
• Laundry & utility: Laundry room inside the home

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.