3753 E Avenue I Spc 58 · Lancaster, CA 93535

$160,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 28 Days on market

Built 1987 Est $111k · 45% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Home in Sherwood Park with Ample Living Space and amenities. This beautiful home in Sherwood Park is meticulously maintained and offers a spacious, open floor plan that flows effortlessly throughout. Featuring laminate flooring in the main area, a separate dining area, and laundry room, this home boasts a versatile and comfortable living space. The large patio area can be used for various purposes, making it a great spot to unwind. All three bedrooms are roomy, with large closets for storage, and the two well-maintained bathrooms are a bonus. The sale includes all appliances, so come take a look and see for yourself - you won't be disappointed!

Key facts

• Open floor plan
• Laminate flooring
• Mini-split systems

Tags

• OPEN FLOOR PLAN
• LAMINATE FLOORING
• INDOOR LAUNDRY ROOM
• OUTDOOR STORAGE SHED
• MINI-SPLIT SYSTEMS
• VERSATILE PATIO SPACE

Property features AI

Finance

• Other: APN 8950-140-058; Unit features include awnings and porch
• HOA & community: Park rent $695 (new space rent); Park deposit $500; Deposit $500; Park allows all ages; Park manager on site (phone: [phone])

Exterior

• Utilities: Individual utility meter; Natural gas; Cable TV
• Home design: Mobile home (manufactured 1987); Single-level; Located in Sherwood Mobile Home Park, Space 58
• Construction: Composition shingle roof; Manufactured by Universal; Model: Universal; Built/Manufactured 1987; Serial number VL01256A1B; Length 48 ft, width 24 ft
• Exterior features: Skirted mobile home; Pool in the mobile home park

Interior

• Kitchen: Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air; Ductless cooling/heating options
• Interior features: Porch; Awnings
• Laundry & utility: Washer; Dryer; Laundry available in the park

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 4.3% in Lancaster — 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 68/100 on livability (#282 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, amenities B+; Watch: health & safety C-, schools F, crime F.
• Eastside Union Elementary (suburban): math 15% / reading 27% proficiency, ranked #1,226 of 1,400 in CA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 1169 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 45% of the median local income ($70k/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 $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 + 0.1% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $133k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,600 (1.5% below list)

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 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?
3. 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?
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: 1.65% ✓
• Cap rate: 14.87%
• Cash-on-cash: 30.63%
• DSCR: 2.36
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $110,592
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3753 E Avenue I #72	0.00mi	3/2.0	1,248 (+8%)	14mo	$120,000	$96	75

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 · 0.14% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 1.88×
• Total profit: $39,458
• Equity at exit: $23,857

10-year hold

• IRR: 28.5%
• Equity multiple: 3.22×
• Total profit: $99,292
• Equity at exit: $13,834

Cash invested: $44,800 (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 93535

• Home prices YoY: -24.3%
• Rents YoY: 0.1%
• Active inventory: 1169
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,637 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$34 /mo · $405/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $1,143

Break-even live

Break-even rent $1,189

Max offer price $160,000

Occupancy floor 52%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44709 26th St E Lancaster, CA	3.0	2.0	1316	$2,300	$1.75	18d	1	1.46mi

Listing history 21 events

1. 2026-06-18
   days on market $160,000 Active 28 DOM
2. 2026-06-17
   days on market $160,000 Active 27 DOM
3. 2026-06-16
   days on market $160,000 Active 26 DOM
4. 2026-06-15
   days on market $160,000 Active 25 DOM
5. 2026-06-13
   days on market $160,000 Active 23 DOM
6. 2026-06-13
   days on market $160,000 Active 22 DOM
7. 2026-06-09
   days on market $160,000 Active 19 DOM
8. 2026-06-08
   days on market $160,000 Active 18 DOM
9. 2026-06-07
   days on market $160,000 Active 17 DOM
10. 2026-06-04
    days on market $160,000 Active 14 DOM
11. 2026-06-03
    days on market $160,000 Active 13 DOM
12. 2026-06-02
    days on market $160,000 Active 12 DOM
13. 2026-06-01
    days on market $160,000 Active 11 DOM
14. 2026-05-31
    days on market $160,000 Active 10 DOM
15. 2026-05-21
    listed $160,000 Active
16. 2024-01-10
    soldstatus $133,000 Closed 661-char remark

