17705 S Western Ave #100 · Torrance, CA 90248

$187,000

3 bd · 2.0 ba · 1,104 sqft · Manufactured · 77 Days on market

Built 1965 $169/sqft · 65% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the desirable Royal Western Mobile Park, this 3-bedroom, 2-bath home sits on one of the largest lots in the community and offers a rare combination of space, upgrades, and lifestyle amenities. The home features updated landscaping with a thoughtfully designed Japanese rock garden, creating an inviting outdoor setting that’s perfect for relaxing or entertaining. The expansive lot provides added privacy and flexibility that’s hard to find within the park. Inside, the home is currently undergoing renovations, offering a great opportunity for a buyer to step into a refreshed space with modern features and finishes. With a functional layout and generous living areas, there’s plenty of room to make it your own. Residents of Royal Western Mobile Park enjoy access to a wide range of amenities, including a pool, spa, clubhouse, billiard room, laundry facilities, and even a convenient car wash area. With its size, upgrades, and ongoing improvements, this is a standout opportunity—act quickly, as homes like this don’t last.

Key facts

• Garage
• Community pool
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $187k.

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 $187k).
• Recommended offer: $176k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 2.1% in Torrance — 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 76/100 on livability (#95 in CA, #3,501 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, commute A+; Watch: health & safety C-, crime D+, cost of living F.
• Torrance Unified (urban): math 62% / reading 67% proficiency, ranked #150 of 1,400 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 25 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $13k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $175,780 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.62% ✓
• Cap rate: 13.34%
• Cash-on-cash: 25.16%
• DSCR: 2.12
• GRM: 5.2

CMA / ARV

• ARV (median comp): $113,438
• List price: $187,000
• Delta: 64.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17705 S Western Ave #18	0.04mi	2/2.0 (-1)	1,080 (-2%)	9mo	$117,000	$108	82
17700 Western #76	0.27mi	3/2.0	1,152 (+4%)	2mo	$85,000	$74	78
17705 S Western Ave #53	0.04mi	3/2.0	990 (-10%)	7mo	$155,000	$157	75
17705 S Western Ave #88	0.04mi	3/2.0	1,248 (+13%)	4mo	$215,000	$172	73
17705 S Western Ave #85	0.04mi	4/2.0 (+1)	1,000 (-9%)	10mo	$90,000	$90	69
17705 S Western #24	0.14mi	3/2.0	1,000 (-9%)	12mo	$114,900	$115	68
17700 S Western Ave #116	0.28mi	2/2.0 (-1)	1,040 (-6%)	9mo	$155,000	$149	65
17700 Western Ave S #190	0.27mi	2/2.0 (-1)	960 (-13%)	5mo	$95,000	$99	56
17700 S Western Ave #174	0.34mi	2/2.0 (-1)	960 (-13%)	1mo	$178,000	$185	56
17700 S Western Ave #162	0.27mi	2/2.0 (-1)	960 (-13%)	7mo	$152,500	$159	55
17700 S Western Ave #35	0.27mi	2/2.0 (-1)	960 (-13%)	10mo	$130,000	$135	52
17700 Western Ave SPC 111	0.34mi	2/2.0 (-1)	960 (-13%)	10mo	$159,000	$166	49

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 1.76×
• Total profit: $39,668
• Equity at exit: $27,882

10-year hold

• IRR: 27.1%
• Equity multiple: 3.38×
• Total profit: $124,765
• Equity at exit: $16,168

Cash invested: $52,360 (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 90248

• Active inventory: 25
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $3,026 high
• Mortgage (P&I): −$981
• Tax est. 1.5%: −$234 /mo · $2,805/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $1,098

