2550 Pacific Coast Hwy #152 · Torrance, CA 90505

$239,000

2 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 3 Days on market

Built 1999 Est $185k · 29% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +5.9/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very Nice 2 bedroom 2 bath Manufactured home built in 1999.

Key facts

• Laundry room
• Panoramic views
• Eat-in kitchen

Tags

• PANORAMIC VIEWS
• EAT-IN KITCHEN
• LAUNDRY ROOM
• WRAPAROUND DECK
• TANDEM COVERED CARPORT
• HEATED POOL

Property features AI

Finance

• Other: Body type: Double; Living area source: Assessor's data
• Financial info: Land lease of $2,600 per month (seller-provided); rent includes water
• HOA & community: Association amenities include pool, spa, multipurpose room, security, and pet rules; Community features include street lighting; Manager approval required for residency; Pets allowed with size and number limits

Exterior

• Parking: Covered tandem parking; Park name: Skyline
• Security: Guarded community; Association security
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected; Water connected
• Home design: Single-story; Entry on main level; Mobile home model W-4465 (20 x 48); mobile home remains
• Construction: Year built (as reported by assessor)
• Exterior features: Covered patio/porch; Front porch; Rear porch; Community pool; Down slope from street; Has view

Interior

• Kitchen: Microwave; Gas range; Dishwasher; Pantry
• Bedrooms: Primary bedroom with walk-in closet
• Flooring: Carpet
• Bathrooms: Two full bathrooms; Double sinks in primary bath; Shower; Shower in tub
• Interior features: High ceilings (9 feet+); Ceiling fan; Pantry; One-level living; Community spa; Guarded community
• Laundry & utility: Inside laundry in a dedicated room; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $239k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).
• Cap rate 11.6% 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: amenities A+, commute A+, employment 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.
• Zoned schools: Walteria Elementary (626 students, 15% FRL); Edward J. Richardson Middle (661 students, 16% FRL); South High (math 24% / reading 24%, grade F, #826 of 1,170 statewide, top 80%, 1,841 students, 16% FRL) — zoned schools at 16% FRL track the district average.
• Zoned-school proficiency averages 24% at this address vs 64% district-wide (-40 pts) — the specific schools serving this property underperform the Torrance Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.5%/yr); 63 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 32% of the median local income ($116k/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 $2k of loan paydown is wiped out by about $7k 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 + 4.5% rent growth), your $67k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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.

Recommended offer $239,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.30% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.85%
• DSCR: 1.84
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $185,120
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2550 Pacific Cost Hwy. #36	0.00mi	2/2.0	1,040 (0%)	3mo	$185,000	$178	97
2550 Pacific Coast Hwy. #63A	0.04mi	2/2.0	1,080 (+4%)	6mo	$135,000	$125	86
2550 Pacific Coast Hwy #47	0.05mi	2/2.0	1,100 (+6%)	5mo	$110,000	$100	84
2550 Pacific Coast Hwy #150	0.00mi	2/2.0	1,056 (+2%)	21mo	$279,000	$264	80
2550 Pacific Coast Hwy. #146	0.00mi	2/2.0	1,095 (+5%)	15mo	$240,000	$219	79
2550 Pacific Coast Hwy #169	0.20mi	2/2.0	1,080 (+4%)	9mo	$125,000	$116	77
2550 Pacific Coast Hwy #114	0.16mi	2/1.0	1,000 (-4%)	10mo	$125,000	$125	74
2550 Pacific Coast Hwy #31	0.19mi	2/2.0	1,000 (-4%)	16mo	$99,500	$100	72
2550 Pacific Coast Hwy #1	0.00mi	3/2.0 (+1)	1,104 (+6%)	20mo	$275,000	$249	68
2550 Pacific Coast Highway #104	0.16mi	2/2.0	1,080 (+4%)	22mo	$257,500	$238	68

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 · 4.55% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.49×
• Total profit: $33,006
• Equity at exit: $35,636

10-year hold

• IRR: 22.2%
• Equity multiple: 3.02×
• Total profit: $135,263
• Equity at exit: $20,664

Cash invested: $66,920 (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 90505

• Rents YoY: 4.5%
• Active inventory: 63
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,098 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $1,051

