3753 E Avenue I #34 · Lancaster, CA 93535

$89,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 79 Days on market

Built 1982 Est $79k · 13% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this adorable 2-bedroom, 1-bath mobile home nestled in a clean, well-maintained, and highly desirable park. This home features laminate flooring, along with a NEW refrigerator, NEW range and microwave, making it truly move-in ready and perfect for comfortable everyday living. Enjoy the benefits of living in a friendly, respectable community ideally located near shopping centers, local parks, and schools--making everyday living convenient and enjoyable. Whether you're a first-time buyer or looking to downsize, this inviting home is a great opportunity you won't want to pass up!

Key facts

• Laminate flooring
• Near local parks
• New range

Tags

• LAMINATE FLOORING
• NEW REFRIGERATOR
• NEW RANGE
• NEW MICROWAVE
• NEAR SHOPPING CENTERS
• NEAR LOCAL PARKS

Property features AI

Finance

• Other: Manager approval required for park
• Financial info: Monthly land lease approximately $440
• HOA & community: Land lease in park (Sherwood Park)

Exterior

• Parking: 1 uncovered space; 1 carport space (attached); Street parking; Total 2 parking spaces; Located in Sherwood Park (park name)
• Utilities: Public/district water; Public sewer (and/or septic unknown); Natural gas available
• Home design: Mobile home (Model: HILLCREST); Single-story; Entry located on the side; Rectangular lot shape
• Construction: Composition roof; Mobile home remains on site; Mobile dimensions approximately 14' x 68'; Year built per assessor
• Exterior features: Awning; Community pool

Interior

• Kitchen: Garbage disposal; Microwave; Gas range; Gas oven
• Flooring: Laminated flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; Central cooling; Evaporative cooling
• Interior features: One-level entry; Side entry; One story
• Laundry & utility: Laundry available (see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $89k.

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 ($2k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.9% 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-, schools F, crime 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.
• Market conditions: Rents flat; 1177 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 35% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.29% ✓
• Cap rate: 20.91%
• Cash-on-cash: 52.22%
• DSCR: 3.32
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $78,540
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3753 East Ave. I #96	0.00mi	2/2.0	960 (+4%)	2mo	$80,000	$83	88
3753 E I Ave #100	0.12mi	2/2.0	840 (-9%)	13mo	$91,000	$108	64
3753 E Avenue I #7	0.53mi	2/1.0	887 (-4%)	12mo	$75,000	$85	58

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: 47.0%
• Equity multiple: 2.96×
• Total profit: $48,913
• Equity at exit: $13,270

10-year hold

• IRR: 51.6%
• Equity multiple: 5.39×
• Total profit: $109,302
• Equity at exit: $7,695

Cash invested: $24,920 (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: 1177
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,042 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$25 /mo · $298/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $1,084

Break-even live

Break-even rent $669

Max offer price $89,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,135	-5% $1,110	+0% $1,084	+5% $1,059	+10% $1,034
Rent	-10% $923	-5% $1,004	+0% $1,084	+5% $1,165	+10% $1,246
Rate	-1.0pp $1,129	-0.5pp $1,107	base $1,084	+0.5pp $1,061	+1.0pp $1,038

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $89,000 Active 79 DOM
2. 2026-06-18
   days on market $89,000 Active 76 DOM
3. 2026-06-17
   days on market $89,000 Active 75 DOM
4. 2026-06-16
   days on market $89,000 Active 74 DOM
5. 2026-06-15
   days on market $89,000 Active 73 DOM
6. 2026-06-13
   days on market $89,000 Active 71 DOM
7. 2026-06-13
   days on market $89,000 Active 70 DOM
8. 2026-06-09
   days on market $89,000 Active 67 DOM
9. 2026-06-08
   days on market $89,000 Active 66 DOM
10. 2026-06-07
    days on market $89,000 Active 65 DOM
11. 2026-06-04
    days on market $89,000 Active 62 DOM
12. 2026-06-03
    days on market $89,000 Active 61 DOM
13. 2026-06-02
    days on market $89,000 Active 60 DOM
14. 2026-06-01
    days on market $89,000 Active 59 DOM
15. 2026-05-31
    days on market $89,000 Active 58 DOM
16. 2026-04-03
    listed $89,000 Active

    Show marketing remark (594 chars)

    Don't miss this adorable 2-bedroom, 1-bath mobile home nestled in a clean, well-maintained, and highly desirable park. This home features laminate flooring, along with a NEW refrigerator, NEW range and microwave, making it truly move-in ready and perfect for comfortable everyday living. Enjoy the benefits of living in a friendly, respectable community ideally located near shopping centers, local parks, and schools--making everyday living convenient and enjoyable. Whether you're a first-time buyer or looking to downsize, this inviting home is a great opportunity you won't want to pass up!

