1065 Lomita Blvd #231 · West Carson, CA 90710

$250,000

3 bd · 2.0 ba · 1,536 sqft · Manufactured · 27 Days on market

Built 1973 Average condition Est $284k · 12% under

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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 +30.0/30.0
• ARV discount +12.9/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

A WONDERFUL FIND! Highly sought after and hard to come by, a 3-bedroom, 2-bath home with a den and one of the lowest space rents in the area. Beautifully maintained CORNER home located in the desirable 55+ community of San Rafael Mobile Home Estates in Harbor City. This spacious home offers extra privacy, abundant natural light, and a comfortable layout, all in a convenient location close to guest parking. An added bonus is that the community allows 18+ occupants, making it a great option for flexible living arrangements. Lovingly cared for over the years, this home has a warm, inviting feel and a traditional design, all kept in wonderful condition. The spacious living room and den offer am

Key facts

• Corner-unit home
• Enclosed patio
• 2 parking spots

Tags

• CORNER-UNIT HOME
• ENCLOSED PATIO
• WATER-CONSERVATION LANDSCAPING
• LARGE COVERED CARPORT
• OVERSIZED STORAGE UNIT
• RESORT-STYLE AMENITIES

Property features AI

Finance

• Other: Directions: Enter park and turn left to last street. Turn right and the home is on the corner, second to last street from the back.; Exclusions: Personal property
• Financial info: Monthly land lease of $1,300 (current)
• HOA & community: Senior community; Located in a suburban park (San Rafael)

Exterior

• Parking: Attached carport (2 spaces)
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Mobile home remains on site; Faces north; Mobile dimensions approximately 24' x 64'
• Construction: Year built per public records; Public records listed living area source
• Exterior features: Community pool; Back yard; One shed

Interior

• Bathrooms: One full bathroom; One three-quarter bathroom
• Interior features: One-level entry; Entry located on main level; Located on a corner lot
• Laundry & utility: Inside laundry room; Washer included; Dryer included; Washer hookup; Gas dryer hookup; Individual laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k. Condition is rated average.

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 ($4k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 2.8% in West Carson — 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 64/100 on livability (#408 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+; Watch: crime D+, amenities F, cost of living F.
• Los Angeles Unified (urban): math 29% / reading 54% proficiency, ranked #223 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 63 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $3,675/mo this rent would consume 53% of the median local household income ($82k/yr) (locally 979% of renters already pay >50% of income on rent) — 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 $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 + 3.1% rent growth), your $70k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $246,250 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.47% ✓
• Cap rate: 11.94%
• Cash-on-cash: 20.16%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $284,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1065 Lomita Blvd #199	0.00mi	2/2.0 (-1)	1,550 (+1%)	1mo	$222,500	$144	93
1065 Lomita Blvd #180	0.14mi	3/2.0	1,554 (+1%)	2mo	$375,000	$241	90
1065 Lomita Blvd #248	0.15mi	2/2.0 (-1)	1,536 (0%)	3mo	$250,000	$163	85
1065 Lomita Blvd #7	0.00mi	2/2.0 (-1)	1,440 (-6%)	5mo	$295,000	$205	81
1065 Lomita Blvd #172	0.00mi	2/2.0 (-1)	1,440 (-6%)	7mo	$241,000	$167	79
1065 W Lomita Blvd #153	0.14mi	2/2.0 (-1)	1,440 (-6%)	1mo	$266,000	$185	78
1065 Lomita Blvd #455	0.00mi	3/2.0	1,680 (+9%)	8mo	$255,000	$152	78
1065 Lomita Blvd #115	0.00mi	3/2.0	1,700 (+11%)	9mo	$315,000	$185	75
1065 Lomita Blvd #147	0.00mi	2/2.0 (-1)	1,344 (-12%)	0mo	$160,000	$119	74
1065 Lomita Blvd #449	0.21mi	2/2.0 (-1)	1,440 (-6%)	2mo	$337,000	$234	73
1065 Lomita Blvd #391	0.21mi	2/2.0 (-1)	1,440 (-6%)	4mo	$305,000	$212	72
760 Lomita Blvd #116	0.57mi	3/2.0	1,620 (+6%)	8mo	$295,000	$182	57

