5200 Entrar Dr #174 · Palmdale, CA 93551

$270,000

4 bd · 2.0 ba · 1,904 sqft · Manufactured public records · 67 Days on market

Built 2001 Est $242k · 12% 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 +4.1/10.0
• Rent growth +3.1/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 5200 Entrar Dr Space 174, located in the highly desirable Boulders II gated community. This Spacious home offers comfort, convenience, and a lifestyle you'll love. Beautifully landscaped and well maintained, sitting on one of the bigger lots in the community. Inside, you'll find a clean, inviting space ready for its next owner to make it their own. Living in Boulders II means enjoying resort style amenities including a sparkling swimming pool, playground, clubhouse, and fully equipped fitness room. The community also offers a gated entrance with 24-hour security and an on site attendant for added peace of mind. Wheelchair accessible entrances and parking areas provide additional convenience and accessibility. Whether you're looking for comfort, security, or community amenities, this home checks all the boxes. Don't miss your opportunity to own in one of the area's most sought after gated communities.

Key facts

• Clubhouse
• Gated entrance
• Playground

Tags

• BOULDERS II GATED COMMUNITY
• SPARKLING SWIMMING POOL
• PLAYGROUND
• CLUBHOUSE
• FULLY EQUIPPED FITNESS ROOM
• GATED ENTRANCE

Property features AI

Finance

• Other: Park name: Boulders 2
• Financial info: Manager approval required
• HOA & community: Land lease: $663 monthly (park-reported)

Exterior

• Parking: Located in Boulders 2 park
• Utilities: Natural gas connected; Electricity connected (standard); Public sewer; District/Public water
• Home design: Single-story; Mobile home remains on site; Mobile dimensions approximately 13' x 68'; Living area per assessor
• Construction: Year built per assessor; Rectangular lot shape
• Exterior features: Community pool; Back yard; Lawn; Curbs; Park (community)

Interior

• Kitchen: Gas range
• Bedrooms: Entry level: 1
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Bathtub; Double sinks in master bathroom
• Heating & cooling: Central cooling
• Interior features: Side entry; Community spa
• Laundry & utility: Washer/dryer inside (in-home laundry)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $270k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $270k).
• Recommended offer: $254k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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); 387 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 42% of the median local income ($120k/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 $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.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $76k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y 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 $66k; list at $270k implies a 308% gain — meaningful room to come down on a strong offer.

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 $253,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
5. 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?
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: 1.57% ✓
• Cap rate: 14.00%
• Cash-on-cash: 27.53%
• DSCR: 2.22
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $241,808
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40701 Rancho Vista Blvd Spc 353	0.22mi	3/2.0 (-1)	1,944 (+2%)	1mo	$242,000	$124	80
5200 Entrar Dr #156	0.00mi	5/2.0 (+1)	1,868 (-2%)	18mo	$265,000	$142	77
5200 Entrar Dr #111	0.00mi	3/2.0 (-1)	2,176 (+14%)	12mo	$276,500	$127	61
40701 Rancho Vista Blvd Blvd #52	0.22mi	4/2.0	1,680 (-12%)	16mo	$270,000	$161	57
40701 W Rancho Vista Blvd #241	0.22mi	3/2.0 (-1)	1,680 (-12%)	17mo	$200,000	$119	51

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 · 2.29% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 1.84×
• Total profit: $63,606
• Equity at exit: $40,258

10-year hold

• IRR: 28.5%
• Equity multiple: 3.45×
• Total profit: $185,087
• Equity at exit: $23,345

Cash invested: $75,600 (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: 387
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $4,234 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$83 /mo · $990/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$889
• Net cashflow: $1,734

Break-even live

Break-even rent $2,039

Max offer price $270,000

Occupancy floor 54%

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4660 Grandview Dr Palmdale, CA	3.0	2.0	1494	$3,040	$2.03	1d	1	0.71mi
40352 Palmas Ct Palmdale, CA	4.0	3.0	1881	$3,800	$2.02	10d	1	1.00mi

Listing history 30 events

1. 2026-06-18
   days on market $270,000 Active 67 DOM
2. 2026-06-17
   days on market $270,000 Active 66 DOM
3. 2026-06-16
   days on market $270,000 Active 65 DOM
4. 2026-06-15
   days on market $270,000 Active 64 DOM
5. 2026-06-13
   days on market $270,000 Active 62 DOM
6. 2026-06-13
   days on market $270,000 Active 61 DOM
7. 2026-06-09
   days on market $270,000 Active 58 DOM
8. 2026-06-08
   days on market $270,000 Active 57 DOM
9. 2026-06-07
   statusdays on market $270,000 Active 56 DOM
10. 2026-04-30
    status Pending Sale

