2550 E Avenue I Spc 123 · Lancaster, CA 93535

$149,000

4 bd · 2.0 ba · 1,848 sqft · Manufactured public records · 14 Days on market

Manufactured home Built 2006 Good condition 5,000 sqft lot Est $198k · 25% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful Move-In Ready Home in Gated Community Located in a desirable gated adult community (55+), this pristine 4+2 1848SF home is truly a must-see. Immaculately maintained inside and out, this property showcases pride of ownership throughout. Step inside to an inviting open floor plan filled with natural light, featuring dual-pane windows, ceiling fans, and tasteful window coverings. The spacious layout includes a living room, family room, and a cozy dinette area--perfect for both relaxing and entertaining. The oversized primary suite offers a luxurious retreat, complete with a large bathroom featuring double sinks, abundant storage, a Jacuzzi tub, separate walk-in shower, and safety rai

Key facts

• Gated community
• Open floor plan
• Window coverings

Tags

• GATED COMMUNITY
• OPEN FLOOR PLAN
• DUAL-PANE WINDOWS
• CEILING FANS
• WINDOW COVERINGS
• OVERSIZED PRIMARY SUITE

Property features AI

Finance

• Other: Unit features include multiple awnings and a porch; APN available (8950-133-123)
• Financial info: Financial/investor cash flow details not provided
• HOA & community: New space rent $750; Deposit $2,500; Park name: The Californian; On-site manager (Kathy Brimmer) with contact available

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Individual meter for utilities; Natural gas
• Home design: Manufactured home (model: Beacon Hill, manufacturer: Fleetwood, built/ manufactured 2005); Seniors-only park; Space number Spc 123; Entry level not specified; Facing direction not specified
• Construction: Composition shingle roof; Skirted
• Exterior features: Awning; Wheelchair ramp; Shed; Porch; Park recreation area; Clubhouse/rec room; Pool

Interior

• Kitchen: Dishwasher; Gas range; Gas oven; Garbage disposal
• Bedrooms: Bedroom count not provided
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Dishwasher; Gas range and gas oven; Garbage disposal
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $149k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $149k).
• Cap rate 19.6% vs local median 4.3% in Lancaster — 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 68/100 on livability (#282 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, amenities B+; Watch: health & safety C-, crime F, cost of living F.
• Eastside Union Elementary (suburban): math 15% / reading 27% proficiency, ranked #1,226 of 1,400 in CA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tierra Bonita Elementary (684 students, 88% FRL); Gifford C. Cole Middle (703 students, 92% FRL); Eastside High (2,650 students, 61% FRL) — zoned schools at 80% FRL track the district average.
• Market conditions: Rents flat; 1181 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).
• At $3,247/mo this rent would consume 55% of the median local household income ($70k/yr) (locally 2494% 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 $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 + 0.1% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 2.18% ✓
• Cap rate: 19.59%
• Cash-on-cash: 47.48%
• DSCR: 3.11
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $197,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2550 E Avenue I Spc 123	0.00mi	4/2.0	1,848 (0%)	1mo	$149,000	$81	100
2550 E Avenue I Spc 141	0.00mi	3/2.0 (-1)	1,782 (-4%)	8mo	$164,000	$92	82
2550 E Avenue I #55	0.00mi	3/2.0 (-1)	1,680 (-9%)	4mo	$13,000	$8	77
2121 E Avenue I Spc 81	0.46mi	3/2.0 (-1)	1,848 (0%)	0mo	$115,000	$62	73
45111 E 25th St St E #60	0.10mi	5/2.0 (+1)	1,768 (-4%)	15mo	$205,000	$116	70
45465 25th St E #72	0.51mi	3/2.0 (-1)	1,792 (-3%)	2mo	$201,000	$112	64
2545 E Avenue I #96	0.39mi	4/2.0	1,782 (-4%)	16mo	$91,000	$51	62
2121 E I Ave #47	0.46mi	4/2.0	1,932 (+4%)	12mo	$192,000	$99	61
45465 E 25th St Unit 151 151	0.49mi	3/2.0 (-1)	1,848 (0%)	18mo	$197,500	$107	57
45465 25th St E #8	0.49mi	5/2.0 (+1)	1,792 (-3%)	13mo	$210,000	$117	56
45465 E 25th St #26	0.55mi	3/2.0 (-1)	1,860 (+1%)	18mo	$202,000	$109	53
2121 E Avenue I #12	0.46mi	4/2.0	1,632 (-12%)	14mo	$175,000	$107	47

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 · 0.14% rent growth · sell at horizon

5-year hold

• IRR: 41.7%
• Equity multiple: 2.72×
• Total profit: $71,876
• Equity at exit: $22,216

10-year hold

• IRR: 46.6%
• Equity multiple: 4.90×
• Total profit: $162,663
• Equity at exit: $12,883

Cash invested: $41,720 (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 93535

• Home prices YoY: -24.3%
• Rents YoY: 0.1%
• Active inventory: 1181
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $3,247 high
• Mortgage (P&I): −$781
• Tax from tax record: −$71 /mo · $854/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $1,651

Break-even live

Break-even rent $1,158

Max offer price $149,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,735	-5% $1,693	+0% $1,651	+5% $1,608	+10% $1,566
Rent	-10% $1,394	-5% $1,522	+0% $1,651	+5% $1,779	+10% $1,907
Rate	-1.0pp $1,726	-0.5pp $1,688	base $1,651	+0.5pp $1,612	+1.0pp $1,573

