1065 Lomita Blvd #435 · West Carson, CA 90710

$278,000

2 bd · 2.0 ba · 1,904 sqft · Manufactured public records · 58 Days on market

Built 1973 Fair condition $146/sqft · 9% below area Est $251k · 11% over ↓ 13% since listing

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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 +25.0/30.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• ARV discount +2.6/15.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MANY UPGRADES, LARGE 8X32 ENCLOSED PORCH. SUPER LOCATION LOCATED IN INNER CIRCLE

Key facts

• Formal entry area
• Covered carport
• Huge living room

Tags

• LARGE FULLY ENCLOSED PATIO
• COVERED CARPORT
• FORMAL ENTRY AREA
• HUGE LIVING ROOM
• FORMAL DINING AREA
• WELL APPOINTED KITCHEN

Property features AI

Finance

• Other: Private road with paved surface; Directions available from Lomita Blvd
• Financial info: Land lease (monthly): $1,032.56
• HOA & community: Part of homeowners association; Senior community; Community features include street lighting and a park; Park name: San Rafael Mobile Home Estates; Manager approval required

Exterior

• Parking: Attached garage; 2 garage spaces; 2 carport spaces; Tandem covered parking; Guest parking; Concrete driveway; Total 4 parking spaces
• Utilities: Private water; Private sewer; Natural gas connected; Electricity connected
• Home design: Single-story (one level); Mobile home remains on property; Mobile home approx. 24' x 65'; Front entry
• Construction: Year built (per public records)
• Exterior features: Covered enclosed front porch; Patio; Community pool; Shed (2)

Interior

• Kitchen: Gas cooktop; Gas oven; Dishwasher; Water heater unit
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms; Master bath with soaking tub and double sinks; Shower
• Heating & cooling: Central cooling; Forced air heating; Central furnace
• Interior features: Wet bar; Ceiling fan; Blinds; Community spa
• Laundry & utility: Dedicated laundry room; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $278k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $278k).
• Recommended offer: $270k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.9% in West Carson — 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 64/100 on livability (#408 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+; Watch: crime D+, amenities F, cost of living F.
• Los Angeles Unified (urban): math 29% / reading 54% proficiency, ranked #223 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 64 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $3,203/mo this rent would consume 47% of the median local household income ($82k/yr) (locally 979% 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($270k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $278k implies a 363% gain — meaningful room to come down on a strong offer.

Recommended offer $269,660 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.15% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.39%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $250,614
• List price: $278,000
• Delta: 10.93%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1065 Lomita Blvd #291	0.21mi	2/2.0	1,880 (-1%)	2mo	$295,000	$157	87
1065 W Lomita Blvd #469	0.00mi	3/2.0 (+1)	1,744 (-8%)	10mo	$299,000	$171	73
1065 Lomita Blvd #115	0.00mi	3/2.0 (+1)	1,700 (-11%)	9mo	$315,000	$185	70
1065 Lomita Blvd #455	0.00mi	3/2.0 (+1)	1,680 (-12%)	8mo	$255,000	$152	68
1065 Lomita Blvd #400	0.20mi	2/2.0	1,688 (-11%)	9mo	$250,000	$148	64
1065 W Lomita Blvd #220	0.24mi	3/2.0 (+1)	1,950 (+2%)	21mo	$305,000	$156	62
1065 W Lomita Blvd #171	0.00mi	3/2.0 (+1)	1,620 (-15%)	19mo	$315,000	$194	54
1065 Lomita Blvd #96	0.21mi	2/2.0	1,640 (-14%)	16mo	$232,500	$142	54
1065 Lomita #397	0.21mi	2/2.0	1,664 (-13%)	24mo	$245,000	$147	50
1065 Lomita Blvd #302	0.21mi	3/3.0 (+1)	1,650 (-13%)	18mo	$295,000	$179	44
760 Lomita Blvd #116	0.57mi	3/2.0 (+1)	1,620 (-15%)	8mo	$295,000	$182	36

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 · 3.13% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.93×
• Total profit: $-5,775
• Equity at exit: $41,451

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $46,862
• Equity at exit: $24,036

Cash invested: $77,840 (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 90710

• Rents YoY: 3.1%
• Active inventory: 64
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,203 high
• Mortgage (P&I): −$1,458
• Tax est. 1.5%: −$348 /mo · $4,170/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$673
• Net cashflow: $609

