12550 Carson St #43 · Hawaiian Gardens, CA 90716

$180,000

2 bd · 2.0 ba · 880 sqft · Manufactured public records · 26 Days on market

Built 1977 Est $145k · 24% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.3/10.0
• Livability +3.3/5.0
• 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

Charming Manufactured Home in a Senior 55+ Park with Low Space Rent of $510/month. Features Master Suite Upgrade Throughout Newer Central Heat & Air Condition Newer Cabinet, Counter Top, Stove, Microwave, Refrigerator. Totally remodel Master Suite Bathroom. Copper Pipping, Earthquake Brace. Dual Pane Windows. Concrete Driveway and Much Much More. Welcome to the Lovely Senior Life Style.

Key facts

• Indoor laundry area
• Dual-pane windows
• Shaded outdoor area

Tags

• INDOOR LAUNDRY AREA
• DUAL-PANE WINDOWS
• FRESH EXTERIOR PAINT
• SPACIOUS CARPORT
• SHADED OUTDOOR AREA

Property features AI

Finance

• Other: Listing terms: Cash or cash to new loan; Manager approval required for sale; One shed on the property; Directions: Bloomfield Ave + Carson St; Disclosures: Selling as-is; senior community
• Financial info: Land lease (lease amount shown separately)
• HOA & community: Clubhouse; Billiard room; Pool; Manager approval required; Association pet rules: call; Approximately 200 units in the community; Park manager on site

Exterior

• Parking: Carport; Two covered parking spaces; Two carport spaces
• Security: Carbon monoxide detectors; Smoke detector; Community security
• Utilities: Public water
• Home design: Residential mobile home; Located in a senior park (Lakewood Mobil Estate)
• Construction: Mobile home 44 x 10
• Exterior features: Community pool; Located in city

Interior

• Kitchen: Range/oven; Microwave; Refrigerator
• Flooring: Laminate floors
• Bathrooms: One full bath; One 3/4 bath
• Heating & cooling: Central heat; Central cooling; A/C
• Interior features: Double pane windows; Ceiling fan
• Laundry & utility: Washer; Dryer; Laundry inside; Water heater unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#341 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A, commute A, housing B; Watch: health & safety D+, schools F, crime F.
• Abc Unified (suburban): math 77% / reading 90% proficiency, ranked #24 of 517 in CA (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 13 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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 + 3.0% rent growth), your $50k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $50k; list at $180k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,300 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.64% ✓
• Cap rate: 13.51%
• Cash-on-cash: 25.77%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $145,200
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12550 Carson St #57	0.00mi	2/2.0	880 (0%)	8mo	$175,000	$199	94
12550 Carson St #96	0.00mi	2/2.0	880 (0%)	11mo	$145,000	$165	91
12550 E Carson St #29	0.00mi	2/2.0	880 (0%)	12mo	$175,000	$199	90
12550 Carson St #113	0.07mi	2/2.0	960 (+9%)	13mo	$150,000	$156	71
12550 Carson St #124	0.00mi	2/2.0	1,000 (+14%)	13mo	$200,000	$200	67
22221 Bloomfield St #12	0.23mi	2/1.5	800 (-9%)	18mo	$70,000	$88	57
9080 Bloomfield Ave #86	0.30mi	2/2.0	1,000 (+14%)	23mo	$35,000	$35	44

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: 19.4%
• Equity multiple: 1.79×
• Total profit: $39,825
• Equity at exit: $26,839

10-year hold

• IRR: 27.7%
• Equity multiple: 3.45×
• Total profit: $123,641
• Equity at exit: $15,563

Cash invested: $50,400 (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 90716

• Home prices YoY: -19.9%
• Active inventory: 13
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,945 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$618
• Net cashflow: $1,083

