2345 190th #50 · Redondo Beach, CA 90278

$115,000

1 bd · 1.0 ba · 410 sqft · Manufactured · 79 Days on market

Built 1959 Good condition $280/sqft · 7% above area Est $108k · 7% over ↓ 8% since listing

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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
• Schools +6.9/10.0
• ARV discount +4.5/15.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION, LOCATION, LOCATION !!! This is a great Mobile Home located in the Cresta Mobile Home Senior Park. The home has a very spacious feel and is in great condition. Interior and- Exterior painted, and New carpet Flooring, within the last 7 years. The kitchen features many cabinets for storage, and the home has several nice windows that allow for wonderful natural sunlight. The Living room opens up off the kitchen, giving it a Great room feel. The Bedroom has 2 nice large closets and Built-in drawers. Outside there is a shed that can be used for storage, tools, a hobby room, etc. .. The outdoor porch and patio are covered by the awning and allows for wonderful outdoor living. There is also a Tankless Water Heater. Lastly, the driveway is spacious and will accommodate two cars. Less than 2 miles to the Beach. .. .. .. .. .Welcome Home!

Key facts

• New carpet flooring
• Outdoor porch
• Several nice windows

Tags

• NEW CARPET FLOORING
• MANY CABINETS FOR STORAGE
• SEVERAL NICE WINDOWS
• OUTDOOR PORCH
• COVERED BY THE AWNING
• TANKLESS WATER HEATER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $972 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 1.9% in Redondo Beach — 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 79/100 on livability (#58 in CA, #2,124 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, commute A; Watch: health & safety C-, cost of living F.
• Redondo Beach Unified (suburban): math 72% / reading 78% proficiency, ranked #63 of 1,400 in CA (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Washington Elementary (800 students, 17% FRL); Adams Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 1,073 students, 20% FRL); Redondo Union High (3,005 students, 16% FRL) — zoned schools at 18% FRL track the district average.
• Zoned-school proficiency averages 24% at this address vs 75% district-wide (-50 pts) — the specific schools serving this property underperform the Redondo Beach Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.8%/yr); 85 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent is only 17% of the median local income ($160k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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 + 4.8% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,100 (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. Built in 1959 — 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. 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: 1.94% ✓
• Cap rate: 16.44%
• Cash-on-cash: 36.23%
• DSCR: 2.61
• GRM: 4.3

CMA / ARV

• ARV (median comp): $107,714
• List price: $115,000
• Delta: 6.76%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2345 190th #42	0.02mi	1/1.0	470 (+15%)	8mo	$135,500	$288	68

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 · 4.79% rent growth · sell at horizon

5-year hold

• IRR: 34.0%
• Equity multiple: 2.47×
• Total profit: $47,419
• Equity at exit: $17,147

10-year hold

• IRR: 41.9%
• Equity multiple: 5.30×
• Total profit: $138,611
• Equity at exit: $9,943

Cash invested: $32,200 (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 90278

• Rents YoY: 4.8%
• Active inventory: 85
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,237 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $972

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,052	-5% $1,012	+0% $972	+5% $932	+10% $893
Rent	-10% $796	-5% $884	+0% $972	+5% $1,061	+10% $1,149
Rate	-1.0pp $1,030	-0.5pp $1,001	base $972	+0.5pp $942	+1.0pp $912

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4261 W 182nd St Torrance, CA	—	1.0	350	$1,535	$4.39	1d	1	1.12mi

Listing history 23 events

1. 2026-06-21
   days on market $115,000 Active 79 DOM
2. 2026-06-18
   days on market $115,000 Active 76 DOM
3. 2026-06-17
   days on market $115,000 Active 75 DOM
4. 2026-06-16
   days on market $115,000 Active 74 DOM
5. 2026-06-15
   days on market $115,000 Active 73 DOM
6. 2026-06-13
   days on market $115,000 Active 71 DOM
7. 2026-06-13
   days on market $115,000 Active 70 DOM
8. 2026-06-09
   days on market $115,000 Active 67 DOM
9. 2026-06-08
   days on market $115,000 Active 66 DOM
10. 2026-06-07
    days on market $115,000 Active 65 DOM
11. 2026-06-04
    days on market $115,000 Active 62 DOM
12. 2026-06-03
    days on market $115,000 Active 61 DOM
13. 2026-06-02
    days on market $115,000 Active 60 DOM
14. 2026-06-01
    days on market $115,000 Active 59 DOM
15. 2026-05-31
    days on market $115,000 Active 58 DOM
16. 2026-05-13
    price $115,000 850-char remark

    Show marketing remark (850 chars)

