5200 Entrar · Palmdale, CA 93551

$215,000

3 bd · 2.0 ba · 372 sqft · Land public records · 58 Days on market

Built 2002

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +3.1/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Live Like Royalty * Enjoy this beautiful Boulders II mobile home, located on a large corner lot, built in 2000 & featuring nearly 1600 sf of living space, 3 bedrooms, 2 bathrooms & a possible 4th bedroom/ office off the main suite. This home is a true delight with an airy open floor plan, ample natural light, upgraded modern laminate flooring, & newer neutral carpet in the second and third bedrooms. You'll enjoy a family room with fireplace for cozy evenings at home, as well as a spacious kitchen with center island & double panty for all your storage needs. The separate laundry room makes chores simple with extra refrigerator space perfect for holiday gatherings & weekend entertaining. The main suite offers ample closet space, is open to the retreat/ possible 4th bedroom & features an ensuite bath with dual sinks, make-up vanity area & large shower. All this & a fenced, landscaped yard, large cement slab, & shed, in a park with gated entry & security, with pool, playground & clubhouse!

Key facts

• Community pool
• Built 2002
• Listed 58 days

Property features AI

Finance

• HOA & community: Land lease required (park-managed) at $663 monthly; Community features include street lighting; Manager approval required for residency; Pets allowed with number limits

Exterior

• Parking: Carport; Parking available; Located in the Boulders Ranch 2 park
• Security: Gated with attendant; Resident manager on site
• Utilities: Public sewer; District/public water; Cable available
• Home design: Single-story mobile home (Oak Manor model); Mobile home remains on site; Mobile dimensions approximately 28 ft wide by 60 ft long; Faces entry via city streets with paved access
• Construction: Concrete block and pier jack foundation with quake bracing; Composition roof
• Exterior features: Composition roof; Community pool; Shed; Chain-link fencing; Front yard; Block skirt

Interior

• Kitchen: Gas range; Dishwasher; Garbage disposal
• Bedrooms: All bedrooms are on the main level
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: One-level layout; Side entry; Entry at ground level; Gated community with attendant; On-site resident manager; All bedrooms on the ground floor
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $215k.

Deal economics

• At list price, monthly cash flow is $716 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $209k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 4.5% in Palmdale — 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 55/100 on livability (#861 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime F, amenities F.
• Westside Union Elementary (suburban): math 34% / reading 49% proficiency, ranked #565 of 1,400 in CA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.3%/yr); 388 active listings in the ZIP; high-income renter base; 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 $6k 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 + 2.3% rent growth), your $60k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 32 sale attempts since 22y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 5→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,550 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 10.29%
• Cash-on-cash: 14.27%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.29% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.15×
• Total profit: $8,822
• Equity at exit: $32,057

10-year hold

• IRR: 12.7%
• Equity multiple: 1.97×
• Total profit: $58,568
• Equity at exit: $18,589

Cash invested: $60,200 (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 93551

• Home prices YoY: -30.3%
• Rents YoY: 2.3%
• Active inventory: 388
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,787 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $716

Break-even live

Break-even rent $1,881

Max offer price $215,000

Occupancy floor 69%

Sensitivity live

Price	-10% $864	-5% $790	+0% $716	+5% $642	+10% $567
Rent	-10% $496	-5% $606	+0% $716	+5% $826	+10% $936
Rate	-1.0pp $824	-0.5pp $771	base $716	+0.5pp $660	+1.0pp $604

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $215,000 Active 58 DOM
2. 2026-06-18
   days on market $215,000 Active 55 DOM
3. 2026-06-17
   days on market $215,000 Active 54 DOM
4. 2026-06-16
   days on market $215,000 Active 53 DOM
5. 2026-06-15
   days on market $215,000 Active 52 DOM
6. 2026-06-13
   days on market $215,000 Active 50 DOM
7. 2026-06-13
   days on market $215,000 Active 49 DOM
8. 2026-06-09
   days on market $215,000 Active 46 DOM
9. 2026-06-08
   days on market $215,000 Active 45 DOM
10. 2026-06-07
    days on market $215,000 Active 44 DOM
11. 2026-06-04
    days on market $215,000 Active 41 DOM
12. 2026-06-03
    days on market $215,000 Active 40 DOM
13. 2026-06-02
    days on market $215,000 Active 39 DOM
14. 2026-06-01
    days on market $215,000 Active 38 DOM
15. 2026-05-31
    days on market $215,000 Active 37 DOM
16. 2023-03-14
    soldstatus $195,000 Closed 1067-char remark

