2059 E Avenue I Spc 47 · Lancaster, CA 93535

$110,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 28 Days on market

Built 1968 Fair condition 9.99 ac lot Est $158k · 30% under

---

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
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Open floor plan double wide, 2 large bedrooms and 2 full baths. Big windows, earthquake bracing. includes Fridge, washer and dryer. It needs some TLC. property to be sold as-is.

Key facts

• 9.99 acre lot
• Built 1968
• Listed 28 days

Property features AI

Finance

• Other: Park Trade/Model: Newmoon; Length 48 ft, Width 24 ft; Label/insignia number 250959; Serial numbers S14214XXU / S14214SS; APN 8950-135-047; Lot measurement noted (assessor)
• Financial info: Deposit $3,000
• HOA & community: Park rent $700 (new space rent listed); Park deposit $700; Manager: Betty Vences (661-200-8871)

Exterior

• Utilities: Individual meter; Natural gas
• Home design: Mobile/manufactured home; Entry in mobile home park space Spc 47; Located in Golden Sands park
• Construction: Wood siding exterior; Composition shingle roof; Manufactured in 1968; Skirted
• Exterior features: Wood fencing; Clubhouse/rec room (park amenity)

Interior

• Kitchen: Gas Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall furnace; Evaporator (wall/window) unit
• Interior features: Gas Range; Dryer; Washer; Shed
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.2% 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.
• Eastside Union Elementary (suburban): math 15% / reading 27% proficiency, ranked #1,226 of 1,400 in CA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 1169 active listings in the ZIP; 19 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).
• This rent runs 41% 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $60k; list at $110k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

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 1968 — 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: 2.21% ✓
• Cap rate: 20.17%
• Cash-on-cash: 49.54%
• DSCR: 3.20
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $157,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45465 E 25th St #262	0.36mi	3/2.0 (+1)	1,176 (+2%)	3mo	$175,000	$149	72
45465 25th E #268	0.38mi	3/2.0 (+1)	1,188 (+3%)	4mo	$197,000	$166	69
45465 25th St #93	0.36mi	3/2.0 (+1)	1,178 (+2%)	6mo	$95,000	$81	69
45465 25th St E #11	0.38mi	2/2.0	1,248 (+8%)	0mo	$184,000	$147	68
2121 E Avenue I #75	0.09mi	3/2.0 (+1)	1,248 (+8%)	14mo	$148,000	$119	65
45465 25th St E #28	0.36mi	2/2.0	1,248 (+8%)	7mo	$162,000	$130	63
1501 E Avenue I #147	0.55mi	3/2.0 (+1)	1,232 (+7%)	4mo	$190,000	$154	54
1501 East Ave I #174	0.55mi	3/2.0 (+1)	1,104 (-4%)	12mo	$195,000	$177	52
1449 E Avenue I Spc B22	0.65mi	2/2.0	1,200 (+4%)	13mo	$130,000	$108	52
1501 E Avenue I #142	0.55mi	3/2.0 (+1)	1,232 (+7%)	8mo	$135,000	$110	51
1301 E Avenue I #348	0.75mi	3/2.0 (+1)	1,248 (+8%)	1mo	$159,000	$127	45
1301 E Avenue I #240	0.75mi	2/2.0	1,056 (-8%)	9mo	$145,000	$137	44

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: 44.1%
• Equity multiple: 2.83×
• Total profit: $56,347
• Equity at exit: $16,401

10-year hold

• IRR: 48.8%
• Equity multiple: 5.12×
• Total profit: $126,919
• Equity at exit: $9,511

Cash invested: $30,800 (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 93535

• Home prices YoY: -24.3%
• Rents YoY: 0.1%
• Active inventory: 1169
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,426 high
• Mortgage (P&I): −$577
• Tax from tax record: −$22 /mo · $262/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $1,272

Break-even live

Break-even rent $816

Max offer price $110,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,334	-5% $1,303	+0% $1,272	+5% $1,241	+10% $1,209
Rent	-10% $1,080	-5% $1,176	+0% $1,272	+5% $1,367	+10% $1,463
Rate	-1.0pp $1,327	-0.5pp $1,300	base $1,272	+0.5pp $1,243	+1.0pp $1,214

