5200 Entrar Dr Spc 145 · Palmdale, CA 93551

$215,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 57 Days on market

Built 2002 Est $262k · 18% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Rent growth +3.1/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Elegant, modern, was a 4 bedroom modified at the factory to 3 bedroom, offering large free flowing rooms, cathedral ceiling, white dry wall thru out, bull nose, romantic dining kithchen with view, family rm, living rm and dining rm, brown newer carpet, master bath has large oval tub, glass stall shower, double vanity sinks, other bedrooms at opposite end, 2 porches, carport, space rent only $400 mo, guard gate, 24 hr patrol, pool, club house, the finest park in the antelope valley, rv parking available, surrounded by high end homes, schools, shopping walking distance. Will consider a trade, submitt, owner/agent. Must see to appreciate, feels like a home you cannot believe you are in a mobile home. -Disability Access:None (N)-Eating Areas:Area (N), In Kitchen

Key facts

• Utility room
• Charming patio area
• Galley style kitchen

Tags

• OPEN-CONCEPT LAYOUT
• GALLEY STYLE KITCHEN
• COZY LIGHT-FILLED NOOK
• UTILITY ROOM
• CHARMING PATIO AREA
• WIDENED COVERED CARPORT

Property features AI

Finance

• Other: Park manager contact available; All ages allowed
• Financial info: Deposit listed ($3,000)
• HOA & community: Park amenities: RV parking, clubhouse/rec room, gym, pool; New space rent listed ($663)

Exterior

• Security: On-site security person (park amenity)
• Utilities: Individual meters; Natural gas; 100 amp electric service
• Home design: Mobile/manufactured home (2002); Single-level (mobile home); Located in Boulders Ranch 2 park, space 145
• Construction: Wood siding exterior; Composition shingle roof; Skirted
• Exterior features: Chain link fencing; Porch; Awning; Shed

Interior

• Kitchen: Gas range; Refrigerator; Dishwasher; Disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (natural gas); Central air
• Interior features: Dishwasher; Disposal; Awning; Shed; Porches
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $215k).
• Recommended offer: $209k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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.
• Westside Union Elementary (suburban): math 34% / reading 49% proficiency, ranked #565 of 1,400 in CA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.3%/yr); 386 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 36% of the median local income ($120k/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.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $60k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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.
• Current owner paid $74k; list at $215k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 5→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.67% ✓
• Cap rate: 14.72%
• Cash-on-cash: 30.09%
• DSCR: 2.34
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $262,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5200 Entrar Dr #115	0.00mi	2/2.0 (-1)	1,568 (-7%)	8mo	$244,000	$156	77
40701 W Rancho Vista Blvd #187	0.22mi	3/2.0	1,584 (-6%)	5mo	$235,000	$148	76
5200 Entrar #123	0.00mi	3/2.0	1,568 (-7%)	17mo	$238,000	$152	75
40701 Rancho Vista Blvd Blvd #52	0.22mi	4/2.0 (+1)	1,680 (0%)	16mo	$270,000	$161	71
40701 Rancho Vista Blvd #36	0.22mi	4/2.0 (+1)	1,584 (-6%)	10mo	$245,000	$155	67
40701 Rancho Vista Blvd #67	0.22mi	3/2.0	1,560 (-7%)	16mo	$229,000	$147	65
40701 Rancho Vista Blvd #76	0.22mi	3/2.0	1,440 (-14%)	2mo	$170,000	$118	64
5200 Entrar Dr #165	0.00mi	3/2.0	1,456 (-13%)	17mo	$260,000	$179	64
40701 Rancho Vista Blvd #148	0.22mi	3/2.0	1,480 (-12%)	11mo	$235,000	$159	61
40701 Rancho Vista Blvd #3	0.22mi	3/2.0	1,456 (-13%)	10mo	$224,000	$154	59
40701 Rancho Vista Blvd #35	0.22mi	3/2.0	1,456 (-13%)	12mo	$245,000	$168	58
40701 Rancho Vista Blvd #9	0.22mi	3/2.0	1,456 (-13%)	15mo	$239,900	$165	55

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 · 2.29% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 1.98×
• Total profit: $58,717
• Equity at exit: $32,057