Break-even live

Break-even rent $1,767

Max offer price $239,000

Occupancy floor 61%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26015 Crest Rd Torrance, CA	3.0	2.0	1214	$4,300	$3.54	17d	1	0.22mi
25829 Viana Ave Lomita, CA	2.0	1.5	1160	$3,149	$2.71	3d	2	0.38mi
25930 Rolling Hills Rd Torrance, CA	1.0–2.0	1.0–1.5	1055	$2,950	$2.80	2d	5	0.52mi
25925 Narbonne Ave #3 Lomita, CA	2.0	1.0	805	$2,550	$3.17	24d	1	0.59mi
25925 Narbonne Ave Lomita, CA	1.0–2.0	1.0	805	$2,550	$3.17	44d	2	0.59mi
26110 Narbonne Ave Unit 10 Lomita, CA	2.0	1.0	975	$2,307	$2.37	44d	1	0.67mi
26110 Narbonne Ave Unit 16 Lomita, CA	1.0	1.0	700	$1,779	$2.54	44d	1	0.67mi
26110 Narbonne Ave Apt 9 Lomita, CA	2.0	2.0	1100	$2,399	$2.18	44d	1	0.67mi
26205 Oak St Lomita, CA	3.0	2.0	1430	$4,000	$2.80	44d	1	0.74mi
25205 Cypress St Unit 3 Lomita, CA	3.0	2.5	1397	$3,395	$2.43	44d	1	0.75mi
26019 Oak St Lomita, CA	2.0	1.0	711	$1,925	$2.71	1d	2	0.75mi
25907 Oak St Unit 19 Lomita, CA	2.0	1.5	1014	$2,795	$2.76	44d	1	0.77mi
25907 Oak St Unit 19 Lomita, CA	2.0	1.5	1014	$2,795	$2.76	8d	1	0.77mi
15 Lantana Pl Unit A Rolling Hills Estates, CA	1.0	1.0	1000	$4,500	$4.50	1d	1	0.77mi
25846 Oak St Unit 13 Lomita, CA	2.0	1.0	992	$2,495	$2.52	5d	1	0.81mi
3142 Newton St Torrance, CA	2.0	1.5	975	$2,752	$2.82	8d	1	0.92mi
25326 Oak St Unit 1 Lomita, CA	3.0	2.0	1300	$3,650	$2.81	44d	1	0.95mi
3305 Dalemead St Torrance, CA	2.0	2.5	1000	$4,150	$4.15	44d	1	1.02mi
24836 Narbonne Ave Lomita, CA	2.0	1.0	740	$2,995	$4.05	44d	1	1.03mi
2222 248th St Unit 2228 Lomita, CA	3.0	2.0	1199	$3,200	$2.67	8d	1	1.04mi
25021 Oak St Lomita, CA	3.0	2.0	1281	$3,995	$3.12	8d	1	1.06mi
25822 Walnut St Lomita, CA	2.0	1.0	900	$2,350	$2.61	44d	1	1.11mi
2110 Palos Verdes Dr N #103 Lomita, CA	2.0	2.0	1357	$3,250	$2.39	44d	1	1.13mi
24410 Crenshaw Blvd Torrance, CA	2.0	2.0	1010	$2,795	$2.77	4d	1	1.17mi
25110 Eshelman Ave Lomita, CA	2.0	1.5	800	$2,245	$2.81	10d	1	1.19mi
1918 252nd St Lomita, CA	3.0	2.0	1488	$3,900	$2.62	44d	1	1.21mi
25018 Eshelman Ave Lomita, CA	2.0	2.5	1400	$3,295	$2.35	44d	1	1.23mi
25018 Eshelman Ave Unit 9 Lomita, CA	2.0	2.5	1400	$3,295	$2.35	24d	1	1.23mi
1800 255th St Unit 1812-A Lomita, CA	2.0	1.0	750	$2,145	$2.86	44d	1	1.28mi
1724 260th St Lomita, CA	2.0	2.0	1000	$3,350	$3.35	8d	1	1.29mi
3650 Newton St Torrance, CA	2.0	1.5	950	$3,400	$3.58	24d	1	1.31mi
2457 Lomita Blvd Lomita, CA	2.0	1.0–2.0	878	$5,036	$5.74	2d	14	1.34mi
24510 Park St Torrance, CA	2.0	1.0	878	$3,500	$3.99	8d	1	1.34mi
24638 Eshelman Ave Unit 1/4 Lomita, CA	2.0	1.0	950	$2,950	$3.11	44d	1	1.37mi
24636 Eshelman Ave Lomita, CA	2.0	1.0	950	$2,950	$3.11	5d	1	1.37mi
1676 259th St Harbor City, CA	2.0	1.0	1250	$2,795	$2.24	16d	1	1.38mi
25109 Ebony Ln Lomita, CA	1.0	1.0	700	$1,839	$2.63	44d	1	1.39mi
1661 259th St Harbor City, CA	1.0	1.0	800	$1,995	$2.49	15d	1	1.43mi
1732 251st St Lomita, CA	3.0	1.0	1200	$4,000	$3.33	44d	1	1.44mi
2217 Estribo Dr Rolling Hills Estates, CA	3.0	2.0	1000	$6,600	$6.60	44d	1	1.48mi

Listing history 4 events

1. 2026-06-18
   days on market $239,000 Active 3 DOM
2. 2026-06-17
   days on market $239,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $239,000 Active 1 DOM

ⓘ 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: $518 · $43/mo
• Projected year-2 tax: $1,816 · $151/mo
• Expected delta: +$1,298/yr (+$108/mo · 250.7%)

ⓘ 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 (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: $37,171
• − Mortgage interest: −$13,388
• − Property taxes: −$518
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,974
• − Management: −$2,974
• − Depreciation: −$6,953
• Taxable income: $9,170
• Est. tax owed @ 24.0%: −$2,201
• After-tax cash flow: $10,411/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): 35,148
• Household income: $115,593
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 1527.0

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: Asian 41% White 35% Hispanic / Latino 14% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 2% Portuguese 1% Slovak 1%
• Foreign-born: 31% · South Korea, Canada, China
• Languages at home: 60% English-only · Other Asian/Pacific 11% Korean 8% Spanish 7%

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: ▼ -906.04%
• Current HPI: 352.4976
• Rent YoY: ▲ 4.55%
• 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

+14.4% since first listed

5 events — show timeline

• 2026-06-15 Listed $239,000 CRMLS
• 2020-03-26 Sold (MLS) $209,000 CRMLS
• 2020-03-18 Pending — CRMLS
• 2020-03-18 Contingent — CRMLS
• 2020-03-15 Listed $209,000 CRMLS

Property tax history

+4.1%/yr

Latest (2025): $518 · +4.1% YoY. Source: county tax records.