17705 S Western Ave #114 · Torrance, CA 90248

$150,000

3 bd · 2.0 ba · 980 sqft · Manufactured public records · 181 Days on market

Built 1993 $153/sqft · 17% above area Est $128k · 17% 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
• Schools +5.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in Ready!!! This charming 3Bedroom, 2Bathroom mobile home is nicely kept and move in ready!!! Step up to a perfectly sized covered patio with tastefully chosen non-slip tile, then step down to a comfortable space to relax or enjoy an intimate barbecue. The home feels bright and open with tall ceilings and ceramic floors throughout. The kitchen is compact and practical with plenty of cabinets. The independent dining area has sliding doors that open to the side and backyard. There’s a convenient in-home laundry room with washer and dryer. Both bathrooms are a good size with tub/shower combos and newer sinks. Central heating runs throughout the home with floor vents, and a cooler in the living room keeps it fresh in the summer. Recent updates include a new roof (June 2025), new laminate flooring in bedroom 3, fresh interior paint and exterior paint approximately 2 years old. The driveway comfortably fits 2 cars. The community features a large pool and jacuzzi, plus a small hall that can hold up to approx. 100 people for family gatherings, parties, or bowling nights. A cozy, comfortable home ready for you!

Key facts

• Community pool
• Built 1993
• Listed 181 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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: schools A+, amenities A+, commute 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.
• Market conditions: 25 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $4k 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 $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y ago; this cycle's ask has dropped $35k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $150k implies a 300% gain — meaningful room to come down on a strong offer.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.83% ✓
• Cap rate: 16.60%
• Cash-on-cash: 36.80%
• DSCR: 2.64
• GRM: 4.6

CMA / ARV

• ARV (median comp): $128,012
• List price: $150,000
• Delta: 17.18%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17705 S Western Ave #53	0.00mi	3/2.0	990 (+1%)	7mo	$155,000	$157	93
17705 S Western Ave #85	0.00mi	4/2.0 (+1)	1,000 (+2%)	10mo	$90,000	$90	83
17705 S Western #24	0.10mi	3/2.0	1,000 (+2%)	12mo	$114,900	$115	82
17700 Western Ave S #190	0.23mi	2/2.0 (-1)	960 (-2%)	5mo	$95,000	$99	77
17700 S Western Ave #174	0.30mi	2/2.0 (-1)	960 (-2%)	1mo	$178,000	$185	76
17700 S Western Ave #162	0.23mi	2/2.0 (-1)	960 (-2%)	7mo	$152,500	$159	75
17700 S Western Ave #35	0.23mi	2/2.0 (-1)	960 (-2%)	10mo	$130,000	$135	72
17705 S Western Ave #18	0.00mi	2/2.0 (-1)	1,080 (+10%)	9mo	$117,000	$108	70
17700 Western Ave SPC 111	0.30mi	2/2.0 (-1)	960 (-2%)	10mo	$159,000	$166	69
17700 S Western Ave #116	0.24mi	2/2.0 (-1)	1,040 (+6%)	9mo	$155,000	$149	66
17705 S Western S #47	0.23mi	4/1.0 (+1)	900 (-8%)	7mo	$55,000	$61	61
16950 S Gramercy Pl Unit 7A	0.55mi	3/2.0	920 (-6%)	12mo	$180,000	$196	54

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: 32.6%
• Equity multiple: 2.37×
• Total profit: $57,677
• Equity at exit: $22,365

10-year hold

• IRR: 39.6%
• Equity multiple: 4.71×
• Total profit: $155,642
• Equity at exit: $12,969

Cash invested: $42,000 (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 90248

• Active inventory: 25
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,747 high
• Mortgage (P&I): −$787
• Tax from tax record: −$33 /mo · $393/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $1,288

Break-even live

Break-even rent $1,116

Max offer price $150,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,373	-5% $1,331	+0% $1,288	+5% $1,246	+10% $1,203
Rent	-10% $1,071	-5% $1,180	+0% $1,288	+5% $1,397	+10% $1,505
Rate	-1.0pp $1,364	-0.5pp $1,326	base $1,288	+0.5pp $1,249	+1.0pp $1,210

