19127 Pioneer Blvd #9 · Artesia, CA 90701

$162,000

3 bd · 2.0 ba · 1,368 sqft · Manufactured · 282 Days on market

Built 1979 Good condition $118/sqft · 13% below area Est $186k · 13% under

---

Why this score? — see what drove the A- 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 +13.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.3/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tired of Renting? Beautiful Manufactured Home in a Prime Artesia Location (Bordering Cerritos) is perfect for a First-Time-Buyer!!!! Welcome to this charming 3-bedroom, 2-bathroom manufactured home, ideally situated in Artesia near the Cerritos Mall, and the prestigious ABC School District. This spacious residence offers an open floor plan with wood ceiling beams, laminate flooring, and tile in the kitchen. The kitchen provides ample cabinet space, while a separate laundry room adds convenience, central air conditioner and heart with a new A/C smart thermostat. Recent updates include fresh interior and exterior paint and a brand-new roof. Parking is available for up to three vehicles. The oversized master suite features two closets and a large private bathroom with both a bathtub and a standing shower. One of the highlights of this home is the generously sized yard—perfect for BBQs, entertaining, or relaxing evenings outdoors. Enjoy access to wonderful community amenities, including a newly remodeled gym, clubhouse, pool, jacuzzi, and more. Don’t miss out on this opportunity! A Must See!

Key facts

• Open floor plan
• Wood ceiling beams
• Ample cabinet space

Tags

• OPEN FLOOR PLAN
• WOOD CEILING BEAMS
• AMPLE CABINET SPACE
• SEPARATE LAUNDRY ROOM
• CENTRAL AIR CONDITIONER
• NEW A C SMART THERMOSTAT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $162k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $162k).
• Recommended offer: $143k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.5% vs local median 2.7% in Artesia — 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 67/100 on livability (#311 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A, employment B+; Watch: crime F, cost of living F, health & safety F.
• Abc Unified (suburban): math 77% / reading 90% proficiency, ranked #24 of 517 in CA (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 20 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 282 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y 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: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 282 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 1979 — 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. 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: 2.37% ✓
• Cap rate: 20.47%
• Cash-on-cash: 50.63%
• DSCR: 3.25
• GRM: 3.5

CMA / ARV

• ARV (median comp): $186,095
• List price: $162,000
• Delta: -12.95%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19127 Pioneer Blvd #30	0.05mi	3/2.0	1,368 (0%)	1mo	$185,000	$135	97
19127 Pioneer Blvd #27	0.05mi	3/2.0	1,344 (-2%)	7mo	$190,000	$141	89
19127 Pioneer #38	0.05mi	3/2.0	1,344 (-2%)	17mo	$215,000	$160	81
19127 Pioneer Blvd #57	0.05mi	4/2.0 (+1)	1,344 (-2%)	14mo	$162,400	$121	78
19127 Pioneer Blvd #40	0.05mi	3/2.0	1,456 (+6%)	20mo	$220,000	$151	70
19127 Pioneer Blvd #16	0.05mi	3/2.0	1,512 (+10%)	20mo	$187,000	$124	63
19127 Pioneer Blvd #53	0.05mi	3/2.5	1,560 (+14%)	24mo	$255,000	$163	52

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.4%
• Equity multiple: 3.11×
• Total profit: $95,703
• Equity at exit: $24,155

10-year hold

• IRR: 54.0%
• Equity multiple: 6.30×
• Total profit: $240,531
• Equity at exit: $14,007

Cash invested: $45,360 (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 90701

• Active inventory: 20
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $3,840 high
• Mortgage (P&I): −$850
• Tax est. 1.5%: −$202 /mo · $2,430/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$806
• Net cashflow: $1,914

Break-even live

Break-even rent $1,417

Max offer price $162,000

Occupancy floor 45%

Sensitivity live

Price	-10% $2,026	-5% $1,970	+0% $1,914	+5% $1,858	+10% $1,802
Rent	-10% $1,611	-5% $1,762	+0% $1,914	+5% $2,066	+10% $2,217
Rate	-1.0pp $1,995	-0.5pp $1,955	base $1,914	+0.5pp $1,872	+1.0pp $1,829

