23701 S Western Ave #106 · Torrance, CA 90501

$39,500

1 bd · 1.0 ba · 624 sqft · Manufactured · 178 Days on market

Built 1970 $63/sqft · 32% below area Est $58k · 32% under

---

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 +15.0/30.0
• ARV discount +15.0/15.0
• Schools +5.9/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST REDUCED – PRICED TO SELL! Selling "As Is", Cozy 1 bed, 1 bath home in Knolls Lodge Mobile Home Park! Filled with natural light, featuring a comfortable living space and private outdoor area. Close to shops, restaurants, and freeway access. Ideal for first time buyers! Enjoy community pool, car wash, laundromat and club house. Please do not disturb the owners

Key facts

• Community pool
• Natural light
• Club house

Tags

• NATURAL LIGHT
• COMFORTABLE LIVING SPACE
• PRIVATE OUTDOOR AREA
• COMMUNITY POOL
• CLUB HOUSE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 54.9% vs local median 2.1% in Torrance — 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 76/100 on livability (#95 in CA, #3,501 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, commute A+; Watch: health & safety C-, crime D+, cost of living F.
• Torrance Unified (urban): math 62% / reading 67% proficiency, ranked #150 of 1,400 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.2%/yr); 96 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 31% of the median local income ($93k/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 $273 of loan paydown is wiped out by about $1k 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 + 3.2% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $6k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $34,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is D 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: 6.00% ✓
• Cap rate: 54.89%
• Cash-on-cash: 173.56%
• DSCR: 8.72
• GRM: 1.4

CMA / ARV

• ARV (median comp): $58,127
• List price: $39,500
• Delta: -32.05%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23701 S Western Ave #42	0.05mi	2/1.0 (+1)	624 (0%)	6mo	$45,000	$72	87
23701 S Western Ave #77	0.05mi	2/1.0 (+1)	704 (+13%)	19mo	$86,200	$122	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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.69×
• Total profit: $96,114
• Equity at exit: $5,890

10-year hold

• IRR: —
• Equity multiple: 20.66×
• Total profit: $217,494
• Equity at exit: $3,415

Cash invested: $11,060 (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 90501

• Rents YoY: 3.2%
• Active inventory: 96
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $2,370 high
• Mortgage (P&I): −$207
• Tax est. 1.5%: −$49 /mo · $592/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $1,600

Break-even live

Break-even rent $346

Max offer price $39,500

Occupancy floor 28%

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2124 W 238th St Unit A Torrance, CA	2.0	2.0	750	$3,600	$4.80	17d	1	0.48mi
2128 W 238th St Unit A Torrance, CA	2.0	2.0	750	$3,500	$4.67	43d	1	0.48mi
2742 Cabrillo Ave #302 Torrance, CA	1.0	1.0	670	$2,400	$3.58	43d	1	0.72mi
1657 W 227th St Apt 1 Torrance, CA	2.0	1.0	575	$2,150	$3.74	43d	1	0.73mi
1434 Plaza del Amo Unit 4 Torrance, CA	1.0	1.0	575	$1,803	$3.14	43d	1	0.86mi
1318 W 227th St Torrance, CA	2.0	1.0	640	$2,250	$3.52	1d	1	0.88mi
1318 W 227th St Torrance, CA	2.0	1.0	640	$2,250	$3.52	43d	1	0.88mi
25109 Ebony Ln Lomita, CA	1.0	1.0	700	$1,839	$2.63	43d	1	0.88mi
24836 Narbonne Ave Lomita, CA	2.0	1.0	740	$2,995	$4.05	43d	1	0.96mi
2457 Lomita Blvd Lomita, CA	2.0	1.0–2.0	878	$4,112	$4.68	2d	14	1.02mi
25004 Frampton Ave Harbor City, CA	1.0	1.0	650	$1,695	$2.61	5d	3	1.06mi
2122 Gramercy Ave Unit 3 Torrance, CA	1.0	1.0	575	$1,850	$3.22	5d	1	1.18mi
2100 Cabrillo Ave Unit 2106 Torrance, CA	1.0	1.0	500	$2,150	$4.30	24d	1	1.19mi
1609 W 221st St Unit studio1 Torrance, CA	—	1.0	415	$1,650	$3.98	43d	1	1.19mi
1611 W 221st St Torrance, CA	2.0	1.5	650	$2,600	$4.00	43d	1	1.19mi
820 Coriander Dr Unit K Torrance, CA	1.0	1.0	639	$2,140	$3.35	7d	1	1.20mi
1800 255th St Unit 1812-A Lomita, CA	2.0	1.0	750	$2,145	$2.86	43d	1	1.23mi
23314 Sesame St Unit J-17 Torrance, CA	1.0	1.0	639	$2,275	$3.56	12d	1	1.25mi
1903 Cabrillo Ave Unit C Torrance, CA	2.0	1.0	700	$2,700	$3.86	43d	1	1.31mi
1625 257th St Unit 07 Harbor City, CA	1.0	1.0	600	$1,750	$2.92	24d	1	1.35mi
1033 W 253rd St Unit 103305 Harbor City, CA	1.0	1.0	550	$1,795	$3.26	43d	1	1.39mi
21724 S Western Ave Torrance, CA	—	1.0	450	$1,670	$3.71	43d	1	1.42mi
1565 W 218th St Torrance, CA	2.0	1.0	728	$2,700	$3.71	43d	1	1.43mi
25710 1/2 Belle Porte Ave Harbor City, CA	1.0	1.0	600	$2,100	$3.50	22d	1	1.44mi
25710 1/2 Belle Porte Ave Harbor City, CA	1.0	1.0	600	$2,100	$3.50	20d	1	1.44mi
23818 S Figueroa St Unit 7042A Carson, CA	1.0	1.0	750	$2,940	$3.92	43d	1	1.49mi
1661 259th St Harbor City, CA	1.0	1.0	650	$1,895	$2.92	16d	1	1.49mi

