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1750 E Avenue Q14
D+ Composite 45.57
Why this score? — see what drove the D+ 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).

  • ARV discount +15.0/15.0
  • Cash flow +10.6/30.0
  • 1% rule +5.0/10.0
  • Condition / age +3.8/5.0
  • DSCR +3.0/10.0
  • Rent growth +2.9/5.0
  • Livability +2.8/5.0
  • Schools +2.5/10.0
  • Appreciation +0.0/10.0

$299,999

1750 E Avenue Q14 · Palmdale, CA 93550
4 bd · 2.0 ba · 1,528 sqft · SingleFamily · 180 Days on market
Built 1988 Good condition 1,358 sqft lot 2-car garage $196/sqft · 34% below area Est $452k · 34% under $440/mo HOA · 15% of rent ↓ 6% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Step into elevated living with this stunningly upgraded 3-bedroom, 2-bath condominium offering 1,316 sq ft of modern sophistication. From the moment you enter, you're greeted by an open and airy layout enhanced by elegant finishes and contemporary design. The seamless flow between living, dining, and kitchen spaces creates the perfect setting for both intimate gatherings and everyday comfort. Designed for effortless living, this home offers a private retreat feel while being conveniently located near everything Palmdale has to offer. A true gem that delivers style, comfort, and luxury at an unbeatable value.

Key facts

  • 1,358 sq ft lot
  • 2 garage spots
  • Built 1988

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 4-bed/2.0-bath single-family listed at $300k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-150 ($-2k/yr) — negative.
  • To cash-flow at today's rent, offer at most $278k (7.2% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $299k (0.3% below list).
  • Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
  • Cap rate 5.7% vs local median 4.3% 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: crime F, amenities F, cost of living F.
  • Palmdale Elementary (suburban): math 20% / reading 31% proficiency, ranked #1,147 of 1,400 in CA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
  • Zoned schools: Palmdale Learning Plaza (783 students, 80% FRL); Cactus Medical Health And Technology Magnet Academy (865 students, 92% FRL); Palmdale High (2,443 students, 74% FRL).
  • Market conditions: Rents rising (+1.8%/yr); 575 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 43% 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).
  • At $2,992/mo this rent would consume 58% of the median local household income ($62k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

  • Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

  • It's been on market 180 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

  • Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer $263,999 (12.0% below list)

Questions for the listing agent

  1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
  2. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
  3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  6. 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?
  7. 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?
  8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
  9. 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.
  10. 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.
  11. 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
1.00%
Cap rate
5.69%
Cash-on-cash
-2.14%
DSCR
0.90
GRM
8.4

CMA / ARV

ARV (median comp)
$452,176
List price
$299,999
Delta
-33.65%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
1646 E Avenue Q6 0.53mi 3/2.0 (-1) 1,581 (+4%) 0mo $340,000 $215 64
2309 Gregory 0.65mi 3/2.5 (-1) 1,522 (-0%) 1mo $460,000 $302 61
1720 Sweetbrier 0.56mi 4/2.0 1,631 (+7%) 3mo $425,000 $261 60
1350 E Avenue R3 0.51mi 4/2.0 1,683 (+10%) 2mo $380,000 $226 58
1703 E Avenue R3 0.25mi 3/2.0 (-1) 1,299 (-15%) 4mo $445,000 $343 55
1716 Boysenberry Way 0.40mi 4/3.0 1,346 (-12%) 4mo $455,000 $338 54
37730 Scomar 0.55mi 4/3.0 1,698 (+11%) 0mo $450,000 $265 51
37621 Harvey 0.60mi 3/2.0 (-1) 1,386 (-9%) 2mo $389,000 $281 50
2202 Gregory 0.61mi 4/3.0 1,710 (+12%) 1mo $440,000 $257 47
37604 Millbrook 0.59mi 3/2.0 (-1) 1,322 (-14%) 1mo $425,000 $321 44
2148 Scott Ave 0.67mi 4/3.0 1,710 (+12%) 1mo $450,000 $263 44
2501 E Avenue R4 0.74mi 3/2.0 (-1) 1,374 (-10%) 2mo $530,000 $386 42

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 · 1.76% rent growth · sell at horizon