    Show marketing remark (1067 chars)

    * Live Like Royalty * Enjoy this beautiful Boulders II mobile home, located on a large corner lot, built in 2000 & featuring nearly 1600 sf of living space, 3 bedrooms, 2 bathrooms & a possible 4th bedroom/ office off the main suite. This home is a true delight with an airy open floor plan, ample natural light, upgraded modern laminate flooring, & newer neutral carpet in the second and third bedrooms. You'll enjoy a family room with fireplace for cozy evenings at home, as well as a spacious kitchen with center island & double panty for all your storage needs. The separate laundry room makes chores simple with extra refrigerator space perfect for holiday gatherings & weekend entertaining. The main suite offers ample closet space, is open to the retreat/ possible 4th bedroom & features an ensuite bath with dual sinks, make-up vanity area & large shower. All this & a fenced, landscaped yard, large cement slab, & shed, in a park with gated entry & security, with pool, playground & clubhouse!

17. 2023-02-14
    historical 1067-char remark

    Show marketing remark (1067 chars)

    * Live Like Royalty * Enjoy this beautiful Boulders II mobile home, located on a large corner lot, built in 2000 & featuring nearly 1600 sf of living space, 3 bedrooms, 2 bathrooms & a possible 4th bedroom/ office off the main suite. This home is a true delight with an airy open floor plan, ample natural light, upgraded modern laminate flooring, & newer neutral carpet in the second and third bedrooms. You'll enjoy a family room with fireplace for cozy evenings at home, as well as a spacious kitchen with center island & double panty for all your storage needs. The separate laundry room makes chores simple with extra refrigerator space perfect for holiday gatherings & weekend entertaining. The main suite offers ample closet space, is open to the retreat/ possible 4th bedroom & features an ensuite bath with dual sinks, make-up vanity area & large shower. All this & a fenced, landscaped yard, large cement slab, & shed, in a park with gated entry & security, with pool, playground & clubhouse!

18. 2023-02-10
    listed $195,000 1067-char remark

    Show marketing remark (1067 chars)

    * Live Like Royalty * Enjoy this beautiful Boulders II mobile home, located on a large corner lot, built in 2000 & featuring nearly 1600 sf of living space, 3 bedrooms, 2 bathrooms & a possible 4th bedroom/ office off the main suite. This home is a true delight with an airy open floor plan, ample natural light, upgraded modern laminate flooring, & newer neutral carpet in the second and third bedrooms. You'll enjoy a family room with fireplace for cozy evenings at home, as well as a spacious kitchen with center island & double panty for all your storage needs. The separate laundry room makes chores simple with extra refrigerator space perfect for holiday gatherings & weekend entertaining. The main suite offers ample closet space, is open to the retreat/ possible 4th bedroom & features an ensuite bath with dual sinks, make-up vanity area & large shower. All this & a fenced, landscaped yard, large cement slab, & shed, in a park with gated entry & security, with pool, playground & clubhouse!

19. 2022-02-18
    soldstatus $123,000 Closed Sale 313-char remark

    Show marketing remark (313 chars)

    Calling all investor or buyers willing to put in the work to customize your home. This Investor special home located in the highly desirable gated community know as Boulders At The Ranch 2. This park is beautiful and offers a club house, pool, and security guards. Hurry and bring us an offer this will sell fast.

20. 2022-01-21
    status Pending Sale 313-char remark

    Show marketing remark (313 chars)

    Calling all investor or buyers willing to put in the work to customize your home. This Investor special home located in the highly desirable gated community know as Boulders At The Ranch 2. This park is beautiful and offers a club house, pool, and security guards. Hurry and bring us an offer this will sell fast.