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 58%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21600 Bloomfield Ave Hawaiian Gardens, CA	1.0	1.0	650	$2,020	$3.11	7d	2	0.21mi
4455 Casa Grande Cir Cypress, CA	1.0–2.0	1.0–1.5	811	$2,837	$3.50	1d	6	0.49mi
12750 Centralia St Lakewood, CA	2.0	1.0–1.5	1056	$3,350	$3.17	3d	2	0.50mi
12750 Centralia St #43 Lakewood, CA	2.0	1.5	1056	$3,500	$3.31	17d	1	0.53mi
4550 Lincoln Ave Cypress, CA	1.0–2.0	1.0–2.0	860	$3,225	$3.75	1d	3	0.62mi
8120 E Turbo St Long Beach, CA	3.0	1.5	1120	$3,900	$3.48	43d	1	0.64mi
12100 226th St Hawaiian Gardens, CA	2.0	1.0	757	$2,195	$2.90	3d	1	0.71mi
9802 Bloomfield Ave Cypress, CA	1.0	1.0	770	$2,490	$3.23	1d	2	0.77mi
20817 Ely Ave Lakewood, CA	3.0	1.0	1102	$3,550	$3.22	2d	1	0.79mi
12050 226th St Hawaiian Gardens, CA	3.0	2.0	1063	$3,100	$2.92	43d	1	0.80mi
12610 Vandemere St Lakewood, CA	3.0	2.0	1056	$8,250	$7.81	1d	1	0.95mi
4812 Grace Ave Unit C Cypress, CA	2.0	2.0	900	$2,395	$2.66	13d	1	0.99mi
20743 Elaine Ave Lakewood, CA	2.0	1.0	740	$2,650	$3.58	7d	1	1.06mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	7d	1	1.07mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	24d	1	1.07mi
12350 Del Amo Blvd Lakewood, CA	1.0–3.0	1.0–2.0	866	$2,616	$3.02	2d	27	1.07mi
21525 Pioneer Blvd Lakewood, CA	2.0	2.0	910	$2,595	$2.85	43d	1	1.08mi
20810 Arline Ave Apt 14 Lakewood, CA	2.0	1.5	896	$2,495	$2.78	43d	1	1.20mi
11754 Walcroft St Lakewood, CA	3.0	2.0	1050	$3,200	$3.05	43d	1	1.28mi
4002 Bryant Ct Cypress, CA	3.0	1.5	1046	$3,400	$3.25	22d	1	1.30mi
3190 Claremore Ave Long Beach, CA	1.0	1.0	850	$2,050	$2.41	5d	1	1.33mi
11555 216th St Lakewood, CA	1.0	1.0	630	$2,315	$3.67	7d	2	1.33mi
11839 205th St Lakewood, CA	3.0	1.0	1000	$4,500	$4.50	43d	1	1.38mi
11839 205th St Lakewood, CA	3.0	1.0	1060	$4,500	$4.25	7d	1	1.38mi
11509 216th St Lakewood, CA	1.0–2.0	1.0–2.0	816	$2,950	$3.62	2d	1	1.39mi
11624 208th St Lakewood, CA	3.0	2.0	961	$3,195	$3.32	43d	1	1.46mi
11441 216th St Unit 215-09 Lakewood, CA	2.0	2.0	975	$2,650	$2.72	19d	1	1.46mi
11441 216th St Lakewood, CA	2.0	2.0	975	$2,650	$2.72	43d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $180,000 Active 26 DOM
2. 2026-06-17
   days on market $180,000 Active 25 DOM
3. 2026-06-16
   days on market $180,000 Active 24 DOM
4. 2026-06-15
   days on market $180,000 Active 23 DOM
5. 2026-06-13
   days on market $180,000 Active 21 DOM
6. 2026-06-13
   days on market $180,000 Active 20 DOM
7. 2026-06-09
   days on market $180,000 Active 17 DOM
8. 2026-06-08
   days on market $180,000 Active 16 DOM
9. 2026-06-07
   days on market $180,000 Active 15 DOM
10. 2026-06-04
    days on market $180,000 Active 12 DOM
11. 2026-06-03
    days on market $180,000 Active 11 DOM
12. 2026-06-02
    days on market $180,000 Active 10 DOM
13. 2026-06-01
    days on market $180,000 Active 9 DOM
14. 2026-05-31
    days on market $180,000 Active 8 DOM
15. 2026-05-23
    listed $180,000 Active
16. 2015-01-08
    soldstatus $50,000 Closed Sale 395-char remark

