11250 Playa St #43 · Culver City, CA 90230

$198,000

1 bd · 1.0 ba · 495 sqft · Manufactured · 169 Days on market

Built 1955 Fair condition $400/sqft · at area comps Est $196k · at est. ↓ 8% since listing

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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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.0/15.0
• 1% rule +6.6/10.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming single-level 1-bedroom home in a well-located Culver City community. This light-filled residence offers a functional and comfortable layout with wood-style flooring, a bright living area, and a covered porch that extends your living space outdoors. The kitchen is equipped with a gas range, refrigerator, microwave, and an in-unit stacked washer and dryer for everyday convenience. While legally configured as a 1-bedroom, the home may function best as a studio-style layout with a large walk-in closet or bonus storage area, giving buyers flexibility in how they use the space. Enjoy a front sitting area and a central location near Westfield Fox Hills, Culver City Transit Center, Trader Joe's, Whole Foods, Sprouts, local dining, parks, hiking trails, and a nearby dog park. Space rent is approximately $440 per month. This is an income-restricted property, offering an opportunity for qualified buyers to own in Culver City at a more accessible price point. For a single occupant, the maximum allowable income is $53,000 per year. Buyer to verify space rent, park rules, and qualification requirements with management.

Key facts

• Ample cabinetry
• Enclosed porch
• Tiled finishes

Tags

• SINGLE-LEVEL MANUFACTURED HOME
• LIGHT-FILLED LAYOUT
• ENCLOSED PORCH
• AMPLE CABINETRY
• BUILT-IN STORAGE
• TILED FINISHES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $198k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $198k).
• Recommended offer: $174k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 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 $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.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $17k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $174,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.16% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.68%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $195,907
• List price: $198,000
• Delta: 1.07%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11250 Playa St #34	0.03mi	1/1.0	540 (+9%)	2mo	$178,000	$330	82
11250 Playa St #98	0.07mi	1/1.0	550 (+11%)	20mo	$200,000	$364	62

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-5,794
• Equity at exit: $29,522

10-year hold

• IRR: 5.8%
• Equity multiple: 1.41×
• Total profit: $22,826
• Equity at exit: $17,119

Cash invested: $55,440 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,298 medium
• Mortgage (P&I): −$1,038
• Tax est. 1.5%: −$248 /mo · $2,970/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $447

Break-even live

Break-even rent $1,732

Max offer price $198,000

Occupancy floor 76%

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $198,000 Active 169 DOM
2. 2026-06-17
   days on market $198,000 Active 168 DOM
3. 2026-06-16
   days on market $198,000 Active 167 DOM
4. 2026-06-15
   days on market $198,000 Active 166 DOM
5. 2026-06-13
   days on market $198,000 Active 164 DOM
6. 2026-06-13
   days on market $198,000 Active 163 DOM
7. 2026-06-09
   days on market $198,000 Active 160 DOM
8. 2026-06-08
   days on market $198,000 Active 159 DOM
9. 2026-06-07
   days on market $198,000 Active 158 DOM
10. 2026-06-04
    days on market $198,000 Active 155 DOM
11. 2026-06-03
    days on market $198,000 Active 154 DOM
12. 2026-06-02
    days on market $198,000 Active 153 DOM
13. 2026-06-01
    days on market $198,000 Active 152 DOM
14. 2026-05-31
    days on market $198,000 Active 151 DOM
15. 2026-02-02
    price $198,000 1131-char remark

    Show marketing remark (1131 chars)

    Charming single-level 1-bedroom home in a well-located Culver City community. This light-filled residence offers a functional and comfortable layout with wood-style flooring, a bright living area, and a covered porch that extends your living space outdoors. The kitchen is equipped with a gas range, refrigerator, microwave, and an in-unit stacked washer and dryer for everyday convenience. While legally configured as a 1-bedroom, the home may function best as a studio-style layout with a large walk-in closet or bonus storage area, giving buyers flexibility in how they use the space. Enjoy a front sitting area and a central location near Westfield Fox Hills, Culver City Transit Center, Trader Joe's, Whole Foods, Sprouts, local dining, parks, hiking trails, and a nearby dog park. Space rent is approximately $440 per month. This is an income-restricted property, offering an opportunity for qualified buyers to own in Culver City at a more accessible price point. For a single occupant, the maximum allowable income is $53,000 per year. Buyer to verify space rent, park rules, and qualification requirements with management.

16. 2025-12-31
    listed $214,999 Active 1131-char remark

    Show marketing remark (1131 chars)

    Charming single-level 1-bedroom home in a well-located Culver City community. This light-filled residence offers a functional and comfortable layout with wood-style flooring, a bright living area, and a covered porch that extends your living space outdoors. The kitchen is equipped with a gas range, refrigerator, microwave, and an in-unit stacked washer and dryer for everyday convenience. While legally configured as a 1-bedroom, the home may function best as a studio-style layout with a large walk-in closet or bonus storage area, giving buyers flexibility in how they use the space. Enjoy a front sitting area and a central location near Westfield Fox Hills, Culver City Transit Center, Trader Joe's, Whole Foods, Sprouts, local dining, parks, hiking trails, and a nearby dog park. Space rent is approximately $440 per month. This is an income-restricted property, offering an opportunity for qualified buyers to own in Culver City at a more accessible price point. For a single occupant, the maximum allowable income is $53,000 per year. Buyer to verify space rent, park rules, and qualification requirements with management.

17. 2025-11-24
    listed Active
18. 2025-11-18
    historical
19. 2025-11-15
    listed Active
20. 2023-11-18
    listed Active

ⓘ 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: $27,577
• − Mortgage interest: −$11,091
• − Property taxes: −$2,970
• − Insurance: −$990
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − Depreciation: −$5,760
• Taxable income: $2,353
• Est. tax owed @ 24.0%: −$565
• After-tax cash flow: $4,801/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 · 13 photos

Fair 45/100 Cosmetic rehab

A charming single-level mobile home with average condition, requiring some cosmetic updates and maintenance to improve its resale and rental value.

Repairs flagged

• Minor Kitchen appliances — The appliances are functional but may need cleaning or minor repairs.
• Minor Bathroom fixtures — The fixtures are functional but may need cleaning or minor repairs.
• Minor Landscaping — The landscaping could be improved with some updates.

Value-add opportunities

• Resale Paint interior walls and trim — Fresh paint can make the interior look more appealing and modern.
• Resale Replace flooring — New flooring can significantly improve the home's appearance and value.
• Resale Update kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers.
• Resale Update bathroom fixtures — Modern fixtures can make the bathroom more functional and attractive to potential buyers.
• Both Landscaping improvements — Improved landscaping can enhance curb appeal and add value to both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · The appliances are functional but may need cleaning or minor repairs.	Minor	$500–3,000
Bathroom fixtures · The fixtures are functional but may need cleaning or minor repairs.	Minor	$500–3,000
Landscaping · The landscaping could be improved with some updates.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint interior walls and trim — Fresh paint can make the interior look more appealing and modern. ↑
• Resale Replace flooring — New flooring can significantly improve the home's appearance and value. ↑
• Resale Update kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers. ↑
• Resale Update bathroom fixtures — Modern fixtures can make the bathroom more functional and attractive to potential buyers. ↑
• Both Landscaping improvements — Improved landscaping can enhance curb appeal and add value to both resale and rental. ↑

ⓘ 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

-7.9% since first listed

6 events — show timeline

• 2026-02-02 Price Changed $198,000 TheMLS
• 2025-12-31 Listed $214,999 TheMLS
• 2025-11-24 Listed — TheMLS
• 2025-11-18 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-11-15 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-11-18 Listed — TheMLS