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45118 Parkview Ln Lancaster, CA	2.0	2.0	980	$2,500	$2.55	25d	1	0.29mi
45041 Colleen Dr Lancaster, CA	3.0	3.0	1303	$3,100	$2.38	2d	1	0.58mi
1734 Lightcap St Lancaster, CA	3.0	2.0	1467	$2,700	$1.84	2d	1	0.67mi
44709 26th St E Lancaster, CA	3.0	2.0	1316	$2,300	$1.75	19d	1	0.91mi
1628 Cactus Dr Apt B Lancaster, CA	2.0	1.5	1000	$1,999	$2.00	2d	1	1.02mi
1647 Orchid Ln Lancaster, CA	2.0	2.0	1000	$1,875	$1.88	3d	1	1.03mi
1647 Orchid Ln Lancaster, CA	3.0	3.0	1084	$1,950	$1.80	22d	1	1.03mi
44532 15th St E #7 Lancaster, CA	2.0	2.0	1062	$2,050	$1.93	2d	1	1.07mi
44532 15th St E #7 Lancaster, CA	2.0	2.0	1062	$2,150	$2.02	25d	1	1.07mi
44732 12th St E Lancaster, CA	3.0	2.0	1426	$2,600	$1.82	16d	1	1.11mi
1827 East Avenue J Unit 2 Lancaster, CA	2.0	2.0	1050	$1,850	$1.76	17d	1	1.12mi
44436 15th St E Lancaster, CA	2.0	2.0	1056	$2,024	$1.92	2d	1	1.20mi
837 Sunrise Ct Lancaster, CA	3.0	2.0	1259	$2,895	$2.30	4d	1	1.27mi
837 Sunrise Ct Lancaster, CA	3.0	2.0	1259	$3,000	$2.38	22d	1	1.27mi
2500 Topaz Ln Lancaster, CA	3.0	2.0	1274	$2,800	$2.20	25d	1	1.30mi
44236 20th St E Lancaster, CA	2.0	1.0–2.5	900	$1,712	$1.90	0d	1	1.31mi
1004 E Newgrove St Lancaster, CA	3.0	2.0	1160	$2,800	$2.41	2d	1	1.32mi
1743 , CA	1.0–4.0	1.0–2.0	934	$1,803	$1.93	0d	17	1.39mi
44908 Logue Ave Lancaster, CA	3.0	2.0	1473	$2,495	$1.69	2d	1	1.42mi

Listing history 24 events

1. 2026-06-18
   days on market $110,000 Active 28 DOM
2. 2026-06-17
   days on market $110,000 Active 27 DOM
3. 2026-06-16
   days on market $110,000 Active 26 DOM
4. 2026-06-15
   days on market $110,000 Active 25 DOM
5. 2026-06-13
   days on market $110,000 Active 23 DOM
6. 2026-06-13
   days on market $110,000 Active 22 DOM
7. 2026-06-09
   days on market $110,000 Active 19 DOM
8. 2026-06-08
   days on market $110,000 Active 18 DOM
9. 2026-06-07
   days on market $110,000 Active 17 DOM
10. 2026-06-04
    days on market $110,000 Active 14 DOM
11. 2026-06-03
    days on market $110,000 Active 13 DOM
12. 2026-06-02
    days on market $110,000 Active 12 DOM
13. 2026-06-01
    days on market $110,000 Active 11 DOM
14. 2026-05-31
    days on market $110,000 Active 10 DOM
15. 2026-05-21
    listed $110,000 Active
16. 2025-01-29
    soldstatus $60,000 Closed 177-char remark

    Show marketing remark (177 chars)

    Open floor plan double wide, 2 large bedrooms and 2 full baths. Big windows, earthquake bracing. includes Fridge, washer and dryer. It needs some TLC. property to be sold as-is.

17. 2024-12-19
    status Pending 177-char remark

    Show marketing remark (177 chars)

    Open floor plan double wide, 2 large bedrooms and 2 full baths. Big windows, earthquake bracing. includes Fridge, washer and dryer. It needs some TLC. property to be sold as-is.