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 · 3.13% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.50×
• Total profit: $34,914
• Equity at exit: $37,276

10-year hold

• IRR: 21.5%
• Equity multiple: 2.84×
• Total profit: $129,039
• Equity at exit: $21,615

Cash invested: $70,000 (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 90710

• Rents YoY: 3.1%
• Active inventory: 63
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $3,675 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$772
• Net cashflow: $1,176

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 63%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 252nd St Unit 6 Harbor City, CA	2.0	1.0	1250	$1,999	$1.60	43d	1	0.39mi
1309 Hunt Ter Harbor City, CA	4.0	2.5	1685	$4,500	$2.67	43d	1	0.40mi
1361 Abraham Ter Harbor City, CA	4.0	2.5	2018	$4,300	$2.13	13d	1	0.44mi
1008 Harbor Heights Dr Unit B Harbor City, CA	3.0	2.5	1434	$3,295	$2.30	14d	1	0.55mi
1435 Lomita Blvd #105 Harbor City, CA	3.0	2.0	1260	$3,250	$2.58	43d	1	0.58mi
24223 Ambassador Pl Harbor City, CA	3.0	2.0	1208	$3,800	$3.15	5d	1	0.67mi
25595 Pine Creek Ln Wilmington, CA	2.0	1.5	1170	$3,300	$2.82	11d	1	0.83mi
1732 251st St Lomita, CA	3.0	1.0	1200	$4,000	$3.33	43d	1	0.96mi
25122 Ebony Ln Lomita, CA	2.0	2.0	1716	$2,955	$1.72	20d	1	1.03mi
23502 Nicolle Ave Carson, CA	4.0	2.0	1700	$7,000	$4.12	1d	1	1.03mi
1311 Sepulveda Blvd Torrance, CA	2.0	2.0	1050	$3,650	$3.48	20d	1	1.10mi
25316 Ebony Ln Ste 1 Lomita, CA	3.0	3.0	1890	$3,415	$1.81	10d	1	1.13mi
25316 Ebony Ln Lomita, CA	3.0	3.0	1890	$3,415	$1.81	12d	1	1.13mi
1530 260th St Apt 6 Harbor City, CA	3.0	2.0	1150	$3,295	$2.87	20d	1	1.17mi
1918 252nd St Lomita, CA	3.0	2.0	1488	$3,900	$2.62	43d	1	1.20mi
22919 Mariposa Ave Torrance, CA	2.0–3.0	2.5–4.0	1480	$4,000	$2.70	43d	2	1.20mi
26127 Frampton Ave Unit F Harbor City, CA	3.0	2.5	1161	$3,200	$2.76	43d	1	1.20mi
1676 259th St Harbor City, CA	2.0	1.0	1250	$2,795	$2.24	16d	1	1.20mi
25018 Eshelman Ave Unit 9 Lomita, CA	2.0	2.5	1400	$3,295	$2.35	24d	1	1.21mi
25018 Eshelman Ave Lomita, CA	2.0	2.5	1400	$3,295	$2.35	43d	1	1.22mi
22919 Mariposa Ave #202 Torrance, CA	3.0	4.0	1780	$4,000	$2.25	24d	1	1.23mi
22716 Meyler St Torrance, CA	3.0	3.0	1650	$4,700	$2.85	22d	1	1.32mi
22859 Morro Dr Carson, CA	4.0	3.0	2075	$4,350	$2.10	17d	1	1.34mi
22859 Morro Dr Carson, CA	4.0	3.0	2075	$4,500	$2.17	43d	1	1.34mi
2067 Lomita Blvd Lomita, CA	4.0	2.0	2070	$4,950	$2.39	4d	1	1.36mi
22839 Morro Dr Carson, CA	4.0	3.0	2160	$4,295	$1.99	12d	1	1.37mi
24139 Ravenna Ave Carson, CA	4.0	2.0	1356	$4,500	$3.32	18d	1	1.40mi
25021 Oak St Lomita, CA	3.0	2.0	1281	$3,995	$3.12	7d	1	1.43mi
25326 Oak St Unit 1 Lomita, CA	3.0	2.0	1300	$3,650	$2.81	43d	1	1.46mi
22553 Firenze St Carson, CA	3.0	2.5	2012	$4,500	$2.24	24d	1	1.46mi
1309 Songbird Way Torrance, CA	4.0	4.0	2016	$4,650	$2.31	14d	1	1.47mi