10-year hold

• IRR: 31.3%
• Equity multiple: 3.73×
• Total profit: $164,461
• Equity at exit: $18,589

Cash invested: $60,200 (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 93551

• Home prices YoY: -30.3%
• Rents YoY: 2.3%
• Active inventory: 386
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $3,581 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$103 /mo · $1,231/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$752
• Net cashflow: $1,510

Break-even live

Break-even rent $1,670

Max offer price $215,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,631	-5% $1,570	+0% $1,510	+5% $1,449	+10% $1,388
Rent	-10% $1,227	-5% $1,368	+0% $1,510	+5% $1,651	+10% $1,792
Rate	-1.0pp $1,618	-0.5pp $1,564	base $1,510	+0.5pp $1,454	+1.0pp $1,397

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4660 Grandview Dr Palmdale, CA	3.0	2.0	1494	$2,995	$2.00	0d	1	0.71mi
40352 Palmas Ct Palmdale, CA	4.0	3.0	1881	$3,800	$2.02	11d	1	1.00mi
3713 West Avenue M 11 Lancaster, CA	3.0	2.0	1200	$3,100	$2.58	0d	1	1.40mi

Listing history 22 events

1. 2026-06-17
   status $215,000 Pending 57 DOM
2. 2026-06-17
   days on market $215,000 Active 57 DOM
3. 2026-06-16
   days on market $215,000 Active 56 DOM
4. 2026-06-15
   days on market $215,000 Active 55 DOM
5. 2026-06-13
   days on market $215,000 Active 53 DOM
6. 2026-06-13
   days on market $215,000 Active 52 DOM
7. 2026-06-09
   days on market $215,000 Active 49 DOM
8. 2026-06-08
   days on market $215,000 Active 48 DOM
9. 2026-06-07
   days on market $215,000 Active 47 DOM
10. 2026-06-04
    days on market $215,000 Active 44 DOM
11. 2026-06-03
    days on market $215,000 Active 43 DOM
12. 2026-06-02
    days on market $215,000 Active 42 DOM
13. 2026-06-01
    days on market $215,000 Active 41 DOM
14. 2026-05-31
    days on market $215,000 Active 40 DOM
15. 2026-04-21
    listed $215,000 Active
16. 2010-11-24
    soldstatus $74,000 Closed 768-char remark

    Show marketing remark (768 chars)

    Elegant, modern, was a 4 bedroom modified at the factory to 3 bedroom, offering large free flowing rooms, cathedral ceiling, white dry wall thru out, bull nose, romantic dining kithchen with view, family rm, living rm and dining rm, brown newer carpet, master bath has large oval tub, glass stall shower, double vanity sinks, other bedrooms at opposite end, 2 porches, carport, space rent only $400 mo, guard gate, 24 hr patrol, pool, club house, the finest park in the antelope valley, rv parking available, surrounded by high end homes, schools, shopping walking distance. Will consider a trade, submitt, owner/agent. Must see to appreciate, feels like a home you cannot believe you are in a mobile home. -Disability Access:None (N)-Eating Areas:Area (N), In Kitchen

17. 2010-10-18
    status Pending 768-char remark

    Show marketing remark (768 chars)

    Elegant, modern, was a 4 bedroom modified at the factory to 3 bedroom, offering large free flowing rooms, cathedral ceiling, white dry wall thru out, bull nose, romantic dining kithchen with view, family rm, living rm and dining rm, brown newer carpet, master bath has large oval tub, glass stall shower, double vanity sinks, other bedrooms at opposite end, 2 porches, carport, space rent only $400 mo, guard gate, 24 hr patrol, pool, club house, the finest park in the antelope valley, rv parking available, surrounded by high end homes, schools, shopping walking distance. Will consider a trade, submitt, owner/agent. Must see to appreciate, feels like a home you cannot believe you are in a mobile home. -Disability Access:None (N)-Eating Areas:Area (N), In Kitchen

18. 2010-09-25
    price $78,800 768-char remark

    Show marketing remark (768 chars)

