11250 Playa St #108 · Culver City, CA 90230

$150,000

1 bd · 1.0 ba · 432 sqft · Manufactured · 264 Days on market

Built 1981 Good condition $347/sqft · 18% below area Est $183k · 18% under ↓ 19% since listing

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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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Schools +5.2/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home in Culver City Terrace, where convenience meets affordability in the heart of Los Angeles. This charming 1 bedroom, 1 bathroom mobile home offers a unique opportunity to own in Culver City at a price point you simply won't find with traditional condos in the area. Condos in Culver City often sell in excess of $450,000 plus a monthly HOA, this home is an incredible option for buyers seeking value without sacrificing location. The home features an open living area, comfortable bedroom, and efficient floor plan, ideal for those who appreciate low-maintenance living. While ready for your personal touch, this property offers an excellent canvas for creating a stylish and welcoming space. What makes this opportunity even better is the low land lease of just $440 per month. The community also offers a recreation room with free Wi-Fi, perfect for relaxing, working remotely, or connecting with neighbors. Just minutes from Westfield Culver City, you'll have shopping, dining, and entertainment at your fingertips. Frequent travelers will love the easy access to LAX, while sports and music fans will appreciate the quick trip to SoFi Stadium for major events. Commuters will enjoy straightforward routes into Downtown Los Angeles, making work and nightlife within easy reach. Culver City is known for its community vibe, creative energy, and central access to all of LA. Whether you're a first-time buyer, frequent traveler, or simply someone who values convenience and affordability, this home checks the boxes. Don't miss your chance to secure a foothold in Culver City at a fraction of the price of nearby condos. This home is being offered * * as-is * * and is ready for its next owner to make it their own. * Please note: This home is income restricted * Inquire for details.

Key facts

• Comfortable bedroom
• Efficient floor plan
• Recreation room

Tags

• OPEN LIVING AREA
• COMFORTABLE BEDROOM
• EFFICIENT FLOOR PLAN
• LOW LAND LEASE
• RECREATION ROOM
• FREE WI-FI

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 2.0% in Culver City — 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 73/100 on livability (#163 in CA) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, commute A+; Watch: health & safety C-, crime F, cost of living F.
• Culver City Unified (suburban): math 53% / reading 62% proficiency, ranked #79 of 517 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.0%/yr); 111 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 + 2.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $49k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

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

Questions for the listing agent

1. It's been on market 264 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 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: 1.40% ✓
• Cap rate: 11.27%
• Cash-on-cash: 17.76%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

• ARV (median comp): $182,656
• List price: $150,000
• Delta: -17.88%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11250 Playa St #92	0.07mi	1/1.0	380 (-12%)	15mo	$178,000	$468	64

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 · 2.03% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.32×
• Total profit: $13,286
• Equity at exit: $22,365

10-year hold

• IRR: 16.6%
• Equity multiple: 2.30×
• Total profit: $54,511
• 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 90230

• Rents YoY: 2.0%
• Active inventory: 111
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,099 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $622

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 65%

Sensitivity live

Price	-10% $725	-5% $673	+0% $622	+5% $570	+10% $518
Rent	-10% $456	-5% $539	+0% $622	+5% $705	+10% $787
Rate	-1.0pp $697	-0.5pp $660	base $622	+0.5pp $583	+1.0pp $543

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4826 Coolidge Ave Unit B Culver City, CA	—	1.0	260	$1,500	$5.77	0d	1	1.06mi

Listing history 18 events

1. 2026-06-18
   days on market $150,000 Active 264 DOM
2. 2026-06-17
   days on market $150,000 Active 263 DOM
3. 2026-06-16
   days on market $150,000 Active 262 DOM
4. 2026-06-15
   days on market $150,000 Active 261 DOM
5. 2026-06-13
   days on market $150,000 Active 259 DOM
6. 2026-06-13
   days on market $150,000 Active 258 DOM
7. 2026-06-09
   days on market $150,000 Active 255 DOM
8. 2026-06-08
   days on market $150,000 Active 254 DOM
9. 2026-06-07
   pricedays on market $150,000 Active 253 DOM
10. 2026-06-04
    days on market $161,190 Active 250 DOM
11. 2026-06-03
    days on market $161,190 Active 249 DOM
12. 2026-06-02
    days on market $161,190 Active 248 DOM
13. 2026-06-01
    days on market $161,190 Active 247 DOM
14. 2026-05-31
    days on market $161,190 Active 246 DOM
15. 2026-03-27
    price $161,190 1814-char remark