5-year hold
IRR
-21.4%
Equity multiple
0.27×
Total profit
$-61,513
Equity at exit
$44,731
10-year hold
IRR
-18.7%
Equity multiple
0.06×
Total profit
$-79,310
Equity at exit
$25,938

Cash invested: $84,000 (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.
Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
25 active · 38 under contract
Months of supply
3.8 mo (26%/mo absorbed)
Median asking
$460,000 ($310/sqft)
Median days on market
67 d
This list price
lowest-priced of the active set
ARV vs active asking
-4.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 93550

Home prices YoY
-29.4%
Rents YoY
1.8%
Active inventory
575
Price-to-rent
8.4×

Monthly cashflow live

Estimated rent
$2,992 high interval (Pro) →
Mortgage (P&I)
$1,573
Tax est. 1.5%
$375 /mo · $4,500/yr
Insurance
$125
HOA
$440
Vacancy / Maint / Mgmt
$628
Net cashflow
$-150

Break-even live

Break-even rent $3,181
Max offer price $278,351
Occupancy floor

Sensitivity live

Price -10% $58 -5% $-46 +0% $-150 +5% $-253 +10% $-357
Rent -10% $-386 -5% $-268 +0% $-150 +5% $-31 +10% $87
Rate -1.0pp $1 -0.5pp $-73 base $-150 +0.5pp $-227 +1.0pp $-306

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
$75,000
Closing costs
$9,000
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 37 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
1626 E Avenue Q13 Palmdale, CA 3.0 2.0 1400 $2,295 $1.64 10d 1 0.15mi
37925 Maureen St Palmdale, CA 3.0 2.0 1452 $3,375 $2.32 0d 1 0.21mi
38323 Rita St Palmdale, CA 3.0 1.0 1181 $2,300 $1.95 0d 1 0.28mi
38318 17th St E Palmdale, CA 3.0 1.0 1053 $2,650 $2.52 76d 1 0.28mi
2203 East Avenue R Palmdale, CA 4.0 3.5 1860 $3,000 $1.61 63d 1 0.33mi
1715 Boysenberry Way Palmdale, CA 4.0 3.0 1744 $3,000 $1.72 18d 1 0.38mi
37641 Nectarine Dr Palmdale, CA 4.0 3.0 1346 $2,910 $2.16 0d 1 0.51mi
37744 Lasker Ave Palmdale, CA 4.0 2.0 1269 $3,300 $2.60 8d 1 0.51mi
37637 17th St E Palmdale, CA 4.0 2.5 1744 $2,650 $1.52 33d 1 0.52mi
1621 E Avenue Q6 Palmdale, CA 4.0 2.0 1574 $2,600 $1.65 97d 1 0.56mi
37938 Palm Vista Ave Unit A Palmdale, CA 3.0 1.0 1223 $2,150 $1.76 2d 1 0.65mi
37609 15th St E Palmdale, CA 3.0 2.0 1324 $2,495 $1.88 45d 1 0.68mi
1219 E Avenue R7 Palmdale, CA 3.0 2.0 1264 $2,575 $2.04 0d 1 0.72mi
37414 Drexel St Palmdale, CA 3.0 2.5 1452 $2,500 $1.72 56d 1 0.76mi
2203 E Avenue R10 Palmdale, CA 4.0 3.0 1860 $3,000 $1.61 62d 1 0.77mi
37626 12th St E Palmdale, CA 3.0 2.0 1264 $3,200 $2.53 10d 1 0.78mi
38550 22nd St E #3 Palmdale, CA 3.0 2.0 1987 $2,100 $1.06 37d 1 0.78mi
1138 E Avenue R7 Palmdale, CA 3.0 2.0 1264 $2,455 $1.94 109d 1 0.81mi
38227 Lone Tree Ct Palmdale, CA 3.0 3.0 1854 $2,800 $1.51 0d 1 0.82mi
2559 Sparkling Water Ct #116 Palmdale, CA 5.0 3.0 2043 $4,250 $2.08 0d 1 0.82mi
2658 Greenwood Ct Palmdale, CA 4.0 3.0 2043 $3,299 $1.61 0d 1 0.82mi
37815 Robina Ave Palmdale, CA 3.0 2.0 1083 $2,650 $2.45 0d 1 0.85mi
2260 E Avenue Q4 #70 Palmdale, CA 4.0 2.0 1443 $2,999 $2.08 0d 1 0.86mi
2620 Sparkling Water Ct Palmdale, CA 4.0 3.0 2043 $2,745 $1.34 69d 1 0.92mi
2620 Sparkling Water Ct Palmdale, CA 4.0 3.0 2043 $2,745 $1.34 62d 1 0.92mi
1229 Onyx Dr Palmdale, CA 4.0 2.0 1485 $3,000 $2.02 0d 1 1.01mi
2137 Estrella Ct Unit A Palmdale, CA 4.0 2.0 1944 $2,950 $1.52 0d 1 1.01mi
38707 12th St E Apt 1 Palmdale, CA 3.0 2.5 1200 $1,950 $1.62 63d 1 1.02mi
38657 25th St E Palmdale, CA 3.0 2.0 1200 $2,646 $2.21 0d 1 1.02mi
38722 11th St E Palmdale, CA 1.0–3.0 1.0–2.0 893 $2,310 $2.59 0d 7 1.09mi
37306 Wild Tree St Palmdale, CA 5.0 3.0 1897 $3,099 $1.63 18d 1 1.12mi
38659 Angele Trumpet Ct Palmdale, CA 3.0 2.0 1453 $2,950 $2.03 68d 1 1.24mi
37333 28th St E Palmdale, CA 3.0 2.0 1826 $3,200 $1.75 0d 1 1.34mi
37058 Alton Dr Palmdale, CA 4.0 2.0 2078 $7,000 $3.37 69d 1 1.40mi
37058 Alton Dr Palmdale, CA 4.0 2.0 2078 $4,000 $1.92 0d 1 1.40mi
1904 East Avenue S-4 Unit S4 Palmdale, CA 3.0 2.0 1228 $3,150 $2.57 87d 1 1.44mi
36935 26th St E Palmdale, CA 4.0 2.0 1530 $2,300 $1.50 102d 1 1.44mi