Listing history 14 events

1. 2026-06-18
   days on market $250,000 Active 27 DOM
2. 2026-06-17
   days on market $250,000 Active 26 DOM
3. 2026-06-16
   days on market $250,000 Active 25 DOM
4. 2026-06-15
   days on market $250,000 Active 24 DOM
5. 2026-06-13
   pricedays on market $250,000 Active 22 DOM
6. 2026-06-09
   days on market $265,000 Active 18 DOM
7. 2026-06-08
   days on market $265,000 Active 17 DOM
8. 2026-06-07
   days on market $265,000 Active 16 DOM
9. 2026-06-04
   days on market $265,000 Active 13 DOM
10. 2026-06-03
    days on market $265,000 Active 12 DOM
11. 2026-06-02
    days on market $265,000 Active 11 DOM
12. 2026-06-01
    days on market $265,000 Active 10 DOM
13. 2026-05-31
    days on market $265,000 Active 9 DOM
14. 2026-05-22
    listed $265,000 Active

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥87°F today · 22 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: $44,104
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,528
• − Management: −$3,528
• − Depreciation: −$7,273
• Taxable income: $10,771
• Est. tax owed @ 24.0%: −$2,585
• After-tax cash flow: $11,525/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 · 30 photos

Average 55/100 Cosmetic rehab

This corner-unit home in San Rafael Mobile Home Estates is in average condition with some minor repairs and maintenance needed. It offers a spacious layout and is in a desirable location, making it a good investment opportunity.

Repairs flagged

• Minor Paint — Some discoloration on walls
• Minor Flooring — Some wear on carpet
• Minor Exterior Siding — Some discoloration

Value-add opportunities

• Resale Paint — Fresh paint can make a home look more appealing
• Resale Flooring — New flooring can improve the home's appearance
• Resale Exterior Siding — Fresh paint on siding can improve curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Some discoloration on walls	Minor	$500–3,000
Flooring · Some wear on carpet	Minor	$500–3,000
Exterior Siding · Some discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint — Fresh paint can make a home look more appealing ↑
• Resale Flooring — New flooring can improve the home's appearance ↑
• Resale Exterior Siding — Fresh paint on siding can improve curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Los Angeles Unified
• NCES district ID: 0622710
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 54% ▲ 10.00%
• Median HH income: $50,403
• Composite: 35.67/100
• National rank: #4875
• State rank: #223 of 517 in CA

Livability — West Carson

• Score: 64/100
• State rank: #408
• US rank: #13927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Carson, CA
• County: Los Angeles County · 9,444,647 people
• City population: 18,467
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 26,761
• Household income: $82,478
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 979.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 48% Two or more races 21% Asian 20% White 16% Black 11%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Ukrainian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 35% · Canada, South Korea, China
• Languages at home: 42% English-only · Spanish 38% Korean 6% Tagalog/Filipino 4%

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: ▼ -636.52%
• Current HPI: 363.6265
• Rent YoY: ▲ 3.13%
• 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

1 event — show timeline

• 2026-05-22 Listed $265,000 CRMLS