    Show marketing remark (395 chars)

    Charming Manufactured Home in a Senior 55+ Park with Low Space Rent of $510/month. Features Master Suite Upgrade Throughout Newer Central Heat & Air Condition Newer Cabinet, Counter Top, Stove, Microwave, Refrigerator. Totally remodel Master Suite Bathroom. Copper Pipping, Earthquake Brace. Dual Pane Windows. Concrete Driveway and Much Much More. Welcome to the Lovely Senior Life Style.

17. 2014-12-16
    status Pending Sale 395-char remark

    Show marketing remark (395 chars)

    Charming Manufactured Home in a Senior 55+ Park with Low Space Rent of $510/month. Features Master Suite Upgrade Throughout Newer Central Heat & Air Condition Newer Cabinet, Counter Top, Stove, Microwave, Refrigerator. Totally remodel Master Suite Bathroom. Copper Pipping, Earthquake Brace. Dual Pane Windows. Concrete Driveway and Much Much More. Welcome to the Lovely Senior Life Style.

18. 2014-11-07
    listed $54,900 Active 395-char remark

    Show marketing remark (395 chars)

    Charming Manufactured Home in a Senior 55+ Park with Low Space Rent of $510/month. Features Master Suite Upgrade Throughout Newer Central Heat & Air Condition Newer Cabinet, Counter Top, Stove, Microwave, Refrigerator. Totally remodel Master Suite Bathroom. Copper Pipping, Earthquake Brace. Dual Pane Windows. Concrete Driveway and Much Much More. Welcome to the Lovely Senior Life Style.

19. 2002-08-07
    soldstatus $31,000 74-char remark

    Show marketing remark (74 chars)

    Beautiful 55+ Park Low Space Rent $439 P/Mo. New Carpet. Ready To Move In.

20. 2002-04-30
    listed $32,900 74-char remark

    Show marketing remark (74 chars)

    Beautiful 55+ Park Low Space Rent $439 P/Mo. New Carpet. Ready To Move In.

ⓘ 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 3/10 Moderate FEMA zone X · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥89°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,339
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,827
• − Management: −$2,827
• − Depreciation: −$5,236
• Taxable income: $10,766
• Est. tax owed @ 24.0%: −$2,584
• After-tax cash flow: $10,407/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: Abc Unified
• NCES district ID: 0601620
• Math proficiency: 77% ▲ 22.00%
• Reading proficiency: 90% ▲ 24.00%
• Median HH income: $70,852
• Composite: 72.51/100
• National rank: #199
• State rank: #24 of 517 in CA

Livability — Hawaiian Gardens

• Score: 66/100
• State rank: #341
• US rank: #11666

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hawaiian Gardens, CA
• City population: 13,743
• Population (ZIP): 13,743

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 (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 21% Asian 11% White 7% Black 4% Native American 4%
• Hispanic origin (detail): Mexican 68%
• Common ancestry: Italian 1%
• Foreign-born: 38% · Canada, South Korea, China
• Languages at home: 26% English-only · Spanish 61% Korean 5% Other Asian/Pacific 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: ▼ -123.15%
• Current HPI: 496.7459
• 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

+447.1% since first listed

6 events — show timeline

• 2026-05-23 Listed $180,000 TheMLS
• 2015-01-08 Sold (MLS) $50,000 CRMLS
• 2014-12-16 Pending — CRMLS
• 2014-11-07 Listed $54,900 CRMLS
• 2002-08-07 Sold (MLS) $31,000 CRMLS
• 2002-04-30 Listed $32,900 CRMLS

Property tax history

+6.5%/yr

Latest (2025): $255 · +6.5% YoY. Source: county tax records.