3524 E Ave R #275 · Palmdale, CA 93550

$194,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 321 Days on market

Built 2005 4,000 sqft lot Est $154k · 26% over

---

Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Rent growth +2.9/5.0
• Livability +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sagetree Village Manufactured Home Community offering 3 bedrooms 2 baths doublewide home with 1,228 sf of space. All rooms are ample in size. The living room with high ceilings just perfect to entertain guests. Complete kitchen with breakfast nook area. Washer and Dryer hookups inside the unit. Plenty of amenities: 2 large pools, jacuzzi, sauna, weight room, kids play area. Close to the 14 fwy and just 4 minutes away from major shops like: Target, Vallarta Supermarket, Lowes, fast food and many more.

Key facts

• Open floor plan
• Clubhouse
• Guard gated

Tags

• CORNER LOT
• COVERED OUTDOOR DECKS
• OPEN FLOOR PLAN
• GUARD GATED
• MATURE TREES
• CLUBHOUSE

Property features AI

Finance

• Other: Age restriction: All ages; Date of manufacture: 2004-12-31; Serial numbers and label/insignia numbers on record
• HOA & community: Park name: Sagetree Village; Space number 275; New space rent / deposit listed as $965

Exterior

• Security: On-site security person
• Utilities: Individual meter; Cable TV available; Natural gas
• Home design: Manufactured home (2004); Skirted
• Construction: Siding exterior; Composition shingle roof; Manufactured by Champion; model listed as Unknown; length 52 ft and width 24 ft
• Exterior features: Rear fencing; Community amenities: barbecue area, clubhouse/rec room, gym, pool, spa/hot tub, on-site security person, recreation area

Interior

• Kitchen: Dishwasher; Refrigerator; Microwave; Gas range; Garbage disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air
• Interior features: Wood-burning fireplace in the living room; Awning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $194k.

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 $194k).
• Recommended offer: $171k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 4.5% 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: schools F, crime F, amenities 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.
• Market conditions: Rents rising (+1.8%/yr); 410 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $2,805/mo this rent would consume 54% of the median local household income ($62k/yr) (locally 4384% 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 $6k 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 + 1.8% rent growth), your $54k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 321 days — a 12% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $115k; list at $194k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 2→5/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 321 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 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?
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: 1.45% ✓
• Cap rate: 12.75%
• Cash-on-cash: 23.07%
• DSCR: 2.03
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $153,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3524 E Avenue R Spc 243	0.00mi	3/2.0	1,248 (0%)	0mo	$154,000	$123	100
3524 E Avenue R #226	0.00mi	3/2.0	1,344 (+8%)	1mo	$120,000	$89	86
3524 E Avenue R #121	0.00mi	3/2.0	1,152 (-8%)	2mo	$169,000	$147	86
3524 East Ave #6	0.11mi	3/2.0	1,272 (+2%)	7mo	$105,000	$83	86
3524 E Avenue R #202	0.00mi	3/2.0	1,344 (+8%)	2mo	$155,000	$115	86
3524 E Avenue R SPC 310	0.00mi	3/2.0	1,344 (+8%)	3mo	$165,000	$123	85
3524 E Ave R #6	0.13mi	3/2.0	1,272 (+2%)	7mo	$105,000	$83	85
3524 E Avenue R #297	0.00mi	4/2.0 (+1)	1,344 (+8%)	1mo	$100,000	$74	81
3524 E Avenue R Spc 312	0.00mi	3/2.0	1,104 (-12%)	1mo	$173,000	$157	80
3524 E Avenue R Spc 327	0.00mi	4/2.0 (+1)	1,344 (+8%)	6mo	$178,500	$133	77
3524 E Avenue R #236	0.00mi	4/2.0 (+1)	1,344 (+8%)	7mo	$170,000	$126	76
38015 E 30th St #27	0.69mi	2/2.0 (-1)	1,152 (-8%)	5mo	$80,000	$69	46

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: 14.7%
• Equity multiple: 1.58×
• Total profit: $31,561
• Equity at exit: $28,926

10-year hold

• IRR: 22.5%
• Equity multiple: 2.82×
• Total profit: $99,047
• Equity at exit: $16,774

Cash invested: $54,320 (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 93550

• Home prices YoY: -29.4%
• Rents YoY: 1.8%
• Active inventory: 410
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,805 high
• Mortgage (P&I): −$1,017
• Tax from tax record: −$73 /mo · $877/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $1,044