Property features AI

Finance

Other
Property does not include an ADULiving area and lot info sourced from assessor
HOA & community
Part of an association managed by PMP ManagementHOA fee of $440 per monthAssociation provides waterCommunity includes preserve/public land

Exterior

Parking
Attached 2-car garageTwo total parking spaces
Utilities
Public sewerDistrict/public water
Home design
House (condominium common interest)Two storiesEntry on first levelHas a view
Construction
No common walls with neighboring unitsYear built reported by assessor
Exterior features
Front yardNo pool

Interior

Bedrooms
Four bedrooms on the main level
Bathrooms
Two full bathrooms
Heating & cooling
Central furnace heatingCentral cooling
Interior features
Two-level homeFront door entryFamily roomMain level has 4 bedrooms and 2 bathrooms
Laundry & utility
Laundry room inside the home (dedicated/individual room)

Listing history 50 events

  1. 2026-09-24
    days on market $299,999 Active 180 DOM
  2. 2026-09-23
    days on market $299,999 Active 179 DOM
  3. 2026-09-22
    days on market $299,999 Active 178 DOM
  4. 2026-09-21
    days on market $299,999 Active 177 DOM
  5. 2026-09-20
    days on market $299,999 Active 176 DOM
  6. 2026-09-19
    days on market $299,999 Active 175 DOM
  7. 2026-09-18
    days on market $299,999 Active 174 DOM
  8. 2026-09-17
    days on market $299,999 Active 173 DOM
  9. 2026-09-16
    days on market $299,999 Active 172 DOM
  10. 2026-09-15
    days on market $299,999 Active 171 DOM
  11. 2026-09-14
    days on market $299,999 Active 170 DOM
  12. 2026-09-13
    days on market $299,999 Active 169 DOM
  13. 2026-09-12
    days on market $299,999 Active 168 DOM
  14. 2026-09-11
    days on market $299,999 Active 167 DOM
  15. 2026-09-05
    days on market $299,999 Active 161 DOM
  16. 2026-09-04
    days on market $299,999 Active 160 DOM
  17. 2026-09-02
    days on market $299,999 Active 158 DOM
  18. 2026-08-31
    days on market $299,999 Active 156 DOM
  19. 2026-08-30
    days on market $299,999 Active 155 DOM
  20. 2026-08-29
    days on market $299,999 Active 154 DOM
  21. 2026-08-28
    days on market $299,999 Active 153 DOM
  22. 2026-08-27
    days on market $299,999 Active 152 DOM
  23. 2026-08-26
    days on market $299,999 Active 151 DOM
  24. 2026-08-25
    days on market $299,999 Active 150 DOM
  25. 2026-08-24
    days on market $299,999 Active 149 DOM
  26. 2026-08-23
    days on market $299,999 Active 148 DOM
  27. 2026-08-22
    days on market $299,999 Active 147 DOM
  28. 2026-08-21
    days on market $299,999 Active 146 DOM
  29. 2026-08-20
    days on market $299,999 Active 145 DOM
  30. 2026-08-19
    days on market $299,999 Active 144 DOM
  31. 2026-08-18
    days on market $299,999 Active 143 DOM
  32. 2026-08-17
    days on market $299,999 Active 142 DOM
  33. 2026-08-16
    days on market $299,999 Active 141 DOM
  34. 2026-08-15
    days on market $299,999 Active 140 DOM
  35. 2026-08-14
    days on market $299,999 Active 139 DOM
  36. 2026-08-13
    days on market $299,999 Active 138 DOM
  37. 2026-08-12