21. 2022-01-11
    historical Active Under Contract 313-char remark

    Show marketing remark (313 chars)

    Calling all investor or buyers willing to put in the work to customize your home. This Investor special home located in the highly desirable gated community know as Boulders At The Ranch 2. This park is beautiful and offers a club house, pool, and security guards. Hurry and bring us an offer this will sell fast.

22. 2021-12-23
    status Active 313-char remark

    Show marketing remark (313 chars)

    Calling all investor or buyers willing to put in the work to customize your home. This Investor special home located in the highly desirable gated community know as Boulders At The Ranch 2. This park is beautiful and offers a club house, pool, and security guards. Hurry and bring us an offer this will sell fast.

23. 2021-12-17
    historical Active Under Contract 313-char remark

    Show marketing remark (313 chars)

    Calling all investor or buyers willing to put in the work to customize your home. This Investor special home located in the highly desirable gated community know as Boulders At The Ranch 2. This park is beautiful and offers a club house, pool, and security guards. Hurry and bring us an offer this will sell fast.

24. 2021-12-15
    listed $149,990 Active 313-char remark

    Show marketing remark (313 chars)

    Calling all investor or buyers willing to put in the work to customize your home. This Investor special home located in the highly desirable gated community know as Boulders At The Ranch 2. This park is beautiful and offers a club house, pool, and security guards. Hurry and bring us an offer this will sell fast.

25. 2021-07-25
    historical
26. 2021-07-23
    soldstatus $130,000 Closed
27. 2021-04-18
    historical
28. 2021-04-16
    listed $130,000
29. 2019-12-11
    soldstatus $117,000
30. 2019-09-05
    listed $117,000
31. 2019-07-29
    historical
32. 2019-07-19
    listed $119,900 Active
33. 2017-05-18
    historical
34. 2017-05-17
    soldstatus $99,999 Closed
35. 2017-04-05
    status Pending
36. 2017-03-22
    listed $99,999 Active
37. 2015-04-03
    historical
38. 2015-04-02
    historical
39. 2015-03-28
    historical
40. 2015-03-28
    historical
41. 2015-03-28
    historical
42. 2015-03-28
    historical
43. 2015-03-28
    historical
44. 2015-03-28
    historical
45. 2015-03-27
    historical
46. 2015-03-27
    historical
47. 2015-03-27
    historical
48. 2015-03-27
    historical
49. 2015-03-27
    historical
50. 2015-03-27
    historical

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 5 d/yr ≥99°F today · 11 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,444
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,676
• − Management: −$2,676
• − Depreciation: −$6,255
• Taxable income: $5,495
• Est. tax owed @ 24.0%: −$1,319
• After-tax cash flow: $7,272/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: Westside Union Elementary
• NCES district ID: 0642120
• Math proficiency: 34% ▲ 1.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $80,763
• Composite: 41.01/100
• National rank: #7473
• State rank: #565 of 1400 in CA

Livability — Palmdale

• Score: 55/100
• State rank: #861
• US rank: #23501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmdale, CA
• County: Los Angeles County · 9,444,647 people
• City population: 177,644
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 54,360
• Household income: $119,801
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 1168.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 43% White 33% Two or more races 17% Black 10% Asian 9%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Russian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 22% · Canada, Vietnam, China
• Languages at home: 61% English-only · Spanish 29% Other Indo-European 3% Tagalog/Filipino 3%

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: ▼ -142.22%
• Current HPI: 327.1791
• Rent YoY: ▲ 2.29%
• 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