Break-even live

Break-even rent $1,483

Max offer price $194,000

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: $48,500
• Closing costs: $5,820
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38300 30th St E Palmdale, CA	1.0–2.0	1.0–2.0	796	$2,100	$2.64	1d	7	0.59mi
37347 Waterman Ave Palmdale, CA	3.0	2.0	1383	$3,350	$2.42	1d	1	0.66mi
3559 E Avenue R14 Palmdale, CA	4.0	2.5	1483	$2,895	$1.95	1d	1	0.75mi
4206 East Avenue Q-14 Unit Q14 Palmdale, CA	3.0	2.0	1150	$2,850	$2.48	1d	1	0.75mi
38532 33rd St E Palmdale, CA	4.0	2.0	1157	$2,646	$2.29	1d	1	0.84mi
38527 Pond Ave Palmdale, CA	4.0	2.0	1300	$3,200	$2.46	1d	1	0.87mi
3138 E Avenue Q4 Palmdale, CA	4.0	2.0	1318	$2,646	$2.01	1d	1	0.96mi
38638 31st St E Palmdale, CA	4.0	2.0	1186	$2,700	$2.28	10d	1	1.07mi
38121 25th St E Palmdale, CA	1.0–2.0	1.0–2.0	840	$2,100	$2.50	1d	7	1.20mi
37526 Rose St Palmdale, CA	3.0	2.0	1361	$3,150	$2.31	1d	1	1.25mi
38659 Angele Trumpet Ct Palmdale, CA	3.0	2.0	1453	$2,950	$2.03	1d	1	1.28mi
2554 Olive Dr Palmdale, CA	2.0	2.0	831	$1,775	$2.13	6d	2	1.42mi
2554 Olive Dr Palmdale, CA	2.0	2.0	853	$1,800	$2.11	1d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $194,000 Active 321 DOM
2. 2026-06-17
   days on market $194,000 Active 320 DOM
3. 2026-06-16
   days on market $194,000 Active 319 DOM
4. 2026-06-15
   days on market $194,000 Active 318 DOM
5. 2026-06-13
   days on market $194,000 Active 316 DOM
6. 2026-06-13
   days on market $194,000 Active 315 DOM
7. 2026-06-09
   days on market $194,000 Active 312 DOM
8. 2026-06-08
   days on market $194,000 Active 311 DOM
9. 2026-06-07
   days on market $194,000 Active 310 DOM
10. 2026-06-04
    days on market $194,000 Active 307 DOM
11. 2026-06-03
    days on market $194,000 Active 306 DOM
12. 2026-06-02
    days on market $194,000 Active 305 DOM
13. 2026-06-01
    days on market $194,000 Active 304 DOM
14. 2026-05-31
    days on market $194,000 Active 303 DOM
15. 2026-02-14
    status Active
16. 2026-01-15
    status Pending
17. 2025-06-04
    listed $194,000 Active
18. 2025-06-03
    historical
19. 2025-03-21
    listed $194,000 Active
20. 2021-02-26
    historical 505-char remark

    Show marketing remark (505 chars)

    Sagetree Village Manufactured Home Community offering 3 bedrooms 2 baths doublewide home with 1,228 sf of space. All rooms are ample in size. The living room with high ceilings just perfect to entertain guests. Complete kitchen with breakfast nook area. Washer and Dryer hookups inside the unit. Plenty of amenities: 2 large pools, jacuzzi, sauna, weight room, kids play area. Close to the 14 fwy and just 4 minutes away from major shops like: Target, Vallarta Supermarket, Lowes, fast food and many more.

21. 2021-02-25
    soldstatus $115,000 Closed 505-char remark

    Show marketing remark (505 chars)

    Sagetree Village Manufactured Home Community offering 3 bedrooms 2 baths doublewide home with 1,228 sf of space. All rooms are ample in size. The living room with high ceilings just perfect to entertain guests. Complete kitchen with breakfast nook area. Washer and Dryer hookups inside the unit. Plenty of amenities: 2 large pools, jacuzzi, sauna, weight room, kids play area. Close to the 14 fwy and just 4 minutes away from major shops like: Target, Vallarta Supermarket, Lowes, fast food and many more.

22. 2021-02-25
    soldstatus $115,000 Closed Sale

    Show marketing remark (505 chars)

    Sagetree Village Manufactured Home Community offering 3 bedrooms 2 baths doublewide home with 1,228 sf of space. All rooms are ample in size. The living room with high ceilings just perfect to entertain guests. Complete kitchen with breakfast nook area. Washer and Dryer hookups inside the unit. Plenty of amenities: 2 large pools, jacuzzi, sauna, weight room, kids play area. Close to the 14 fwy and just 4 minutes away from major shops like: Target, Vallarta Supermarket, Lowes, fast food and many more.