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17405 Van Ness Ave Torrance, CA	2.0	2.0	850	$2,775	$3.26	16d	1	0.44mi
17313 Denker Ave Unit 4 Gardena, CA	2.0	1.0	985	$2,300	$2.34	44d	1	0.44mi
1443 W 179th St Apt 104 Gardena, CA	2.0	2.0	850	$2,500	$2.94	44d	1	0.61mi
1443 W 179th St Unit 107 Gardena, CA	2.0	1.0	800	$2,450	$3.06	25d	1	0.61mi
1439 W 179th St Unit 03 Gardena, CA	2.0	1.0	650	$2,250	$3.46	44d	1	0.63mi
16507 Saint Andrews Pl Unit C Gardena, CA	2.0	1.0	850	$2,650	$3.12	44d	1	0.74mi
1243 Electric St Gardena, CA	2.0	2.0	866	$2,850	$3.29	8d	1	0.88mi
1616 W Gardena Blvd Gardena, CA	2.0	1.0	882	$2,800	$3.17	3d	1	0.88mi
17229 Atkinson Ave Torrance, CA	3.0	1.0	967	$3,600	$3.72	44d	1	0.88mi
16326 Denker Ave Gardena, CA	2.0	1.0	908	$3,000	$3.30	44d	1	0.93mi
16901 Crenshaw Blvd Unit 1 Torrance, CA	2.0	1.0	800	$2,500	$3.12	25d	1	1.03mi
1328 W Gardena Blvd Apt 3 Gardena, CA	2.0	2.0	1080	$2,700	$2.50	44d	1	1.04mi
16120 Van Ness Ave Unit 6 Torrance, CA	2.0	1.0	690	$2,026	$2.94	19d	1	1.05mi
17309 Elgar Ave Torrance, CA	2.0	1.0	838	$3,400	$4.06	13d	1	1.05mi
17309 Elgar Ave Torrance, CA	2.0	1.0	838	$3,400	$4.06	8d	1	1.05mi
16713 Crenshaw Blvd Torrance, CA	3.0	1.0	850	$2,450	$2.88	44d	1	1.08mi
1343 W 164th St Gardena, CA	2.0	2.0	800	$2,700	$3.38	25d	1	1.10mi
17513 Glenburn Ave Torrance, CA	2.0	2.0	800	$3,195	$3.99	44d	1	1.13mi
15825 Denker Ave Unit A Gardena, CA	2.0	1.0	900	$2,750	$3.06	44d	1	1.22mi
16935 S Vermont Ave Gardena, CA	2.0	1.0	850	$2,295	$2.70	25d	1	1.23mi
16920 S Vermont Ave Unit D Gardena, CA	2.0	1.5	1100	$2,795	$2.54	19d	1	1.27mi
16920 S Vermont Ave Gardena, CA	2.0	1.5	1100	$2,795	$2.54	25d	1	1.27mi
860 W 165th Pl Apt 201 Gardena, CA	2.0	2.0	925	$2,395	$2.59	44d	1	1.36mi
17302 Yukon Ave Torrance, CA	2.0	2.0	990	$2,782	$2.81	25d	2	1.38mi
15702 Brighton Ave Unit 4 Gardena, CA	2.0	1.0	750	$2,500	$3.33	19d	1	1.43mi
3619 W 172nd St Torrance, CA	3.0	2.0	999	$4,200	$4.20	44d	1	1.48mi
16915 Yukon Ave Unit 6 Torrance, CA	2.0	1.0	903	$2,650	$2.93	25d	1	1.48mi
16700 Yukon Ave #108 Torrance, CA	2.0	2.0	859	$3,200	$3.73	44d	1	1.49mi

Listing history 20 events

1. 2026-06-17
   days on market $150,000 Active 181 DOM
2. 2026-06-16
   days on market $150,000 Active 180 DOM
3. 2026-06-15
   days on market $150,000 Active 179 DOM
4. 2026-06-13
   days on market $150,000 Active 177 DOM
5. 2026-06-13
   days on market $150,000 Active 176 DOM
6. 2026-06-09
   days on market $150,000 Active 173 DOM
7. 2026-06-08
   days on market $150,000 Active 172 DOM
8. 2026-06-07
   days on market $150,000 Active 171 DOM
9. 2026-06-04
   days on market $150,000 Active 168 DOM
10. 2026-06-03
    days on market $150,000 Active 167 DOM
11. 2026-06-02
    days on market $150,000 Active 166 DOM
12. 2026-06-01
    days on market $150,000 Active 165 DOM
13. 2026-05-31
    days on market $150,000 Active 164 DOM
14. 2026-05-04
    price $150,000 1130-char remark

    Show marketing remark (1130 chars)

    Move in Ready!!! This charming 3Bedroom, 2Bathroom mobile home is nicely kept and move in ready!!! Step up to a perfectly sized covered patio with tastefully chosen non-slip tile, then step down to a comfortable space to relax or enjoy an intimate barbecue. The home feels bright and open with tall ceilings and ceramic floors throughout. The kitchen is compact and practical with plenty of cabinets. The independent dining area has sliding doors that open to the side and backyard. There’s a convenient in-home laundry room with washer and dryer. Both bathrooms are a good size with tub/shower combos and newer sinks. Central heating runs throughout the home with floor vents, and a cooler in the living room keeps it fresh in the summer. Recent updates include a new roof (June 2025), new laminate flooring in bedroom 3, fresh interior paint and exterior paint approximately 2 years old. The driveway comfortably fits 2 cars. The community features a large pool and jacuzzi, plus a small hall that can hold up to approx. 100 people for family gatherings, parties, or bowling nights. A cozy, comfortable home ready for you!

