1301 E Avenue I · Lancaster, CA 93535

$140,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 1 Days on market

Built 1971 Poor condition Est $148k · 5% under ↓ 12% since listing

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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 +9.9/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this beautifully renovated 4-bedroom, 2-bathroom home, nestled in a family-friendly park. Enjoy the modernly painted exterior, interior and tasteful laminate floors throughout. The backyard is spacious enough for children to play or for a pet. Conveniently located near schools and amenities, this home offers a perfect blend of style and family-centric living. Don't miss your chance—schedule a viewing today and step into the lifestyle you've been looking for!

Key facts

• Fenced yard
• Separate shower
• Sunk-in tub

Tags

• OPEN KITCHEN
• EXTRA LARGE LAUNDRY ROOM
• SUNK-IN TUB
• SEPARATE SHOWER
• FENCED YARD
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k. Condition is rated poor.

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 $140k).
• Cap rate 17.7% 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; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $2,747/mo this rent would consume 47% of the median local household income ($70k/yr) (locally 2494% 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 $968 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 4y 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: moderate 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 $140,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1971 — 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: 1.96% ✓
• Cap rate: 17.71%
• Cash-on-cash: 40.79%
• DSCR: 2.81
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $147,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1301 E Avenue I #348	0.00mi	3/2.0	1,248 (-7%)	1mo	$159,000	$127	87
1301 E Avenue I Spc 246	0.00mi	3/2.0	1,440 (+7%)	1mo	$130,000	$90	87
1301 E Avenue I #6	0.02mi	4/2.0 (+1)	1,440 (+7%)	6mo	$190,000	$132	77
1501 E Avenue I #147	0.24mi	3/2.0	1,232 (-8%)	4mo	$190,000	$154	71
1501 E Avenue I #135	0.24mi	3/2.0	1,440 (+7%)	7mo	$155,000	$108	71
1501 E Avenue I #142	0.24mi	3/2.0	1,232 (-8%)	8mo	$135,000	$110	68
45800 Challenger Way #225	0.63mi	4/2.0 (+1)	1,344 (0%)	9mo	$135,000	$100	58
45800 Challenger Way #181	0.65mi	3/2.0	1,440 (+7%)	1mo	$159,000	$110	57
1449 E Avenue I Spc B22	0.25mi	2/2.0 (-1)	1,200 (-11%)	13mo	$130,000	$108	55
45800 Challenger Way #304	0.65mi	4/2.0 (+1)	1,440 (+7%)	6mo	$169,000	$117	48
45800 Challenger Way #206	0.61mi	4/2.0 (+1)	1,440 (+7%)	15mo	$180,000	$125	42
45800 Challenger Way Spc 80	0.61mi	3/2.0	1,512 (+12%)	14mo	$165,000	$109	39

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: 34.2%
• Equity multiple: 2.39×
• Total profit: $54,447
• Equity at exit: $20,874

10-year hold

• IRR: 39.6%
• Equity multiple: 4.23×
• Total profit: $126,738
• Equity at exit: $12,105

Cash invested: $39,200 (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: 4.2×

Monthly cashflow live

• Estimated rent: $2,747 high
• Mortgage (P&I): −$734
• Tax from tax record: −$45 /mo · $545/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $1,332

Break-even live

Break-even rent $1,061

Max offer price $140,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,412	-5% $1,372	+0% $1,332	+5% $1,293	+10% $1,253
Rent	-10% $1,115	-5% $1,224	+0% $1,332	+5% $1,441	+10% $1,549
Rate	-1.0pp $1,403	-0.5pp $1,368	base $1,332	+0.5pp $1,296	+1.0pp $1,259