    Show marketing remark (1814 chars)

    Welcome to your new home in Culver City Terrace, where convenience meets affordability in the heart of Los Angeles. This charming 1 bedroom, 1 bathroom mobile home offers a unique opportunity to own in Culver City at a price point you simply won't find with traditional condos in the area. Condos in Culver City often sell in excess of $450,000 plus a monthly HOA, this home is an incredible option for buyers seeking value without sacrificing location. The home features an open living area, comfortable bedroom, and efficient floor plan, ideal for those who appreciate low-maintenance living. While ready for your personal touch, this property offers an excellent canvas for creating a stylish and welcoming space. What makes this opportunity even better is the low land lease of just $440 per month. The community also offers a recreation room with free Wi-Fi, perfect for relaxing, working remotely, or connecting with neighbors. Just minutes from Westfield Culver City, you'll have shopping, dining, and entertainment at your fingertips. Frequent travelers will love the easy access to LAX, while sports and music fans will appreciate the quick trip to SoFi Stadium for major events. Commuters will enjoy straightforward routes into Downtown Los Angeles, making work and nightlife within easy reach. Culver City is known for its community vibe, creative energy, and central access to all of LA. Whether you're a first-time buyer, frequent traveler, or simply someone who values convenience and affordability, this home checks the boxes. Don't miss your chance to secure a foothold in Culver City at a fraction of the price of nearby condos. This home is being offered * * as-is * * and is ready for its next owner to make it their own. * Please note: This home is income restricted * Inquire for details.

16. 2026-03-27
    status Active 1814-char remark

    Show marketing remark (1814 chars)

    Welcome to your new home in Culver City Terrace, where convenience meets affordability in the heart of Los Angeles. This charming 1 bedroom, 1 bathroom mobile home offers a unique opportunity to own in Culver City at a price point you simply won't find with traditional condos in the area. Condos in Culver City often sell in excess of $450,000 plus a monthly HOA, this home is an incredible option for buyers seeking value without sacrificing location. The home features an open living area, comfortable bedroom, and efficient floor plan, ideal for those who appreciate low-maintenance living. While ready for your personal touch, this property offers an excellent canvas for creating a stylish and welcoming space. What makes this opportunity even better is the low land lease of just $440 per month. The community also offers a recreation room with free Wi-Fi, perfect for relaxing, working remotely, or connecting with neighbors. Just minutes from Westfield Culver City, you'll have shopping, dining, and entertainment at your fingertips. Frequent travelers will love the easy access to LAX, while sports and music fans will appreciate the quick trip to SoFi Stadium for major events. Commuters will enjoy straightforward routes into Downtown Los Angeles, making work and nightlife within easy reach. Culver City is known for its community vibe, creative energy, and central access to all of LA. Whether you're a first-time buyer, frequent traveler, or simply someone who values convenience and affordability, this home checks the boxes. Don't miss your chance to secure a foothold in Culver City at a fraction of the price of nearby condos. This home is being offered * * as-is * * and is ready for its next owner to make it their own. * Please note: This home is income restricted * Inquire for details.