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18811 S Prado Ct Cerritos, CA	4.0	3.5	1849	$4,300	$2.33	17d	1	0.28mi
11821 E Solana Pl Cerritos, CA	3.0	2.5	1849	$4,350	$2.35	25d	1	0.29mi
11884 Bertha St Cerritos, CA	4.0	2.0	1574	$4,500	$2.86	25d	1	0.49mi
11450 186th St Artesia, CA	3.0	2.5	1617	$4,000	$2.47	1d	1	0.55mi
11421 186th St Artesia, CA	1.0–2.0	1.0–1.5	776	$2,870	$3.70	3d	1	0.61mi
18011 Jersey Ave Unit 18011 Artesia, CA	2.0	1.5	1000	$2,800	$2.80	6d	1	0.78mi
18113 Elaine Ave Artesia, CA	3.0	2.0	1530	$4,200	$2.75	1d	1	0.82mi
11839 205th St Lakewood, CA	3.0	1.0	1000	$4,500	$4.50	44d	1	0.82mi
11839 205th St Lakewood, CA	3.0	1.0	1060	$4,500	$4.25	7d	1	0.82mi
17888 Alburtis Ave Artesia, CA	1.0–3.0	1.0–3.0	805	$2,800	$3.48	13d	2	0.85mi
11733 207th St Lakewood, CA	3.0	2.5	1200	$3,350	$2.79	44d	1	0.93mi
17923 Horst Ave Artesia, CA	4.0	2.0	1615	$4,450	$2.76	3d	1	0.94mi
11624 208th St Lakewood, CA	3.0	2.0	961	$3,195	$3.32	44d	1	1.02mi
20726 Seine Ave Lakewood, CA	3.0	2.0	1354	$3,400	$2.51	21d	1	1.05mi
20810 Arline Ave Apt 14 Lakewood, CA	2.0	1.5	896	$2,495	$2.78	44d	1	1.07mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	25d	1	1.07mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	7d	1	1.07mi
11754 Walcroft St Lakewood, CA	3.0	2.0	1050	$3,200	$3.05	44d	1	1.08mi
17508 Jersey Ave Artesia, CA	3.0	2.0	1440	$3,600	$2.50	7d	1	1.09mi
11901 176th St Artesia, CA	1.0–2.0	1.0–2.0	800	$2,848	$3.56	1d	9	1.09mi
11424 Curry Ln Artesia, CA	3.0	2.5	1860	$3,500	$1.88	44d	1	1.14mi
17721 Norwalk Blvd #3 Artesia, CA	3.0	3.0	1478	$3,900	$2.64	44d	1	1.15mi
12350 Del Amo Blvd Lakewood, CA	1.0–3.0	1.0–2.0	866	$3,173	$3.66	3d	27	1.17mi
18427 Studebaker Rd Cerritos, CA	2.0	1.0	1000	$2,790	$2.79	3d	1	1.18mi
17320 Mapes Ave Cerritos, CA	3.0	2.0	1550	$4,100	$2.65	1d	1	1.29mi
21003 Longworth Ave Lakewood, CA	3.0	2.0	1155	$3,725	$3.23	3d	1	1.33mi
21003 Longworth Ave Lakewood, CA	3.0	2.0	1155	$3,900	$3.38	44d	1	1.33mi
20817 Ely Ave Lakewood, CA	3.0	1.0	1102	$3,550	$3.22	2d	1	1.37mi
10751 Andy St Cerritos, CA	3.0	2.0	1311	$4,195	$3.20	7d	1	1.38mi
10751 Andy St Cerritos, CA	3.0	2.0	1311	$4,195	$3.20	1d	1	1.38mi
12610 Vandemere St Lakewood, CA	3.0	2.0	1056	$8,250	$7.81	1d	1	1.47mi
18316 Santana Ave Cerritos, CA	4.0	2.0	1515	$4,500	$2.97	24d	1	1.49mi

Listing history 31 events

1. 2026-06-18
   days on market $162,000 Active 282 DOM
2. 2026-06-17
   days on market $162,000 Active 281 DOM
3. 2026-06-16
   days on market $162,000 Active 280 DOM
4. 2026-06-15
   days on market $162,000 Active 279 DOM
5. 2026-06-13
   days on market $162,000 Active 277 DOM
6. 2026-06-13
   days on market $162,000 Active 276 DOM
7. 2026-06-09
   days on market $162,000 Active 273 DOM
8. 2026-06-08
   days on market $162,000 Active 272 DOM
9. 2026-06-07
   days on market $162,000 Active 271 DOM
10. 2026-06-04
    days on market $162,000 Active 268 DOM
11. 2026-06-03
    days on market $162,000 Active 267 DOM
12. 2026-06-02
    days on market $162,000 Active 266 DOM
13. 2026-06-01
    days on market $162,000 Active 265 DOM
14. 2026-05-31
    days on market $162,000 Active 264 DOM
15. 2026-04-03
    price $162,000 1119-char remark

    Show marketing remark (1119 chars)

    Tired of Renting? Beautiful Manufactured Home in a Prime Artesia Location (Bordering Cerritos) is perfect for a First-Time-Buyer!!!! Welcome to this charming 3-bedroom, 2-bathroom manufactured home, ideally situated in Artesia near the Cerritos Mall, and the prestigious ABC School District. This spacious residence offers an open floor plan with wood ceiling beams, laminate flooring, and tile in the kitchen. The kitchen provides ample cabinet space, while a separate laundry room adds convenience, central air conditioner and heart with a new A/C smart thermostat. Recent updates include fresh interior and exterior paint and a brand-new roof. Parking is available for up to three vehicles. The oversized master suite features two closets and a large private bathroom with both a bathtub and a standing shower. One of the highlights of this home is the generously sized yard—perfect for BBQs, entertaining, or relaxing evenings outdoors. Enjoy access to wonderful community amenities, including a newly remodeled gym, clubhouse, pool, jacuzzi, and more. Don’t miss out on this opportunity! A Must See!