18. 2024-12-10
    price $60,000 177-char remark

    Show marketing remark (177 chars)

    Open floor plan double wide, 2 large bedrooms and 2 full baths. Big windows, earthquake bracing. includes Fridge, washer and dryer. It needs some TLC. property to be sold as-is.

19. 2024-11-19
    price $64,900 177-char remark

    Show marketing remark (177 chars)

    Open floor plan double wide, 2 large bedrooms and 2 full baths. Big windows, earthquake bracing. includes Fridge, washer and dryer. It needs some TLC. property to be sold as-is.

20. 2024-10-28
    price $67,000 177-char remark

    Show marketing remark (177 chars)

    Open floor plan double wide, 2 large bedrooms and 2 full baths. Big windows, earthquake bracing. includes Fridge, washer and dryer. It needs some TLC. property to be sold as-is.

21. 2024-10-09
    status Active 177-char remark

    Show marketing remark (177 chars)

    Open floor plan double wide, 2 large bedrooms and 2 full baths. Big windows, earthquake bracing. includes Fridge, washer and dryer. It needs some TLC. property to be sold as-is.

22. 2024-08-26
    status Pending 177-char remark

    Show marketing remark (177 chars)

    Open floor plan double wide, 2 large bedrooms and 2 full baths. Big windows, earthquake bracing. includes Fridge, washer and dryer. It needs some TLC. property to be sold as-is.

23. 2024-08-14
    price $69,000 177-char remark

    Show marketing remark (177 chars)

    Open floor plan double wide, 2 large bedrooms and 2 full baths. Big windows, earthquake bracing. includes Fridge, washer and dryer. It needs some TLC. property to be sold as-is.

24. 2024-07-25
    listed $80,000 Active 177-char remark

    Show marketing remark (177 chars)

    Open floor plan double wide, 2 large bedrooms and 2 full baths. Big windows, earthquake bracing. includes Fridge, washer and dryer. It needs some TLC. property to be sold as-is.

ⓘ 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: $262 · $22/mo
• Projected year-2 tax: $836 · $70/mo
• Expected delta: +$574/yr (+$48/mo · 219.4%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 18 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: $29,106
• − Mortgage interest: −$6,162
• − Property taxes: −$262
• − Insurance: −$550
• − Repairs & maintenance: −$2,328
• − Management: −$2,328
• − Depreciation: −$3,200
• Taxable income: $14,276
• Est. tax owed @ 24.0%: −$3,426
• After-tax cash flow: $11,834/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 · 12 photos

Fair 45/100 Cosmetic rehab

This mobile home has a fair condition with cosmetic updates needed to enhance its curb appeal and value.

Repairs flagged

• Minor Window screens — Screens appear loose
• Minor Air conditioning unit — Unit is old and may need cleaning

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace window screens — Improves comfort and energy efficiency
• Both Upgrade HVAC system — Enhances comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Window screens · Screens appear loose	Minor	$500–3,000
Air conditioning unit · Unit is old and may need cleaning	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace window screens — Improves comfort and energy efficiency ↑
• Both Upgrade HVAC system — Enhances comfort and energy efficiency ↑

ⓘ 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: Eastside Union Elementary
• NCES district ID: 0611910
• Math proficiency: 15% ▲ 1.00%
• Reading proficiency: 27% ▲ 3.00%
• Median HH income: $44,840
• Composite: 21.43/100
• National rank: #13636
• State rank: #1226 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

+37.5% since first listed

10 events — show timeline

• 2026-05-21 Listed $110,000 AVMLS
• 2025-01-29 Sold (MLS) $60,000 AVMLS
• 2024-12-19 Pending — AVMLS
• 2024-12-10 Price Changed $60,000 AVMLS
• 2024-11-19 Price Changed $64,900 AVMLS
• 2024-10-28 Price Changed $67,000 AVMLS
• 2024-10-09 Relisted — AVMLS
• 2024-08-26 Pending — AVMLS
• 2024-08-14 Price Changed $69,000 AVMLS
• 2024-07-25 Listed $80,000 AVMLS

Property tax history

+8.0%/yr

Latest (2025): $262 · +8.0% YoY. Source: county tax records.