    days on market $299,999 Active 137 DOM
  38. 2026-08-11
    days on market $299,999 Active 136 DOM
  39. 2026-08-10
    days on market $299,999 Active 135 DOM
  40. 2026-08-09
    days on market $299,999 Active 134 DOM
  41. 2026-08-08
    days on market $299,999 Active 133 DOM
  42. 2026-08-06
    days on market $299,999 Active 131 DOM
  43. 2026-08-05
    days on market $299,999 Active 130 DOM
  44. 2026-08-04
    days on market $299,999 Active 129 DOM
  45. 2026-08-03
    days on market $299,999 Active 128 DOM
  46. 2026-07-31
    days on market $299,999 Active 125 DOM
  47. 2026-07-30
    days on market $299,999 Active 124 DOM
  48. 2026-07-30
    days on market $299,999 Active 123 DOM
  49. 2026-07-28
    days on market $299,999 Active 122 DOM
  50. 2026-07-26
    days on market $299,999 Active 120 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
  • 🔥 Wildfire 8/10 Severe
  • 🌡 Heat 7/10 Severe 6 d/yr ≥100°F today · 15 d/yr by 30 yrs out
  • 💨 Wind 1/10 Low
  • 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 29 by 30 yrs out

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$35,903
− Mortgage interest
−$16,805
− Property taxes
−$4,500
− Insurance
−$1,500
− Repairs & maintenance
−$2,872
− Management
−$2,872
− HOA
−$5,280
− Depreciation
−$8,727
Taxable loss
−$6,653
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$1,597
After-tax cash flow
$-198/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $7,640–$22,920 screening

This well-maintained, updated single-family home in Palmdale offers a good investment opportunity with minimal repairs needed.

Value-add opportunities

  • Resale paint exterior — enhances curb appeal
  • Rental trim landscaping — improves curb appeal and attracts tenants

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Tumbleweed Elementary Middle Cactus Medical Health And Technology Magnet Academy High Palmdale High

Schools (NCES district)

District
Palmdale Elementary
NCES district ID
0629580
Math proficiency
20% ▲ 1.00%
Reading proficiency
31% ▲ 1.00%
Median HH income
$48,652
Composite
25.34/100
National rank
#12888
State rank
#1147 of 1400 in CA
D Composite livability gradescore 55/100

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 · 10,940,515 people
City population
177,644
Metro
Los Angeles-Long Beach-Anaheim, CA
Population (ZIP)
80,645
Household income
$62,078
Rent vs Own
48.8% rent · 51.2% own
Severe rent burden
13% of renters

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
Predominantly Hispanic (69%)
Race & ethnicity
Hispanic / Latino 69% Two or more races 15% Black 14% White 12% Asian 3% Native American 2%
Hispanic origin (detail)
Mexican 52%
Foreign-born
26% · Canada
Languages at home
42% English-only · Spanish 55% Tagalog/Filipino 1% Other Asian/Pacific 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

Price history

-6.3% since first listed
4 events — show timeline
  • 2026-05-13 Price Changed $299,999 CRMLS
  • 2026-04-28 Price Changed $309,999 CRMLS
  • 2026-04-14 Price Changed $314,999 CRMLS
  • 2026-03-28 Listed $319,999 CRMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…