15. 2026-01-19
    price $165,000 1130-char remark

    Show marketing remark (1130 chars)

    Move in Ready!!! This charming 3Bedroom, 2Bathroom mobile home is nicely kept and move in ready!!! Step up to a perfectly sized covered patio with tastefully chosen non-slip tile, then step down to a comfortable space to relax or enjoy an intimate barbecue. The home feels bright and open with tall ceilings and ceramic floors throughout. The kitchen is compact and practical with plenty of cabinets. The independent dining area has sliding doors that open to the side and backyard. There’s a convenient in-home laundry room with washer and dryer. Both bathrooms are a good size with tub/shower combos and newer sinks. Central heating runs throughout the home with floor vents, and a cooler in the living room keeps it fresh in the summer. Recent updates include a new roof (June 2025), new laminate flooring in bedroom 3, fresh interior paint and exterior paint approximately 2 years old. The driveway comfortably fits 2 cars. The community features a large pool and jacuzzi, plus a small hall that can hold up to approx. 100 people for family gatherings, parties, or bowling nights. A cozy, comfortable home ready for you!

16. 2025-12-18
    listed $184,999 Active 1130-char remark

    Show marketing remark (1130 chars)

    Move in Ready!!! This charming 3Bedroom, 2Bathroom mobile home is nicely kept and move in ready!!! Step up to a perfectly sized covered patio with tastefully chosen non-slip tile, then step down to a comfortable space to relax or enjoy an intimate barbecue. The home feels bright and open with tall ceilings and ceramic floors throughout. The kitchen is compact and practical with plenty of cabinets. The independent dining area has sliding doors that open to the side and backyard. There’s a convenient in-home laundry room with washer and dryer. Both bathrooms are a good size with tub/shower combos and newer sinks. Central heating runs throughout the home with floor vents, and a cooler in the living room keeps it fresh in the summer. Recent updates include a new roof (June 2025), new laminate flooring in bedroom 3, fresh interior paint and exterior paint approximately 2 years old. The driveway comfortably fits 2 cars. The community features a large pool and jacuzzi, plus a small hall that can hold up to approx. 100 people for family gatherings, parties, or bowling nights. A cozy, comfortable home ready for you!

17. 2002-10-25
    soldstatus $37,500 22-char remark

    Show marketing remark (22 chars)

    Call 1st Supra Lockbox

18. 2002-06-23
    listed $39,900 22-char remark

    Show marketing remark (22 chars)

    Call 1st Supra Lockbox

19. 2002-05-10
    historical
20. 2001-07-04
    listed $46,000

ⓘ 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: $393 · $33/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$747/yr (+$62/mo · 189.9%)

ⓘ 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 4/10 Moderate 4 d/yr ≥86°F today · 12 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: $32,961
• − Mortgage interest: −$8,402
• − Property taxes: −$393
• − Insurance: −$750
• − Repairs & maintenance: −$2,637
• − Management: −$2,637
• − Depreciation: −$4,364
• Taxable income: $13,778
• Est. tax owed @ 24.0%: −$3,307
• After-tax cash flow: $12,150/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
• City population: 153,473
• Population (ZIP): 11,144

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Asian 32% Hispanic / Latino 31% Black 21% Two or more races 12% White 7%
• Hispanic origin (detail): Mexican 20% Puerto Rican 2%
• Common ancestry: British 1%
• Foreign-born: 37% · Canada, South Korea, Vietnam
• Languages at home: 53% English-only · Spanish 25% Other Asian/Pacific 10% Tagalog/Filipino 6%

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: ▼ -318.63%
• Current HPI: 409.9768
• 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

+226.1% since first listed

7 events — show timeline

• 2026-05-04 Price Changed $150,000 CRMLS
• 2026-01-19 Price Changed $165,000 CRMLS
• 2025-12-18 Listed $184,999 CRMLS
• 2002-10-25 Sold (MLS) $37,500 CRMLS
• 2002-06-23 Listed $39,900 CRMLS
• 2002-05-10 Listing Removed — CRMLS
• 2001-07-04 Listed $46,000 CRMLS

Property tax history

+4.6%/yr

Latest (2025): $393 · +4.6% YoY. Source: county tax records.