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45041 Colleen Dr Lancaster, CA	3.0	3.0	1303	$3,100	$2.38	2d	1	0.50mi
45118 Parkview Ln Lancaster, CA	2.0	2.0	980	$2,500	$2.55	24d	1	0.66mi
837 Sunrise Ct Lancaster, CA	3.0	2.0	1259	$2,895	$2.30	4d	1	0.67mi
837 Sunrise Ct Lancaster, CA	3.0	2.0	1259	$3,000	$2.38	22d	1	0.67mi
44732 12th St E Lancaster, CA	3.0	2.0	1426	$2,600	$1.82	16d	1	0.86mi
45402 5th St E Lancaster, CA	4.0	2.0	1237	$2,775	$2.24	2d	1	0.86mi
44908 Logue Ave Lancaster, CA	3.0	2.0	1473	$2,495	$1.69	2d	1	0.86mi
1734 Lightcap St Lancaster, CA	3.0	2.0	1467	$2,700	$1.84	2d	1	0.87mi
45428 Raysack Ave Lancaster, CA	4.0	2.0	1244	$2,900	$2.33	2d	1	0.90mi
1004 E Newgrove St Lancaster, CA	3.0	2.0	1160	$2,800	$2.41	2d	1	0.97mi
45465 25th St E Spc 10 Lancaster, CA	3.0	2.0	1690	$825	$0.49	3d	1	1.01mi
44961 5th St E Lancaster, CA	4.0	2.0	1248	$2,500	$2.00	2d	1	1.05mi
44532 15th St E #7 Lancaster, CA	2.0	2.0	1062	$2,050	$1.93	2d	1	1.06mi
44532 15th St E #7 Lancaster, CA	2.0	2.0	1062	$2,150	$2.02	24d	1	1.06mi
1253 Morven St Lancaster, CA	4.0	2.0	1813	$2,995	$1.65	16d	1	1.08mi
1628 Cactus Dr Apt B Lancaster, CA	2.0	1.5	1000	$1,999	$2.00	2d	1	1.12mi
45426 Stanridge Ave Lancaster, CA	3.0	2.0	1443	$2,975	$2.06	16d	1	1.15mi
1647 Orchid Ln Lancaster, CA	2.0	2.0	1000	$1,875	$1.88	3d	1	1.16mi
1647 Orchid Ln Lancaster, CA	3.0	3.0	1084	$1,950	$1.80	22d	1	1.16mi
44436 15th St E Lancaster, CA	2.0	2.0	1056	$2,024	$1.92	2d	1	1.24mi
44946 3rd St E Lancaster, CA	4.0	2.0	1256	$2,395	$1.91	16d	1	1.26mi
1827 East Avenue J Unit 2 Lancaster, CA	2.0	2.0	1050	$1,850	$1.76	17d	1	1.36mi
2634 Avoca St Lancaster, CA	4.0	3.0	1722	$3,200	$1.86	2d	1	1.39mi
45027 Division St Lancaster, CA	3.0	2.0	1221	$2,600	$2.13	2d	1	1.48mi
44707 Cerisa St Lancaster, CA	4.0	2.0	1714	$3,000	$1.75	11d	1	1.50mi

Listing history 17 events

1. 2026-05-13
   status Under Contract
2. 2026-05-12
   listed $140,000 Active
3. 2024-01-29
   soldstatus $150,000 Closed 477-char remark

   Show marketing remark (477 chars)

   Discover this beautifully renovated 4-bedroom, 2-bathroom home, nestled in a family-friendly park. Enjoy the modernly painted exterior, interior and tasteful laminate floors throughout. The backyard is spacious enough for children to play or for a pet. Conveniently located near schools and amenities, this home offers a perfect blend of style and family-centric living. Don't miss your chance—schedule a viewing today and step into the lifestyle you've been looking for!

4. 2023-12-08
   status Pending 477-char remark

   Show marketing remark (477 chars)

   Discover this beautifully renovated 4-bedroom, 2-bathroom home, nestled in a family-friendly park. Enjoy the modernly painted exterior, interior and tasteful laminate floors throughout. The backyard is spacious enough for children to play or for a pet. Conveniently located near schools and amenities, this home offers a perfect blend of style and family-centric living. Don't miss your chance—schedule a viewing today and step into the lifestyle you've been looking for!

5. 2023-11-29
   listed $149,000 Active 477-char remark

   Show marketing remark (477 chars)

   Discover this beautifully renovated 4-bedroom, 2-bathroom home, nestled in a family-friendly park. Enjoy the modernly painted exterior, interior and tasteful laminate floors throughout. The backyard is spacious enough for children to play or for a pet. Conveniently located near schools and amenities, this home offers a perfect blend of style and family-centric living. Don't miss your chance—schedule a viewing today and step into the lifestyle you've been looking for!