Break-even live

Break-even rent $2,432

Max offer price $278,000

Occupancy floor 76%

Sensitivity live

Price	-10% $801	-5% $705	+0% $609	+5% $513	+10% $417
Rent	-10% $356	-5% $483	+0% $609	+5% $736	+10% $862
Rate	-1.0pp $749	-0.5pp $680	base $609	+0.5pp $537	+1.0pp $464

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: $69,500
• Closing costs: $8,340
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 252nd St Unit 6 Harbor City, CA	2.0	1.0	1250	$1,999	$1.60	44d	1	0.39mi
1008 Harbor Heights Dr Unit B Harbor City, CA	3.0	2.5	1434	$3,295	$2.30	16d	1	0.55mi
1435 Lomita Blvd #105 Harbor City, CA	3.0	2.0	1260	$3,250	$2.58	44d	1	0.58mi
1673 251st St Harbor City, CA	1.0	1.0	2104	$1,200	$0.57	25d	1	0.84mi
1623 255th St W Harbor City, CA	3.0	3.0	1344	$3,995	$2.97	0d	1	0.90mi
25122 Ebony Ln Lomita, CA	2.0	2.0	1716	$2,955	$1.72	21d	1	1.03mi
1311 Sepulveda Blvd Torrance, CA	2.0–3.0	2.0	1201	$3,400	$2.83	0d	1	1.10mi
25316 Ebony Ln Lomita, CA	3.0	3.0	1890	$3,415	$1.81	13d	1	1.13mi
25316 Ebony Ln Ste 1 Lomita, CA	3.0	3.0	1890	$3,415	$1.81	12d	1	1.13mi
1918 252nd St Lomita, CA	3.0	2.0	1488	$3,900	$2.62	44d	1	1.20mi
22919 Mariposa Ave Torrance, CA	2.0–3.0	2.5–4.0	1480	$3,400	$2.30	44d	2	1.20mi
1676 259th St Harbor City, CA	2.0	1.0	1250	$2,795	$2.24	17d	1	1.20mi
25018 Eshelman Ave Unit 9 Lomita, CA	2.0	2.5	1400	$3,295	$2.35	25d	1	1.21mi
25018 Eshelman Ave Lomita, CA	2.0	2.5	1400	$3,295	$2.35	44d	1	1.22mi
22919 Mariposa Ave #202 Torrance, CA	3.0	4.0	1780	$4,000	$2.25	25d	1	1.23mi
22716 Meyler St Torrance, CA	3.0	3.0	1650	$4,700	$2.85	23d	1	1.32mi
25021 Oak St Lomita, CA	3.0	2.0	1281	$3,995	$3.12	8d	1	1.43mi
25326 Oak St Unit 1 Lomita, CA	3.0	2.0	1300	$3,650	$2.81	44d	1	1.46mi
22553 Firenze St Carson, CA	3.0	2.5	2012	$4,500	$2.24	25d	1	1.46mi

Listing history 22 events

1. 2026-06-21
   days on market $278,000 Active 58 DOM
2. 2026-06-18
   days on market $278,000 Active 55 DOM
3. 2026-06-17
   days on market $278,000 Active 54 DOM
4. 2026-06-16
   days on market $278,000 Active 53 DOM
5. 2026-06-15
   days on market $278,000 Active 52 DOM
6. 2026-06-13
   days on market $278,000 Active 50 DOM
7. 2026-06-09
   days on market $278,000 Active 46 DOM
8. 2026-06-08
   days on market $278,000 Active 45 DOM
9. 2026-06-07
   days on market $278,000 Active 44 DOM
10. 2026-06-04
    days on market $278,000 Active 41 DOM
11. 2026-06-03
    pricedays on market $278,000 Active 40 DOM
12. 2026-06-02
    days on market $288,000 Active 39 DOM
13. 2026-06-01
    days on market $288,000 Active 38 DOM
14. 2026-05-31
    days on market $288,000 Active 37 DOM
15. 2026-04-24
    listed $298,000 Active 1936-char remark
16. 2003-04-30
    soldstatus $60,000 80-char remark

    Show marketing remark (80 chars)

    MANY UPGRADES, LARGE 8X32 ENCLOSED PORCH. SUPER LOCATION LOCATED IN INNER CIRCLE

17. 2003-04-16
    listed $64,950 80-char remark

    Show marketing remark (80 chars)