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2634 Avoca St Lancaster, CA	4.0	3.0	1722	$3,200	$1.86	0d	1	0.19mi
44707 Cerisa St Lancaster, CA	4.0	2.0	1714	$3,000	$1.75	12d	1	0.45mi
44709 26th St E Lancaster, CA	3.0	2.0	1316	$2,300	$1.75	20d	1	0.46mi
44755 Jefferson Ct Lancaster, CA	5.0	2.0	1405	$3,500	$2.49	0d	1	0.50mi
45465 25th St E Spc 10 Lancaster, CA	3.0	2.0	1690	$825	$0.49	5d	1	0.58mi
2141 E Nugent St Lancaster, CA	4.0	3.0	2260	$3,200	$1.42	21d	1	0.68mi
2624 Via Verona Lancaster, CA	3.0	2.5	1563	$2,900	$1.86	0d	1	0.78mi
2636 Via Verona Lancaster, CA	5.0	2.5	2019	$3,800	$1.88	6d	1	0.78mi
44559 Aspen St Lancaster, CA	4.0	4.0	2375	$3,495	$1.47	7d	1	0.81mi
1734 Lightcap St Lancaster, CA	3.0	2.0	1467	$2,700	$1.84	0d	1	0.82mi
3226 E Avenue H10 Lancaster, CA	4.0	4.0	2250	$2,995	$1.33	0d	1	0.89mi
3344 E Avenue H14 Lancaster, CA	3.0	2.0	2032	$3,200	$1.57	5d	1	0.93mi
45041 Colleen Dr Lancaster, CA	3.0	3.0	1303	$3,100	$2.38	0d	1	0.95mi
2500 Topaz Ln Lancaster, CA	3.0	2.0	1274	$2,800	$2.20	26d	1	0.95mi
3060 Emerald Ln Lancaster, CA	4.0	2.0	2540	$3,500	$1.38	0d	1	1.05mi
2739 Garnet Ln Lancaster, CA	3.0	2.5	2548	$3,100	$1.22	0d	1	1.06mi
3264 Topaz Ln Lancaster, CA	3.0	2.0	1750	$3,299	$1.89	0d	1	1.26mi
44243 Mahogany St Lancaster, CA	3.0	2.0	1800	$950	$0.53	24d	1	1.26mi
3336 Emerald Ln Lancaster, CA	4.0	2.0	1878	$3,100	$1.65	12d	1	1.27mi
4364 East Avenue J6 Unit J6 Lancaster, CA	4.0	3.0	2020	$3,000	$1.49	7d	1	1.28mi
44745 Christie Ave Lancaster, CA	5.0	3.0	2289	$3,095	$1.35	12d	1	1.29mi
44745 Christie Ave Lancaster, CA	5.0	3.0	2289	$3,095	$1.35	0d	1	1.29mi
45444 Spahn Ln Lancaster, CA	3.0	2.0	1908	$3,000	$1.57	0d	1	1.31mi
44732 12th St E Lancaster, CA	3.0	2.0	1426	$2,600	$1.82	17d	1	1.38mi
1253 Morven St Lancaster, CA	4.0	2.0	1813	$2,995	$1.65	17d	1	1.39mi
1545 E Avenue J5 Lancaster, CA	3.0	2.0	1741	$2,899	$1.67	0d	1	1.50mi

Listing history 2 events

1. 2026-05-07
   status Pending
2. 2026-04-23
   listed $149,000 Active

ⓘ 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: $854 · $71/mo
• Projected year-2 tax: $1,132 · $94/mo
• Expected delta: +$279/yr (+$23/mo · 32.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 10% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 5 d/yr ≥101°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,965
• − Mortgage interest: −$8,346
• − Property taxes: −$854
• − Insurance: −$745
• − Repairs & maintenance: −$3,117
• − Management: −$3,117
• − Depreciation: −$4,335
• Taxable income: $18,451
• Est. tax owed @ 24.0%: −$4,428
• After-tax cash flow: $15,379/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 80/100 Cosmetic rehab

This move-in ready home in a gated community is in good condition with modern updates and minimal maintenance required. Potential buyers and tenants will appreciate the well-maintained interior and exterior.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/tenants.
• Both HVAC maintenance — Regular maintenance ensures the system runs efficiently and can prevent costly repairs.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/tenants. ↑
• Both HVAC maintenance — Regular maintenance ensures the system runs efficiently and can prevent costly repairs. ↑

ⓘ 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: Eastside Union Elementary
• NCES district ID: 0611910
• Math proficiency: 15% ▲ 1.00%
• Reading proficiency: 27% ▲ 3.00%
• Median HH income: $44,840
• Composite: 21.43/100
• National rank: #13636
• State rank: #1226 of 1400 in CA

Livability — Lancaster

• Score: 68/100
• State rank: #282
• US rank: #9504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, CA
• County: Los Angeles County · 9,444,647 people
• City population: 194,251
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 79,409
• Household income: $70,360
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 2494.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 55% Two or more races 25% Black 21% White 17% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 60% English-only · Spanish 37% Tagalog/Filipino 1% Other Indo-European 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: —

Market trends

• HPI YoY: ▼ -144.13%
• Current HPI: 449.4494
• Rent YoY: ▲ 0.14%
• 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

2 events — show timeline

• 2026-05-07 Pending — AVMLS
• 2026-04-23 Listed $149,000 AVMLS

Property tax history

+5.6%/yr

Latest (2025): $854 · +5.6% YoY. Source: county tax records.