17. 2025-11-14
    price $179,100 1814-char remark

    Show marketing remark (1814 chars)

    Welcome to your new home in Culver City Terrace, where convenience meets affordability in the heart of Los Angeles. This charming 1 bedroom, 1 bathroom mobile home offers a unique opportunity to own in Culver City at a price point you simply won't find with traditional condos in the area. Condos in Culver City often sell in excess of $450,000 plus a monthly HOA, this home is an incredible option for buyers seeking value without sacrificing location. The home features an open living area, comfortable bedroom, and efficient floor plan, ideal for those who appreciate low-maintenance living. While ready for your personal touch, this property offers an excellent canvas for creating a stylish and welcoming space. What makes this opportunity even better is the low land lease of just $440 per month. The community also offers a recreation room with free Wi-Fi, perfect for relaxing, working remotely, or connecting with neighbors. Just minutes from Westfield Culver City, you'll have shopping, dining, and entertainment at your fingertips. Frequent travelers will love the easy access to LAX, while sports and music fans will appreciate the quick trip to SoFi Stadium for major events. Commuters will enjoy straightforward routes into Downtown Los Angeles, making work and nightlife within easy reach. Culver City is known for its community vibe, creative energy, and central access to all of LA. Whether you're a first-time buyer, frequent traveler, or simply someone who values convenience and affordability, this home checks the boxes. Don't miss your chance to secure a foothold in Culver City at a fraction of the price of nearby condos. This home is being offered * * as-is * * and is ready for its next owner to make it their own. * Please note: This home is income restricted * Inquire for details.

18. 2025-09-24
    listed $199,000 Active 1814-char remark

    Show marketing remark (1814 chars)

    Welcome to your new home in Culver City Terrace, where convenience meets affordability in the heart of Los Angeles. This charming 1 bedroom, 1 bathroom mobile home offers a unique opportunity to own in Culver City at a price point you simply won't find with traditional condos in the area. Condos in Culver City often sell in excess of $450,000 plus a monthly HOA, this home is an incredible option for buyers seeking value without sacrificing location. The home features an open living area, comfortable bedroom, and efficient floor plan, ideal for those who appreciate low-maintenance living. While ready for your personal touch, this property offers an excellent canvas for creating a stylish and welcoming space. What makes this opportunity even better is the low land lease of just $440 per month. The community also offers a recreation room with free Wi-Fi, perfect for relaxing, working remotely, or connecting with neighbors. Just minutes from Westfield Culver City, you'll have shopping, dining, and entertainment at your fingertips. Frequent travelers will love the easy access to LAX, while sports and music fans will appreciate the quick trip to SoFi Stadium for major events. Commuters will enjoy straightforward routes into Downtown Los Angeles, making work and nightlife within easy reach. Culver City is known for its community vibe, creative energy, and central access to all of LA. Whether you're a first-time buyer, frequent traveler, or simply someone who values convenience and affordability, this home checks the boxes. Don't miss your chance to secure a foothold in Culver City at a fraction of the price of nearby condos. This home is being offered * * as-is * * and is ready for its next owner to make it their own. * Please note: This home is income restricted * Inquire for details.

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,188
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − Depreciation: −$4,364
• Taxable income: $5,392
• Est. tax owed @ 24.0%: −$1,294
• After-tax cash flow: $6,165/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 · 12 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with modern updates and a good location. It's ready for a fresh coat of paint and landscaping to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Replace window treatments — Enhances curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace window treatments — Enhances curb appeal and value ↑

ⓘ 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: Culver City Unified
• NCES district ID: 0610260
• Math proficiency: 53% ▼ -3.00%
• Reading proficiency: 62% ▼ -8.00%
• Median HH income: $78,489
• Composite: 51.7/100
• National rank: #1689
• State rank: #79 of 517 in CA

Livability — Culver City

• Score: 73/100
• State rank: #163
• US rank: #5340

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Culver City, CA
• County: Los Angeles County · 9,444,647 people
• City population: 47,563
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 31,009
• Household income: $107,109
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 1428.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: White 37% Hispanic / Latino 30% Two or more races 20% Asian 17% Black 8%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 3% Romanian 2% Scotch-Irish 2%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 56% English-only · Spanish 25% Other Asian/Pacific 5% Other Indo-European 5%

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: ▼ -1229.17%
• Current HPI: 460.1149
• Rent YoY: ▲ 2.03%
• 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

-19.0% since first listed

4 events — show timeline

• 2026-03-27 Price Changed $161,190 TheMLS
• 2026-03-27 Relisted — TheMLS
• 2025-11-14 Price Changed $179,100 TheMLS
• 2025-09-24 Listed $199,000 TheMLS