6. 2023-07-15
   historical
7. 2023-05-22
   soldstatus $145,000 Closed Sale
8. 2023-04-15
   status Active
9. 2023-04-11
   status Pending Sale
10. 2023-04-04
    historical Active Under Contract
11. 2023-04-04
    status Pending Sale
12. 2023-03-27
    soldstatus $129,000 Closed Sale
13. 2023-03-23
    listed $130,000 Active
14. 2023-03-13
    listed $149,950 Active
15. 2023-03-02
    status Pending Sale
16. 2023-02-03
    historical Active Under Contract
17. 2022-12-13
    listed $160,000 Active

ⓘ 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: $545 · $45/mo
• Projected year-2 tax: $1,064 · $89/mo
• Expected delta: +$519/yr (+$43/mo · 95.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 5 d/yr ≥101°F today · 12 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: $32,965
• − Mortgage interest: −$7,842
• − Property taxes: −$545
• − Insurance: −$700
• − Repairs & maintenance: −$2,637
• − Management: −$2,637
• − Depreciation: −$4,073
• Taxable income: $14,531
• Est. tax owed @ 24.0%: −$3,488
• After-tax cash flow: $12,500/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 · 1 photo

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and updates to improve its condition and value. Significant work is needed in the kitchen, bathrooms, flooring, and exterior to make it move-in ready.

Repairs flagged

• Major kitchen cabinets — Severe wear and tear
• Major bathroom fixtures — Severe wear and tear
• Major flooring — Severe wear and tear
• Major interior walls/paint — Severe wear and tear
• Major exterior siding — Severe wear and tear
• Major windows — Severe wear and tear
• Major HVAC/mechanicals — Likely outdated and in need of replacement

Value-add opportunities

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance
• Resale Replace flooring — New flooring can greatly enhance the home's appeal
• Resale Replace kitchen cabinets — New cabinets can modernize the kitchen and improve functionality
• Resale Replace bathroom fixtures — New fixtures can modernize the bathrooms and improve functionality
• Resale Replace exterior siding — New siding can significantly improve the home's curb appeal
• Resale Replace windows — New windows can improve energy efficiency and enhance the home's curb appeal
• Rental Upgrade HVAC/mechanicals — Upgraded HVAC can improve tenant satisfaction and reduce maintenance costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Severe wear and tear	Major	$15,000–50,000
bathroom fixtures · Severe wear and tear	Major	$15,000–50,000
flooring · Severe wear and tear	Major	$15,000–50,000
interior walls/paint · Severe wear and tear	Major	$15,000–50,000
exterior siding · Severe wear and tear	Major	$15,000–50,000
windows · Severe wear and tear	Major	$15,000–50,000
HVAC/mechanicals · Likely outdated and in need of replacement	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance ↑
• Resale Replace flooring — New flooring can greatly enhance the home's appeal ↑
• Resale Replace kitchen cabinets — New cabinets can modernize the kitchen and improve functionality ↑
• Resale Replace bathroom fixtures — New fixtures can modernize the bathrooms and improve functionality ↑
• Resale Replace exterior siding — New siding can significantly improve the home's curb appeal ↑
• Resale Replace windows — New windows can improve energy efficiency and enhance the home's curb appeal ↑
• Rental Upgrade HVAC/mechanicals — Upgraded HVAC can improve tenant satisfaction and reduce maintenance costs ↑

ⓘ 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: 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

-12.5% since first listed

17 events — show timeline

• 2026-05-13 Pending — FSBO.com
• 2026-05-12 Listed $140,000 FSBO.com
• 2024-01-29 Sold (MLS) $150,000 AVMLS
• 2023-12-08 Pending — AVMLS
• 2023-11-29 Listed $149,000 AVMLS
• 2023-07-15 Listing Removed — CRMLS
• 2023-05-22 Sold (MLS) $145,000 CRMLS
• 2023-04-15 Relisted — CRMLS
• 2023-04-11 Pending — CRMLS
• 2023-04-04 Contingent — CRMLS
• 2023-04-04 Pending — CRMLS
• 2023-03-27 Sold (MLS) $129,000 CRMLS
• 2023-03-23 Listed $130,000 CRMLS
• 2023-03-13 Listed $149,950 CRMLS
• 2023-03-02 Pending — CRMLS
• 2023-02-03 Contingent — CRMLS
• 2022-12-13 Listed $160,000 CRMLS

Property tax history

+4.8%/yr

Latest (2025): $545 · +4.8% YoY. Source: county tax records.