17. 2026-04-03
    listed $89,000 Active 594-char remark

    Show marketing remark (594 chars)

    Don't miss this adorable 2-bedroom, 1-bath mobile home nestled in a clean, well-maintained, and highly desirable park. This home features laminate flooring, along with a NEW refrigerator, NEW range and microwave, making it truly move-in ready and perfect for comfortable everyday living. Enjoy the benefits of living in a friendly, respectable community ideally located near shopping centers, local parks, and schools--making everyday living convenient and enjoyable. Whether you're a first-time buyer or looking to downsize, this inviting home is a great opportunity you won't want to pass up!

18. 2023-11-29
    soldstatus $89,900 Closed Sale 463-char remark

    Show marketing remark (463 chars)

    Great opportunity in a family friendly community. This amazing 2 bedroom and 1 bath home is a must see! The property features a large carport which can accommodate 3 cars and a large covered front porch. Spacious living area and laundry room. Beautiful fenced in yard with a new shed. Property features new laminate flooring, interior paint and a newer roof. Furniture is included, along with all appliances. This property is a must see and should not be missed!

19. 2023-10-06
    listed $89,900 Active 463-char remark

    Show marketing remark (463 chars)

    Great opportunity in a family friendly community. This amazing 2 bedroom and 1 bath home is a must see! The property features a large carport which can accommodate 3 cars and a large covered front porch. Spacious living area and laundry room. Beautiful fenced in yard with a new shed. Property features new laminate flooring, interior paint and a newer roof. Furniture is included, along with all appliances. This property is a must see and should not be missed!

20. 2020-03-02
    soldstatus $27,000 Sold
21. 2020-01-24
    status Pending
22. 2020-01-14
    status Active
23. 2019-12-20
    status Pending
24. 2019-12-15
    price $27,000
25. 2019-10-22
    price $28,000
26. 2019-09-12
    price $30,000
27. 2019-09-11
    price $35,000
28. 2019-08-30
    price $36,000
29. 2019-08-21
    price $40,000
30. 2019-07-22
    price $45,000
31. 2019-06-17
    listed $50,000 Active
32. 2018-06-22
    soldstatus $34,900 Closed Sale
33. 2018-05-24
    status Pending Sale
34. 2018-05-18
    soldstatus $34,900 Closed Sale
35. 2018-05-15
    status Pending Sale
36. 2018-04-28
    listed $34,900 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: $298 · $25/mo
• Projected year-2 tax: $676 · $56/mo
• Expected delta: +$378/yr (+$32/mo · 127.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 5 d/yr ≥101°F today · 13 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: $24,503
• − Mortgage interest: −$4,985
• − Property taxes: −$298
• − Insurance: −$445
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − Depreciation: −$2,589
• Taxable income: $12,265
• Est. tax owed @ 24.0%: −$2,944
• After-tax cash flow: $10,070/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: 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

+155.0% since first listed

21 events — show timeline

• 2026-04-03 Listed $89,000 AVMLS
• 2026-04-03 Listed $89,000 CRMLS
• 2023-11-29 Sold (MLS) $89,900 CRMLS
• 2023-10-06 Listed $89,900 CRMLS
• 2020-03-02 Sold (MLS) $27,000 TheMLS
• 2020-01-24 Pending — TheMLS
• 2020-01-14 Relisted — TheMLS
• 2019-12-20 Pending — TheMLS
• 2019-12-15 Price Changed $27,000 TheMLS
• 2019-10-22 Price Changed $28,000 TheMLS
• 2019-09-12 Price Changed $30,000 TheMLS
• 2019-09-11 Price Changed $35,000 TheMLS
• 2019-08-30 Price Changed $36,000 TheMLS
• 2019-08-21 Price Changed $40,000 TheMLS
• 2019-07-22 Price Changed $45,000 TheMLS
• 2019-06-17 Listed $50,000 TheMLS
• 2018-06-22 Sold (MLS) $34,900 CRMLS
• 2018-05-24 Pending — CRMLS
• 2018-05-18 Sold (MLS) $34,900 CRMLS
• 2018-05-15 Pending — CRMLS
• 2018-04-28 Listed $34,900 CRMLS

Property tax history

+6.4%/yr

Latest (2025): $298 · +6.4% YoY. Source: county tax records.