    Show marketing remark (925 chars)

    Welcome to 5200 Entrar Dr Space 174, located in the highly desirable Boulders II gated community. This Spacious home offers comfort, convenience, and a lifestyle you'll love. Beautifully landscaped and well maintained, sitting on one of the bigger lots in the community. Inside, you'll find a clean, inviting space ready for its next owner to make it their own. Living in Boulders II means enjoying resort style amenities including a sparkling swimming pool, playground, clubhouse, and fully equipped fitness room. The community also offers a gated entrance with 24-hour security and an on site attendant for added peace of mind. Wheelchair accessible entrances and parking areas provide additional convenience and accessibility. Whether you're looking for comfort, security, or community amenities, this home checks all the boxes. Don't miss your opportunity to own in one of the area's most sought after gated communities.

11. 2026-04-30
    status Pending 925-char remark

    Show marketing remark (925 chars)

    Welcome to 5200 Entrar Dr Space 174, located in the highly desirable Boulders II gated community. This Spacious home offers comfort, convenience, and a lifestyle you'll love. Beautifully landscaped and well maintained, sitting on one of the bigger lots in the community. Inside, you'll find a clean, inviting space ready for its next owner to make it their own. Living in Boulders II means enjoying resort style amenities including a sparkling swimming pool, playground, clubhouse, and fully equipped fitness room. The community also offers a gated entrance with 24-hour security and an on site attendant for added peace of mind. Wheelchair accessible entrances and parking areas provide additional convenience and accessibility. Whether you're looking for comfort, security, or community amenities, this home checks all the boxes. Don't miss your opportunity to own in one of the area's most sought after gated communities.

12. 2026-03-30
    status Active

    Show marketing remark (925 chars)

    Welcome to 5200 Entrar Dr Space 174, located in the highly desirable Boulders II gated community. This Spacious home offers comfort, convenience, and a lifestyle you'll love. Beautifully landscaped and well maintained, sitting on one of the bigger lots in the community. Inside, you'll find a clean, inviting space ready for its next owner to make it their own. Living in Boulders II means enjoying resort style amenities including a sparkling swimming pool, playground, clubhouse, and fully equipped fitness room. The community also offers a gated entrance with 24-hour security and an on site attendant for added peace of mind. Wheelchair accessible entrances and parking areas provide additional convenience and accessibility. Whether you're looking for comfort, security, or community amenities, this home checks all the boxes. Don't miss your opportunity to own in one of the area's most sought after gated communities.

13. 2026-03-30
    status Active 925-char remark

    Show marketing remark (925 chars)

    Welcome to 5200 Entrar Dr Space 174, located in the highly desirable Boulders II gated community. This Spacious home offers comfort, convenience, and a lifestyle you'll love. Beautifully landscaped and well maintained, sitting on one of the bigger lots in the community. Inside, you'll find a clean, inviting space ready for its next owner to make it their own. Living in Boulders II means enjoying resort style amenities including a sparkling swimming pool, playground, clubhouse, and fully equipped fitness room. The community also offers a gated entrance with 24-hour security and an on site attendant for added peace of mind. Wheelchair accessible entrances and parking areas provide additional convenience and accessibility. Whether you're looking for comfort, security, or community amenities, this home checks all the boxes. Don't miss your opportunity to own in one of the area's most sought after gated communities.

14. 2026-03-23
    historical 925-char remark

    Show marketing remark (925 chars)

    Welcome to 5200 Entrar Dr Space 174, located in the highly desirable Boulders II gated community. This Spacious home offers comfort, convenience, and a lifestyle you'll love. Beautifully landscaped and well maintained, sitting on one of the bigger lots in the community. Inside, you'll find a clean, inviting space ready for its next owner to make it their own. Living in Boulders II means enjoying resort style amenities including a sparkling swimming pool, playground, clubhouse, and fully equipped fitness room. The community also offers a gated entrance with 24-hour security and an on site attendant for added peace of mind. Wheelchair accessible entrances and parking areas provide additional convenience and accessibility. Whether you're looking for comfort, security, or community amenities, this home checks all the boxes. Don't miss your opportunity to own in one of the area's most sought after gated communities.