    LOCATION, LOCATION, LOCATION !!! This is a great Mobile Home located in the Cresta Mobile Home Senior Park. The home has a very spacious feel and is in great condition. Interior and- Exterior painted, and New carpet Flooring, within the last 7 years. The kitchen features many cabinets for storage, and the home has several nice windows that allow for wonderful natural sunlight. The Living room opens up off the kitchen, giving it a Great room feel. The Bedroom has 2 nice large closets and Built-in drawers. Outside there is a shed that can be used for storage, tools, a hobby room, etc. .. The outdoor porch and patio are covered by the awning and allows for wonderful outdoor living. There is also a Tankless Water Heater. Lastly, the driveway is spacious and will accommodate two cars. Less than 2 miles to the Beach. .. .. .. .. .Welcome Home!

17. 2026-04-03
    listed $125,000 Active 850-char remark

    Show marketing remark (850 chars)

    LOCATION, LOCATION, LOCATION !!! This is a great Mobile Home located in the Cresta Mobile Home Senior Park. The home has a very spacious feel and is in great condition. Interior and- Exterior painted, and New carpet Flooring, within the last 7 years. The kitchen features many cabinets for storage, and the home has several nice windows that allow for wonderful natural sunlight. The Living room opens up off the kitchen, giving it a Great room feel. The Bedroom has 2 nice large closets and Built-in drawers. Outside there is a shed that can be used for storage, tools, a hobby room, etc. .. The outdoor porch and patio are covered by the awning and allows for wonderful outdoor living. There is also a Tankless Water Heater. Lastly, the driveway is spacious and will accommodate two cars. Less than 2 miles to the Beach. .. .. .. .. .Welcome Home!

18. 2025-07-25
    historical
19. 2024-10-23
    listed $125,000 Active
20. 2024-08-08
    historical Active Under Contract
21. 2024-07-25
    listed $125,000 Active
22. 2024-02-05
    price
23. 2023-11-14
    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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 6 d/yr ≥85°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,840
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$2,147
• − Management: −$2,147
• − Depreciation: −$3,345
• Taxable income: $10,458
• Est. tax owed @ 24.0%: −$2,510
• After-tax cash flow: $9,156/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

Good 75/100 Cosmetic rehab

This mobile home is in good condition with some minor repairs needed. Painting and landscaping improvements can significantly enhance its resale and rental value.

Repairs flagged

• Minor Awning — Aging but functional.
• Minor Exterior Siding — Some wear and tear, but not major.
• Minor Kitchen Countertops — Worn but still functional.
• Minor Bathroom Fixtures — Worn but still functional.
• Minor Carpet Flooring — Worn but still functional.

Value-add opportunities

• Resale Painting the exterior and interior — Fresh paint can significantly improve the home's curb appeal and value.
• Both Landscaping improvements — Enhanced landscaping can improve both the home's appearance and its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Awning · Aging but functional.	Minor	$500–3,000
Exterior Siding · Some wear and tear, but not major.	Minor	$500–3,000
Kitchen Countertops · Worn but still functional.	Minor	$500–3,000
Bathroom Fixtures · Worn but still functional.	Minor	$500–3,000
Carpet Flooring · Worn but still functional.	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Resale Painting the exterior and interior — Fresh paint can significantly improve the home's curb appeal and value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve both the home's appearance and its value. ↑

ⓘ 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: Redondo Beach Unified
• NCES district ID: 0600032
• Math proficiency: 72% ▲ 3.00%
• Reading proficiency: 78% ▲ 4.00%
• Median HH income: $98,945
• Composite: 69.17/100
• National rank: #637
• State rank: #63 of 1400 in CA

Livability — Redondo Beach

• Score: 79/100
• State rank: #58
• US rank: #2124

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Redondo Beach, CA
• County: Los Angeles County · 9,444,647 people
• City population: 77,267
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 42,423
• Household income: $160,236
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 1067.0

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 0.66)
• Race & ethnicity: White 52% Asian 20% Two or more races 16% Hispanic / Latino 15% Black 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 20% · Canada, China, South Korea
• Languages at home: 74% English-only · Spanish 8% Other Indo-European 5% Other Asian/Pacific 3%

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: ▼ -1248.52%
• Current HPI: 399.726
• Rent YoY: ▲ 4.79%
• 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

-8.0% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $115,000 CRMLS
• 2026-04-03 Listed $125,000 CRMLS
• 2025-07-25 Listing Removed — CRMLS
• 2024-10-23 Listed $125,000 CRMLS
• 2024-08-08 Contingent — CRMLS
• 2024-07-25 Listed $125,000 CRMLS
• 2024-02-05 Price Changed — TheMLS
• 2023-11-14 Listed — TheMLS