    Elegant, modern, was a 4 bedroom modified at the factory to 3 bedroom, offering large free flowing rooms, cathedral ceiling, white dry wall thru out, bull nose, romantic dining kithchen with view, family rm, living rm and dining rm, brown newer carpet, master bath has large oval tub, glass stall shower, double vanity sinks, other bedrooms at opposite end, 2 porches, carport, space rent only $400 mo, guard gate, 24 hr patrol, pool, club house, the finest park in the antelope valley, rv parking available, surrounded by high end homes, schools, shopping walking distance. Will consider a trade, submitt, owner/agent. Must see to appreciate, feels like a home you cannot believe you are in a mobile home. -Disability Access:None (N)-Eating Areas:Area (N), In Kitchen

19. 2009-10-24
    price $88,800 768-char remark

    Show marketing remark (768 chars)

    Elegant, modern, was a 4 bedroom modified at the factory to 3 bedroom, offering large free flowing rooms, cathedral ceiling, white dry wall thru out, bull nose, romantic dining kithchen with view, family rm, living rm and dining rm, brown newer carpet, master bath has large oval tub, glass stall shower, double vanity sinks, other bedrooms at opposite end, 2 porches, carport, space rent only $400 mo, guard gate, 24 hr patrol, pool, club house, the finest park in the antelope valley, rv parking available, surrounded by high end homes, schools, shopping walking distance. Will consider a trade, submitt, owner/agent. Must see to appreciate, feels like a home you cannot believe you are in a mobile home. -Disability Access:None (N)-Eating Areas:Area (N), In Kitchen

20. 2009-09-12
    listed $108,000 Active 768-char remark

    Show marketing remark (768 chars)

    Elegant, modern, was a 4 bedroom modified at the factory to 3 bedroom, offering large free flowing rooms, cathedral ceiling, white dry wall thru out, bull nose, romantic dining kithchen with view, family rm, living rm and dining rm, brown newer carpet, master bath has large oval tub, glass stall shower, double vanity sinks, other bedrooms at opposite end, 2 porches, carport, space rent only $400 mo, guard gate, 24 hr patrol, pool, club house, the finest park in the antelope valley, rv parking available, surrounded by high end homes, schools, shopping walking distance. Will consider a trade, submitt, owner/agent. Must see to appreciate, feels like a home you cannot believe you are in a mobile home. -Disability Access:None (N)-Eating Areas:Area (N), In Kitchen

21. 2009-01-03
    historical
22. 2008-02-21
    listed $129,000

ⓘ 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: $1,231 · $103/mo
• Projected year-2 tax: $1,634 · $136/mo
• Expected delta: +$403/yr (+$34/mo · 32.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 5 d/yr ≥99°F today · 11 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,975
• − Mortgage interest: −$12,043
• − Property taxes: −$1,231
• − Insurance: −$1,075
• − Repairs & maintenance: −$3,438
• − Management: −$3,438
• − Depreciation: −$6,255
• Taxable income: $15,495
• Est. tax owed @ 24.0%: −$3,719
• After-tax cash flow: $14,396/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: Westside Union Elementary
• NCES district ID: 0642120
• Math proficiency: 34% ▲ 1.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $80,763
• Composite: 41.01/100
• National rank: #7473
• State rank: #565 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): 54,360
• Household income: $119,801
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 1168.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 43% White 33% Two or more races 17% Black 10% Asian 9%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Russian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 22% · Canada, Vietnam, China
• Languages at home: 61% English-only · Spanish 29% Other Indo-European 3% Tagalog/Filipino 3%

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: ▼ -142.22%
• Current HPI: 327.1791
• Rent YoY: ▲ 2.29%
• 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

+66.7% since first listed

8 events — show timeline

• 2026-04-21 Listed $215,000 AVMLS
• 2010-11-24 Sold (MLS) $74,000 CRMLS
• 2010-10-18 Pending — CRMLS
• 2010-09-25 Price Changed $78,800 CRMLS
• 2009-10-24 Price Changed $88,800 CRMLS
• 2009-09-12 Listed $108,000 CRMLS
• 2009-01-03 Listing Removed — CRMLS
• 2008-02-21 Listed $129,000 CRMLS

Property tax history

+3.7%/yr

Latest (2025): $1,231 · +3.7% YoY. Source: county tax records.