15. 2026-03-23
    historical

    Show marketing remark (925 chars)

    Welcome to 5200 Entrar Dr Space 174, located in the highly desirable Boulders II gated community. This Spacious home offers comfort, convenience, and a lifestyle you'll love. Beautifully landscaped and well maintained, sitting on one of the bigger lots in the community. Inside, you'll find a clean, inviting space ready for its next owner to make it their own. Living in Boulders II means enjoying resort style amenities including a sparkling swimming pool, playground, clubhouse, and fully equipped fitness room. The community also offers a gated entrance with 24-hour security and an on site attendant for added peace of mind. Wheelchair accessible entrances and parking areas provide additional convenience and accessibility. Whether you're looking for comfort, security, or community amenities, this home checks all the boxes. Don't miss your opportunity to own in one of the area's most sought after gated communities.

16. 2026-02-27
    listed $270,000 Active

    Show marketing remark (925 chars)

    Welcome to 5200 Entrar Dr Space 174, located in the highly desirable Boulders II gated community. This Spacious home offers comfort, convenience, and a lifestyle you'll love. Beautifully landscaped and well maintained, sitting on one of the bigger lots in the community. Inside, you'll find a clean, inviting space ready for its next owner to make it their own. Living in Boulders II means enjoying resort style amenities including a sparkling swimming pool, playground, clubhouse, and fully equipped fitness room. The community also offers a gated entrance with 24-hour security and an on site attendant for added peace of mind. Wheelchair accessible entrances and parking areas provide additional convenience and accessibility. Whether you're looking for comfort, security, or community amenities, this home checks all the boxes. Don't miss your opportunity to own in one of the area's most sought after gated communities.

17. 2026-02-27
    listed $270,000 Active 925-char remark

    Show marketing remark (925 chars)

    Welcome to 5200 Entrar Dr Space 174, located in the highly desirable Boulders II gated community. This Spacious home offers comfort, convenience, and a lifestyle you'll love. Beautifully landscaped and well maintained, sitting on one of the bigger lots in the community. Inside, you'll find a clean, inviting space ready for its next owner to make it their own. Living in Boulders II means enjoying resort style amenities including a sparkling swimming pool, playground, clubhouse, and fully equipped fitness room. The community also offers a gated entrance with 24-hour security and an on site attendant for added peace of mind. Wheelchair accessible entrances and parking areas provide additional convenience and accessibility. Whether you're looking for comfort, security, or community amenities, this home checks all the boxes. Don't miss your opportunity to own in one of the area's most sought after gated communities.

18. 2015-03-19
    historical
19. 2015-03-19
    historical
20. 2015-03-19
    historical
21. 2013-03-22
    soldstatus $66,250
22. 2012-07-23
    listed $67,500
23. 2010-01-13
    historical
24. 2010-01-12
    historical
25. 2009-12-30
    price $88,900
26. 2009-07-01
    listed $88,900
27. 2008-12-30
    listed $88,900
28. 2008-10-30
    listed $134,000
29. 2008-06-04
    listed $119,900
30. 2007-09-02
    listed $144,000

ⓘ 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: $990 · $83/mo
• Projected year-2 tax: $2,052 · $171/mo
• Expected delta: +$1,062/yr (+$88/mo · 107.2%)

ⓘ 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 (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: $50,813
• − Mortgage interest: −$15,124
• − Property taxes: −$990
• − Insurance: −$1,350
• − Repairs & maintenance: −$4,065
• − Management: −$4,065
• − Depreciation: −$7,855
• Taxable income: $17,364
• Est. tax owed @ 24.0%: −$4,167
• After-tax cash flow: $16,644/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

+87.5% since first listed

21 events — show timeline

• 2026-04-30 Pending — CRMLS
• 2026-04-30 Pending — AVMLS
• 2026-03-30 Relisted — CRMLS
• 2026-03-30 Relisted — AVMLS
• 2026-03-23 Listing Removed — AVMLS
• 2026-03-23 Listing Removed — CRMLS
• 2026-02-27 Listed $270,000 AVMLS
• 2026-02-27 Listed $270,000 CRMLS
• 2015-03-19 Listing Removed — AVMLS
• 2015-03-19 Listing Removed — AVMLS
• 2015-03-19 Listing Removed — AVMLS
• 2013-03-22 Sold (MLS) $66,250 AVMLS
• 2012-07-23 Listed $67,500 AVMLS
• 2010-01-13 Listing Removed — CRMLS
• 2010-01-12 Listing Removed — AVMLS
• 2009-12-30 Price Changed $88,900 CRMLS
• 2009-07-01 Listed $88,900 AVMLS
• 2008-12-30 Listed $88,900 AVMLS
• 2008-10-30 Listed $134,000 CRMLS
• 2008-06-04 Listed $119,900 AVMLS
• 2007-09-02 Listed $144,000 AVMLS

Property tax history

+3.8%/yr

Latest (2025): $990 · +3.8% YoY. Source: county tax records.