Listing history 29 events

1. 2026-05-31
   days on market $39,500 Active 178 DOM
2. 2026-02-21
   price $39,500 385-char remark

   Show marketing remark (385 chars)

   JUST REDUCED – PRICED TO SELL! Selling "As Is", Cozy 1 bed, 1 bath home in Knolls Lodge Mobile Home Park! Filled with natural light, featuring a comfortable living space and private outdoor area. Close to shops, restaurants, and freeway access. Ideal for first time buyers! Enjoy community pool, car wash, laundromat and club house. Please do not disturb the owners

3. 2025-12-04
   listed $45,000 Active 385-char remark

   Show marketing remark (385 chars)

   JUST REDUCED – PRICED TO SELL! Selling "As Is", Cozy 1 bed, 1 bath home in Knolls Lodge Mobile Home Park! Filled with natural light, featuring a comfortable living space and private outdoor area. Close to shops, restaurants, and freeway access. Ideal for first time buyers! Enjoy community pool, car wash, laundromat and club house. Please do not disturb the owners

4. 2025-12-01
   historical
5. 2025-11-25
   price $45,000
6. 2025-09-30
   listed $49,999 Active
7. 2025-09-22
   historical
8. 2025-09-17
   price $49,999
9. 2025-08-22
   price $54,000
10. 2025-08-21
    price $58,000
11. 2025-07-11
    price $60,000
12. 2025-07-10
    listed $58,000 Active
13. 2025-07-09
    historical
14. 2025-06-30
    historical
15. 2025-05-29
    price $50,900
16. 2025-02-07
    price $53,000
17. 2025-01-15
    listed $55,000 Active
18. 2024-12-18
    historical
19. 2024-11-20
    price $55,000
20. 2024-10-31
    price $51,000
21. 2024-09-24
    price $55,000
22. 2024-09-20
    price $57,000
23. 2024-09-14
    price $59,000
24. 2024-08-30
    price $60,000
25. 2024-08-15
    price $62,000
26. 2024-08-01
    price $67,000
27. 2024-07-18
    listed $75,000 Active
28. 2022-12-29
    status Active
29. 2022-12-12
    listed $17,500 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥86°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,445
• − Mortgage interest: −$2,213
• − Property taxes: −$592
• − Insurance: −$198
• − Repairs & maintenance: −$2,276
• − Management: −$2,276
• − Depreciation: −$1,149
• Taxable income: $19,742
• Est. tax owed @ 24.0%: −$4,738
• After-tax cash flow: $14,458/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: Torrance Unified
• NCES district ID: 0639420
• Math proficiency: 62% ▲ 2.00%
• Reading proficiency: 67% ▬ 0.00%
• Median HH income: $78,640
• Composite: 58.96/100
• National rank: #1969
• State rank: #150 of 1400 in CA

Livability — Torrance

• Score: 76/100
• State rank: #95
• US rank: #3501

Category grades

Amenities A+ Commute A+ Cost of living F Crime D+ Employment A+ Housing C+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Torrance, CA
• County: Los Angeles County · 9,444,647 people
• City population: 153,473
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 41,787
• Household income: $92,923
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 1972.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 43% Asian 27% White 20% Two or more races 15% Black 5%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Slovak 1% Lithuanian 1% British 1%
• Foreign-born: 33% · Canada, South Korea, China
• Languages at home: 46% English-only · Spanish 32% Other Asian/Pacific 5% Korean 5%

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: ▼ -755.95%
• Current HPI: 334.9041
• Rent YoY: ▲ 3.25%
• 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

+125.7% since first listed

28 events — show timeline

• 2026-02-21 Price Changed $39,500 CRMLS
• 2025-12-04 Listed $45,000 CRMLS
• 2025-12-01 Listing Removed — CRMLS
• 2025-11-25 Price Changed $45,000 CRMLS
• 2025-09-30 Listed $49,999 CRMLS
• 2025-09-22 Listing Removed — CRMLS
• 2025-09-17 Price Changed $49,999 CRMLS
• 2025-08-22 Price Changed $54,000 CRMLS
• 2025-08-21 Price Changed $58,000 CRMLS
• 2025-07-11 Price Changed $60,000 CRMLS
• 2025-07-10 Listed $58,000 CRMLS
• 2025-07-09 Coming Soon — CRMLS
• 2025-06-30 Listing Removed — CRMLS
• 2025-05-29 Price Changed $50,900 CRMLS
• 2025-02-07 Price Changed $53,000 CRMLS
• 2025-01-15 Listed $55,000 CRMLS
• 2024-12-18 Listing Removed — CRMLS
• 2024-11-20 Price Changed $55,000 CRMLS
• 2024-10-31 Price Changed $51,000 CRMLS
• 2024-09-24 Price Changed $55,000 CRMLS
• 2024-09-20 Price Changed $57,000 CRMLS
• 2024-09-14 Price Changed $59,000 CRMLS
• 2024-08-30 Price Changed $60,000 CRMLS
• 2024-08-15 Price Changed $62,000 CRMLS
• 2024-08-01 Price Changed $67,000 CRMLS
• 2024-07-18 Listed $75,000 CRMLS
• 2022-12-29 Relisted — CRMLS
• 2022-12-12 Listed $17,500 CRMLS