    Show marketing remark (661 chars)

    Charming Home in Sherwood Park with Ample Living Space and amenities. This beautiful home in Sherwood Park is meticulously maintained and offers a spacious, open floor plan that flows effortlessly throughout. Featuring laminate flooring in the main area, a separate dining area, and laundry room, this home boasts a versatile and comfortable living space. The large patio area can be used for various purposes, making it a great spot to unwind. All three bedrooms are roomy, with large closets for storage, and the two well-maintained bathrooms are a bonus. The sale includes all appliances, so come take a look and see for yourself - you won't be disappointed!

17. 2023-12-13
    status Pending 661-char remark

    Show marketing remark (661 chars)

    Charming Home in Sherwood Park with Ample Living Space and amenities. This beautiful home in Sherwood Park is meticulously maintained and offers a spacious, open floor plan that flows effortlessly throughout. Featuring laminate flooring in the main area, a separate dining area, and laundry room, this home boasts a versatile and comfortable living space. The large patio area can be used for various purposes, making it a great spot to unwind. All three bedrooms are roomy, with large closets for storage, and the two well-maintained bathrooms are a bonus. The sale includes all appliances, so come take a look and see for yourself - you won't be disappointed!

18. 2023-12-07
    listed $129,000 Active 661-char remark

    Show marketing remark (661 chars)

    Charming Home in Sherwood Park with Ample Living Space and amenities. This beautiful home in Sherwood Park is meticulously maintained and offers a spacious, open floor plan that flows effortlessly throughout. Featuring laminate flooring in the main area, a separate dining area, and laundry room, this home boasts a versatile and comfortable living space. The large patio area can be used for various purposes, making it a great spot to unwind. All three bedrooms are roomy, with large closets for storage, and the two well-maintained bathrooms are a bonus. The sale includes all appliances, so come take a look and see for yourself - you won't be disappointed!

19. 2019-05-31
    historical 23-char remark

    Show marketing remark (23 chars)

    Informational use only.

20. 2019-05-31
    soldstatus $53,500 Closed 23-char remark

    Show marketing remark (23 chars)

    Informational use only.

21. 2019-05-29
    listed $53,500 Active 23-char remark

    Show marketing remark (23 chars)

    Informational use only.

ⓘ 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: $405 · $34/mo
• Projected year-2 tax: $1,216 · $101/mo
• Expected delta: +$811/yr (+$68/mo · 200.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 5 d/yr ≥101°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,638
• − Mortgage interest: −$8,962
• − Property taxes: −$405
• − Insurance: −$800
• − Repairs & maintenance: −$2,531
• − Management: −$2,531
• − Depreciation: −$4,655
• Taxable income: $11,754
• Est. tax owed @ 24.0%: −$2,821
• After-tax cash flow: $10,900/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: Eastside Union Elementary
• NCES district ID: 0611910
• Math proficiency: 15% ▲ 1.00%
• Reading proficiency: 27% ▲ 3.00%
• Median HH income: $44,840
• Composite: 21.43/100
• National rank: #13636
• State rank: #1226 of 1400 in CA

Livability — Lancaster

• Score: 68/100
• State rank: #282
• US rank: #9504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, CA
• County: Los Angeles County · 9,444,647 people
• City population: 194,251
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 79,409
• Household income: $70,360
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 2494.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 55% Two or more races 25% Black 21% White 17% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 60% English-only · Spanish 37% Tagalog/Filipino 1% Other Indo-European 1%

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: ▼ -144.13%
• Current HPI: 449.4494
• Rent YoY: ▲ 0.14%
• 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

+199.1% since first listed

7 events — show timeline

• 2026-05-21 Listed $160,000 AVMLS
• 2024-01-10 Sold (MLS) $133,000 AVMLS
• 2023-12-13 Pending — AVMLS
• 2023-12-07 Listed $129,000 AVMLS
• 2019-05-31 Listing Removed — AVMLS
• 2019-05-31 Sold (MLS) $53,500 AVMLS
• 2019-05-29 Listed $53,500 AVMLS

Property tax history

+37.8%/yr

Latest (2025): $405 · +37.8% YoY. Source: county tax records.