Break-even live

Break-even rent $1,636

Max offer price $187,000

Occupancy floor 59%

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18012 Manhattan Pl Torrance, CA	3.0	2.0	1446	$3,595	$2.49	2d	1	0.23mi
17405 Van Ness Ave Torrance, CA	2.0	2.0	850	$2,775	$3.26	15d	1	0.39mi
17313 Denker Ave Unit 4 Gardena, CA	2.0	1.0	985	$2,300	$2.34	44d	1	0.49mi
18405 Haas Ave Torrance, CA	3.0	2.0	1240	$3,500	$2.82	44d	1	0.52mi
17310 S Dalton Ave #3 Gardena, CA	2.0	2.5	1400	$3,500	$2.50	24d	1	0.55mi
1443 W 179th St Unit 107 Gardena, CA	2.0	1.0	800	$2,450	$3.06	24d	1	0.67mi
1443 W 179th St Apt 104 Gardena, CA	2.0	2.0	850	$2,500	$2.94	44d	1	0.67mi
16507 Saint Andrews Pl Unit C Gardena, CA	2.0	1.0	850	$2,650	$3.12	44d	1	0.74mi
17229 Atkinson Ave Torrance, CA	3.0	1.0	967	$3,600	$3.72	44d	1	0.83mi
2314 W 165th St Torrance, CA	3.0	2.0	1304	$4,000	$3.07	17d	1	0.87mi
1616 W Gardena Blvd Gardena, CA	2.0	1.0	882	$2,800	$3.17	3d	1	0.91mi
1243 Electric St Gardena, CA	2.0	2.0	866	$2,850	$3.29	8d	1	0.94mi
16326 Denker Ave Gardena, CA	2.0	1.0	908	$3,000	$3.30	44d	1	0.96mi
16901 Crenshaw Blvd Unit 1 Torrance, CA	2.0	1.0	800	$2,500	$3.12	24d	1	0.98mi
17309 Elgar Ave Torrance, CA	2.0	1.0	838	$3,400	$4.06	13d	1	0.99mi
17309 Elgar Ave Torrance, CA	2.0	1.0	838	$3,400	$4.06	8d	1	0.99mi
16713 Crenshaw Blvd Torrance, CA	3.0	1.0	850	$2,450	$2.88	44d	1	1.04mi
17513 Glenburn Ave Torrance, CA	2.0	2.0	800	$3,195	$3.99	44d	1	1.07mi
1328 W Gardena Blvd Apt 3 Gardena, CA	2.0	2.0	1080	$2,700	$2.50	44d	1	1.08mi
1261 W 166th St Gardena, CA	3.0	2.0	1280	$3,000	$2.34	44d	1	1.11mi
1343 W 164th St Gardena, CA	2.0	2.0	800	$2,700	$3.38	24d	1	1.14mi
15825 Denker Ave Unit A Gardena, CA	2.0	1.0	900	$2,750	$3.06	44d	1	1.24mi
16935 S Vermont Ave Gardena, CA	2.0	1.0	850	$2,295	$2.70	24d	1	1.28mi
16920 S Vermont Ave Unit D Gardena, CA	2.0	1.5	1100	$2,795	$2.54	19d	1	1.32mi
1040 W 165th Pl Unit 1 Gardena, CA	3.0	3.0	1500	$4,500	$3.00	5d	1	1.32mi
17302 Yukon Ave Torrance, CA	2.0	2.0	990	$2,782	$2.81	24d	2	1.32mi
16920 S Vermont Ave Gardena, CA	2.0	1.5	1100	$2,795	$2.54	24d	1	1.32mi
860 W 165th Pl Apt 201 Gardena, CA	2.0	2.0	925	$2,395	$2.59	44d	1	1.41mi
3619 W 172nd St Torrance, CA	3.0	2.0	999	$4,200	$4.20	44d	1	1.42mi
16915 Yukon Ave Unit 6 Torrance, CA	2.0	1.0	903	$2,650	$2.93	24d	1	1.43mi
16700 Yukon Ave #108 Torrance, CA	2.0	2.0	859	$3,200	$3.73	44d	1	1.44mi
15702 Brighton Ave Unit 4 Gardena, CA	2.0	1.0	750	$2,500	$3.33	19d	1	1.46mi
3705 Artesia Blvd Torrance, CA	1.0–2.0	1.0	700	$2,692	$3.85	44d	2	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $187,000 Active 77 DOM
2. 2026-06-17
   days on market $187,000 Active 76 DOM
3. 2026-06-16
   days on market $187,000 Active 75 DOM
4. 2026-06-15
   days on market $187,000 Active 74 DOM
5. 2026-06-13
   days on market $187,000 Active 72 DOM
6. 2026-06-13
   days on market $187,000 Active 71 DOM
7. 2026-06-09
   days on market $187,000 Active 68 DOM
8. 2026-06-08
   days on market $187,000 Active 67 DOM
9. 2026-06-07
   days on market $187,000 Active 66 DOM
10. 2026-06-04
    days on market $187,000 Active 63 DOM
11. 2026-06-03
    days on market $187,000 Active 62 DOM
12. 2026-06-02
    days on market $187,000 Active 61 DOM
13. 2026-06-01
    days on market $187,000 Active 60 DOM
14. 2026-05-31
    days on market $187,000 Active 59 DOM
15. 2026-04-17
    price $187,000 1069-char remark

    Show marketing remark (1069 chars)