16. 2025-09-09
    listed $167,000 Active 1119-char remark

    Show marketing remark (1119 chars)

    Tired of Renting? Beautiful Manufactured Home in a Prime Artesia Location (Bordering Cerritos) is perfect for a First-Time-Buyer!!!! Welcome to this charming 3-bedroom, 2-bathroom manufactured home, ideally situated in Artesia near the Cerritos Mall, and the prestigious ABC School District. This spacious residence offers an open floor plan with wood ceiling beams, laminate flooring, and tile in the kitchen. The kitchen provides ample cabinet space, while a separate laundry room adds convenience, central air conditioner and heart with a new A/C smart thermostat. Recent updates include fresh interior and exterior paint and a brand-new roof. Parking is available for up to three vehicles. The oversized master suite features two closets and a large private bathroom with both a bathtub and a standing shower. One of the highlights of this home is the generously sized yard—perfect for BBQs, entertaining, or relaxing evenings outdoors. Enjoy access to wonderful community amenities, including a newly remodeled gym, clubhouse, pool, jacuzzi, and more. Don’t miss out on this opportunity! A Must See!

17. 2025-09-04
    historical
18. 2025-08-13
    price $174,900
19. 2025-07-13
    price $179,900
20. 2025-05-19
    status Active
21. 2025-05-11
    historical Active Under Contract
22. 2025-03-25
    price $184,900
23. 2025-02-07
    listed $188,900 Active
24. 2024-10-18
    historical
25. 2024-07-10
    price $197,900
26. 2024-04-25
    price $207,900
27. 2024-04-07
    status Active
28. 2024-03-30
    status Active
29. 2024-01-12
    listed $220,000 Active
30. 2020-03-28
    historical
31. 2019-03-29
    listed $125,000 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 3/10 Moderate FEMA zone X · 7% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥89°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,077
• − Mortgage interest: −$9,075
• − Property taxes: −$2,430
• − Insurance: −$810
• − Repairs & maintenance: −$3,686
• − Management: −$3,686
• − Depreciation: −$4,713
• Taxable income: $21,678
• Est. tax owed @ 24.0%: −$5,203
• After-tax cash flow: $17,764/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 · 13 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with recent updates and a good location. It has a good roof, exterior siding, and flooring. The home is move-in ready and has a good curb appeal.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value.
• Rental Replace worn-out flooring — Replacing worn-out flooring can improve the home's rental value by providing a more comfortable and attractive living space for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value. ↑
• Rental Replace worn-out flooring — Replacing worn-out flooring can improve the home's rental value by providing a more comfortable and attractive living space for tenants. ↑

ⓘ 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: Abc Unified
• NCES district ID: 0601620
• Math proficiency: 77% ▲ 22.00%
• Reading proficiency: 90% ▲ 24.00%
• Median HH income: $70,852
• Composite: 72.51/100
• National rank: #199
• State rank: #24 of 517 in CA

Livability — Artesia

• Score: 67/100
• State rank: #311
• US rank: #10525

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Artesia, CA
• City population: 16,044
• Population (ZIP): 16,044

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: Asian 43% Hispanic / Latino 34% White 14% Two or more races 11% Black 5% Pacific Islander 3%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Russian 7% Iranian 1% Italian 1%
• Foreign-born: 49% · Canada, South Korea, China
• Languages at home: 33% English-only · Spanish 25% Other Indo-European 19% Tagalog/Filipino 11%

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: ▼ -636.45%
• Current HPI: 447.9791
• Rent YoY: —
• Metro: —
• 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

+29.6% since first listed

17 events — show timeline

• 2026-04-03 Price Changed $162,000 CRMLS
• 2025-09-09 Listed $167,000 CRMLS
• 2025-09-04 Listing Removed — CRMLS
• 2025-08-13 Price Changed $174,900 CRMLS
• 2025-07-13 Price Changed $179,900 CRMLS
• 2025-05-19 Relisted — CRMLS
• 2025-05-11 Contingent — CRMLS
• 2025-03-25 Price Changed $184,900 CRMLS
• 2025-02-07 Listed $188,900 CRMLS
• 2024-10-18 Listing Removed — CRMLS
• 2024-07-10 Price Changed $197,900 CRMLS
• 2024-04-25 Price Changed $207,900 CRMLS
• 2024-04-07 Relisted — CRMLS
• 2024-03-30 Relisted — CRMLS
• 2024-01-12 Listed $220,000 CRMLS
• 2020-03-28 Listing Removed — CRMLS
• 2019-03-29 Listed $125,000 CRMLS