+225.0% since first listed

76 events — show timeline

• 2023-03-14 Sold (MLS) $195,000 TAAR
• 2023-02-14 Delisted — TAAR
• 2023-02-10 Listed $195,000 TAAR
• 2022-02-18 Sold (MLS) $123,000 CRMLS
• 2022-01-21 Pending — CRMLS
• 2022-01-11 Contingent — CRMLS
• 2021-12-23 Relisted — CRMLS
• 2021-12-17 Contingent — CRMLS
• 2021-12-15 Listed $149,990 CRMLS
• 2021-07-25 Listing Removed — AVMLS
• 2021-07-23 Sold (MLS) $130,000 AVMLS
• 2021-04-18 Listing Removed — AVMLS
• 2021-04-16 Listed $130,000 AVMLS
• 2019-12-11 Sold (MLS) $117,000 TAAR
• 2019-09-05 Listed $117,000 TAAR
• 2019-07-29 Listing Removed — CRMLS
• 2019-07-19 Listed $119,900 CRMLS
• 2017-05-18 Listing Removed — AVMLS
• 2017-05-17 Sold (MLS) $99,999 AVMLS
• 2017-04-05 Pending — AVMLS
• 2017-03-22 Listed $99,999 AVMLS
• 2015-04-03 Listing Removed — AVMLS
• 2015-04-02 Listing Removed — AVMLS
• 2015-03-28 Listing Removed — AVMLS
• 2015-03-28 Listing Removed — AVMLS
• 2015-03-28 Listing Removed — AVMLS
• 2015-03-28 Listing Removed — AVMLS
• 2015-03-28 Listing Removed — AVMLS
• 2015-03-28 Listing Removed — AVMLS
• 2015-03-27 Listing Removed — AVMLS
• 2015-03-27 Listing Removed — AVMLS
• 2015-03-27 Listing Removed — AVMLS
• 2015-03-27 Listing Removed — AVMLS
• 2015-03-27 Listing Removed — AVMLS
• 2015-03-27 Listing Removed — AVMLS
• 2015-03-27 Listing Removed — AVMLS
• 2015-03-19 Listing Removed — AVMLS
• 2015-03-19 Listing Removed — AVMLS
• 2015-03-19 Listing Removed — AVMLS
• 2015-03-19 Listing Removed — AVMLS
• 2015-03-19 Listing Removed — AVMLS
• 2015-03-19 Listing Removed — AVMLS
• 2015-03-19 Listing Removed — AVMLS
• 2015-03-17 Listing Removed — AVMLS
• 2014-10-01 Listed $79,900 AVMLS
• 2014-05-30 Sold (MLS) $36,500 AVMLS
• 2014-04-14 Listed $39,900 AVMLS
• 2013-08-28 Sold (MLS) $17,000 AVMLS
• 2013-03-27 Listed $25,000 AVMLS
• 2012-11-26 Listed $40,000 AVMLS
• 2011-11-29 Listing Removed — AVMLS
• 2011-10-24 Listed $41,900 AVMLS
• 2011-07-29 Listing Removed — AVMLS
• 2011-05-25 Listed $45,000 AVMLS
• 2010-12-28 Listed $139,900 AVMLS
• 2010-11-12 Listed $45,000 AVMLS
• 2010-09-09 Listed $149,900 AVMLS
• 2010-06-18 Listed $88,800 AVMLS
• 2010-05-11 Listed $50,000 AVMLS
• 2009-12-15 Listed $88,800 AVMLS
• 2009-09-11 Listed $88,800 AVMLS
• 2009-02-20 Listed $87,000 AVMLS
• 2009-01-16 Listed $39,900 AVMLS
• 2009-01-06 Listed $108,000 AVMLS
• 2008-08-23 Listed $129,000 AVMLS
• 2008-05-06 Listed $58,000 AVMLS
• 2008-02-22 Listed $139,000 AVMLS
• 2008-01-25 Listed $74,900 AVMLS
• 2007-12-26 Listing Removed — AVMLS
• 2007-12-17 Listed $80,000 AVMLS
• 2007-06-05 Listed $79,000 AVMLS
• 2006-11-22 Listed $140,000 AVMLS
• 2004-11-19 Listing Removed — AVMLS
• 2004-07-09 Listed $93,900 AVMLS
• 2004-06-02 Listed $60,000 AVMLS
• 2004-03-11 Listing Removed — AVMLS