    Located in the desirable Royal Western Mobile Park, this 3-bedroom, 2-bath home sits on one of the largest lots in the community and offers a rare combination of space, upgrades, and lifestyle amenities. The home features updated landscaping with a thoughtfully designed Japanese rock garden, creating an inviting outdoor setting that’s perfect for relaxing or entertaining. The expansive lot provides added privacy and flexibility that’s hard to find within the park. Inside, the home is currently undergoing renovations, offering a great opportunity for a buyer to step into a refreshed space with modern features and finishes. With a functional layout and generous living areas, there’s plenty of room to make it your own. Residents of Royal Western Mobile Park enjoy access to a wide range of amenities, including a pool, spa, clubhouse, billiard room, laundry facilities, and even a convenient car wash area. With its size, upgrades, and ongoing improvements, this is a standout opportunity—act quickly, as homes like this don’t last.

16. 2026-04-17
    price $185,000 1069-char remark

    Show marketing remark (1069 chars)

    Located in the desirable Royal Western Mobile Park, this 3-bedroom, 2-bath home sits on one of the largest lots in the community and offers a rare combination of space, upgrades, and lifestyle amenities. The home features updated landscaping with a thoughtfully designed Japanese rock garden, creating an inviting outdoor setting that’s perfect for relaxing or entertaining. The expansive lot provides added privacy and flexibility that’s hard to find within the park. Inside, the home is currently undergoing renovations, offering a great opportunity for a buyer to step into a refreshed space with modern features and finishes. With a functional layout and generous living areas, there’s plenty of room to make it your own. Residents of Royal Western Mobile Park enjoy access to a wide range of amenities, including a pool, spa, clubhouse, billiard room, laundry facilities, and even a convenient car wash area. With its size, upgrades, and ongoing improvements, this is a standout opportunity—act quickly, as homes like this don’t last.

17. 2026-04-02
    listed $200,000 Active 1069-char remark

    Show marketing remark (1069 chars)

    Located in the desirable Royal Western Mobile Park, this 3-bedroom, 2-bath home sits on one of the largest lots in the community and offers a rare combination of space, upgrades, and lifestyle amenities. The home features updated landscaping with a thoughtfully designed Japanese rock garden, creating an inviting outdoor setting that’s perfect for relaxing or entertaining. The expansive lot provides added privacy and flexibility that’s hard to find within the park. Inside, the home is currently undergoing renovations, offering a great opportunity for a buyer to step into a refreshed space with modern features and finishes. With a functional layout and generous living areas, there’s plenty of room to make it your own. Residents of Royal Western Mobile Park enjoy access to a wide range of amenities, including a pool, spa, clubhouse, billiard room, laundry facilities, and even a convenient car wash area. With its size, upgrades, and ongoing improvements, this is a standout opportunity—act quickly, as homes like this don’t last.

18. 2019-04-18
    historical
19. 2019-03-21
    listed $10,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 4 d/yr ≥86°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,307
• − Mortgage interest: −$10,475
• − Property taxes: −$2,805
• − Insurance: −$935
• − Repairs & maintenance: −$2,905
• − Management: −$2,905
• − Depreciation: −$5,440
• Taxable income: $10,843
• Est. tax owed @ 24.0%: −$2,602
• After-tax cash flow: $10,572/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: Torrance Unified
• NCES district ID: 0639420
• Math proficiency: 62% ▲ 2.00%
• Reading proficiency: 67% ▬ 0.00%
• Median HH income: $78,640
• Composite: 58.96/100
• National rank: #1969
• State rank: #150 of 1400 in CA

Livability — Torrance

• Score: 76/100
• State rank: #95
• US rank: #3501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Torrance, CA
• City population: 153,473
• Population (ZIP): 11,144

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 0.75)
• Race & ethnicity: Asian 32% Hispanic / Latino 31% Black 21% Two or more races 12% White 7%
• Hispanic origin (detail): Mexican 20% Puerto Rican 2%
• Common ancestry: British 1%
• Foreign-born: 37% · Canada, South Korea, Vietnam
• Languages at home: 53% English-only · Spanish 25% Other Asian/Pacific 10% Tagalog/Filipino 6%

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: ▼ -318.63%
• Current HPI: 409.9768
• Rent YoY: —
• Metro: —
• 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

+1615.6% since first listed

5 events — show timeline

• 2026-04-17 Price Changed $187,000 CRMLS
• 2026-04-17 Price Changed $185,000 CRMLS
• 2026-04-02 Listed $200,000 CRMLS
• 2019-04-18 Listing Removed — CRMLS
• 2019-03-21 Listed $10,900 CRMLS