23. 2021-01-19
    historical Active Under Contract

    Show marketing remark (505 chars)

    Sagetree Village Manufactured Home Community offering 3 bedrooms 2 baths doublewide home with 1,228 sf of space. All rooms are ample in size. The living room with high ceilings just perfect to entertain guests. Complete kitchen with breakfast nook area. Washer and Dryer hookups inside the unit. Plenty of amenities: 2 large pools, jacuzzi, sauna, weight room, kids play area. Close to the 14 fwy and just 4 minutes away from major shops like: Target, Vallarta Supermarket, Lowes, fast food and many more.

24. 2021-01-19
    historical 505-char remark

    Show marketing remark (505 chars)

    Sagetree Village Manufactured Home Community offering 3 bedrooms 2 baths doublewide home with 1,228 sf of space. All rooms are ample in size. The living room with high ceilings just perfect to entertain guests. Complete kitchen with breakfast nook area. Washer and Dryer hookups inside the unit. Plenty of amenities: 2 large pools, jacuzzi, sauna, weight room, kids play area. Close to the 14 fwy and just 4 minutes away from major shops like: Target, Vallarta Supermarket, Lowes, fast food and many more.

25. 2020-12-13
    listed $115,000 Active 505-char remark

    Show marketing remark (505 chars)

    Sagetree Village Manufactured Home Community offering 3 bedrooms 2 baths doublewide home with 1,228 sf of space. All rooms are ample in size. The living room with high ceilings just perfect to entertain guests. Complete kitchen with breakfast nook area. Washer and Dryer hookups inside the unit. Plenty of amenities: 2 large pools, jacuzzi, sauna, weight room, kids play area. Close to the 14 fwy and just 4 minutes away from major shops like: Target, Vallarta Supermarket, Lowes, fast food and many more.

26. 2020-12-13
    listed $115,000 Active

    Show marketing remark (505 chars)

    Sagetree Village Manufactured Home Community offering 3 bedrooms 2 baths doublewide home with 1,228 sf of space. All rooms are ample in size. The living room with high ceilings just perfect to entertain guests. Complete kitchen with breakfast nook area. Washer and Dryer hookups inside the unit. Plenty of amenities: 2 large pools, jacuzzi, sauna, weight room, kids play area. Close to the 14 fwy and just 4 minutes away from major shops like: Target, Vallarta Supermarket, Lowes, fast food and many more.

27. 2015-03-19
    historical
28. 2005-10-19
    listed $93,500

ⓘ 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: $877 · $73/mo
• Projected year-2 tax: $1,474 · $123/mo
• Expected delta: +$597/yr (+$50/mo · 68.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 2 d/yr ≥100°F today · 5 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

Taxation est. · year 1

• Rental income: $33,656
• − Mortgage interest: −$10,867
• − Property taxes: −$877
• − Insurance: −$970
• − Repairs & maintenance: −$2,692
• − Management: −$2,692
• − Depreciation: −$5,644
• Taxable income: $9,913
• Est. tax owed @ 24.0%: −$2,379
• After-tax cash flow: $10,153/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: 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

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 · 9,444,647 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: 4384.0

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: 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: —

Market trends

• HPI YoY: ▼ -183.38%
• Current HPI: 440.8844
• Rent YoY: ▲ 1.76%
• 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

+107.5% since first listed

14 events — show timeline

• 2026-02-14 Relisted — AVMLS
• 2026-01-15 Pending — AVMLS
• 2025-06-04 Listed $194,000 AVMLS
• 2025-06-03 Listing Removed — CRMLS
• 2025-03-21 Listed $194,000 CRMLS
• 2021-02-26 Listing Removed — AVMLS
• 2021-02-25 Sold (MLS) $115,000 CRMLS
• 2021-02-25 Sold (MLS) $115,000 AVMLS
• 2021-01-19 Contingent — CRMLS
• 2021-01-19 Listing Removed — AVMLS
• 2020-12-13 Listed $115,000 CRMLS
• 2020-12-13 Listed $115,000 AVMLS
• 2015-03-19 Listing Removed — AVMLS
• 2005-10-19 Listed $93,500 AVMLS

Property tax history

+4.2%/yr

Latest (2025): $877 · +4.2% YoY. Source: county tax records.