    MANY UPGRADES, LARGE 8X32 ENCLOSED PORCH. SUPER LOCATION LOCATED IN INNER CIRCLE

18. 2002-03-01
    price $64,950 80-char remark

    Show marketing remark (80 chars)

    MANY UPGRADES, LARGE 8X32 ENCLOSED PORCH. SUPER LOCATION LOCATED IN INNER CIRCLE

19. 2002-03-01
    price $64,950 80-char remark

    Show marketing remark (80 chars)

    MANY UPGRADES, LARGE 8X32 ENCLOSED PORCH. SUPER LOCATION LOCATED IN INNER CIRCLE

20. 2002-03-01
    price $64,950 80-char remark

    Show marketing remark (80 chars)

    MANY UPGRADES, LARGE 8X32 ENCLOSED PORCH. SUPER LOCATION LOCATED IN INNER CIRCLE

21. 2002-02-28
    price $320,000 80-char remark

    Show marketing remark (80 chars)

    MANY UPGRADES, LARGE 8X32 ENCLOSED PORCH. SUPER LOCATION LOCATED IN INNER CIRCLE

22. 2002-02-28
    price $320,000 80-char remark

    Show marketing remark (80 chars)

    MANY UPGRADES, LARGE 8X32 ENCLOSED PORCH. SUPER LOCATION LOCATED IN INNER CIRCLE

ⓘ 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 ≥87°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: $38,438
• − Mortgage interest: −$15,572
• − Property taxes: −$4,170
• − Insurance: −$1,390
• − Repairs & maintenance: −$3,075
• − Management: −$3,075
• − Depreciation: −$8,087
• Taxable income: $3,068
• Est. tax owed @ 24.0%: −$736
• After-tax cash flow: $6,575/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 Moderate rehab

This manufactured home requires moderate renovations to update the kitchen and bathroom, which will significantly increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — severely dated and worn
• Major kitchen appliances — outdated and non-functional
• Major bathroom fixtures — dated and in poor condition

Value-add opportunities

• Resale update kitchen cabinets and appliances — modernizing the kitchen will attract more buyers
• Resale update bathroom fixtures — modernizing the bathroom will attract more buyers
• Both paint interior walls — painting the interior walls will improve the home's appearance and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and worn	Major	$15,000–50,000
kitchen appliances · outdated and non-functional	Major	$15,000–50,000
bathroom fixtures · dated and in poor condition	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale update kitchen cabinets and appliances — modernizing the kitchen will attract more buyers ↑
• Resale update bathroom fixtures — modernizing the bathroom will attract more buyers ↑
• Both paint interior walls — painting the interior walls will improve the home's appearance and increase its value ↑

ⓘ 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: Los Angeles Unified
• NCES district ID: 0622710
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 54% ▲ 10.00%
• Median HH income: $50,403
• Composite: 35.67/100
• National rank: #4875
• State rank: #223 of 517 in CA

Livability — West Carson

• Score: 64/100
• State rank: #408
• US rank: #13927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Carson, CA
• County: Los Angeles County · 9,444,647 people
• City population: 18,467
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 26,761
• Household income: $82,478
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 979.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 48% Two or more races 21% Asian 20% White 16% Black 11%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Ukrainian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 35% · Canada, South Korea, China
• Languages at home: 42% English-only · Spanish 38% Korean 6% Tagalog/Filipino 4%

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: ▼ -636.52%
• Current HPI: 363.6265
• Rent YoY: ▲ 3.13%
• 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

-13.1% since first listed

10 events — show timeline

• 2026-06-03 Price Changed $278,000 CRMLS
• 2026-05-22 Price Changed $288,000 CRMLS
• 2026-04-24 Listed $298,000 CRMLS
• 2003-04-30 Sold (MLS) $60,000 CRMLS
• 2003-04-16 Listed $64,950 CRMLS
• 2002-03-01 Price Changed $64,950 CRMLS
• 2002-03-01 Price Changed $64,950 CRMLS
• 2002-03-01 Price Changed $64,950 CRMLS
• 2002-02-28 Price Changed $320,000 CRMLS
• 2002-02-28 Price Changed $320,000 CRMLS

Property tax history

+5.7%/yr

Latest (2025): $550 · +5.7% YoY. Source: county tax records.