435 E Gardena Blvd #10 · Carson, CA 90248

$295,000

2 bd · 2.0 ba · 1,040 sqft · Manufactured · 31 Days on market

Built 1978

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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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

READY TO MOVE IN HOUSE !! WELCOME TO RANCHO DOMINGUEZ MOBILE ESTATES. THE PLACE THAT YOU CAN LIVE WITH A VERY LOW SPACE RENT AT THE RENT CONTROL PARK. THIS PROPERTY BELONGS TO THE CITY OF CARSON -EVEN THOUGH THE ZIP CODE INDICATES GARDENA- WHICH IS WHY IT IS SUBJECT TO RENT CONTROL… IN THIS GREAT LOCATION CLOSE TO FREEWAYS 110,405,91, CAL STATE DOMINGUEZ HILLS , DIGNITY HEALTH SPORTS PARK ( HOUSE OF THE LA GALAX ) AND MANY MORE RESTAURANTS AND SHOPPING CENTERS. THIS HOUSE OFFERS 2 BEDROOMS AND 2 BATHROOMS BOTH COMPLETELY REMODELED AS WELL AS THE KITCHEN WITH GRANITE COUNTERTOPS!! MAKE THIS HOUSE YOUR NEW HOME!!

Key facts

• Remodeled kitchen
• Granite countertops
• 2 garage spots

Tags

• REMODELED KITCHEN
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Land lease amount: monthly; Location: On Gardena Blvd between Main St and Avalon Blvd
• Financial info: Land lease (monthly)
• HOA & community: Part of association; Park name: Rancho Dominguez MHP, LLC; Manager approval required; Pets allowed with breed restrictions

Exterior

• Parking: Carport; 2 parking spaces (includes 2 garage/carport spaces)
• Security: Accessible via 2+ exits; Parking accessibility
• Utilities: District/public water; Public sewer; Water available and connected; Sewer available and connected; Electricity available and connected; Natural gas available and connected
• Home design: Single-story; Entry at main level; Mobile home remains on lot; Mobile dimensions approximately 10' x 52'; Double body type (multi-section)
• Construction: Shingle roof; Year built source: other
• Exterior features: Community pool; 2 sheds; Corner lot; Near public transit; Close to clubhouse; Street lighting

Interior

• Kitchen: Remodeled kitchen; Granite countertops; Gas range; Refrigerator; Water softener; Gas water heater
• Bedrooms: All bedrooms on main level; Walk-in closet(s)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Remodeled bathrooms; Shower(s)
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Pantry; Recessed lighting; Storage space; Double pane windows; Granite counters; Remodeled interior elements; Exhaust fan(s)
• Laundry & utility: Inside laundry; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $295k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $286k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.2% in Carson — 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 67/100 on livability (#309 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A-; Watch: health & safety C-, schools D+, crime F.
• Los Angeles Unified (urban): math 29% / reading 54% proficiency, ranked #223 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $9k 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 31 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y ago; this cycle's ask has dropped $34k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $286,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 1.04% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.54%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.72×
• Total profit: $-23,475
• Equity at exit: $43,985

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $11,012
• Equity at exit: $25,506

Cash invested: $82,600 (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: 8.0×

Monthly cashflow live

• Estimated rent: $3,063 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $381

Break-even live

Break-even rent $2,581

Max offer price $295,000

Occupancy floor 83%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
435 E Gardena Blvd Spc 9 Gardena, CA	3.0	1.5	912	$3,000	$3.29	5d	1	0.05mi
16306 Haskins Ln Carson, CA	3.0	2.0	918	$3,500	$3.81	17d	1	0.44mi
515 W Gardena Blvd #18 Gardena, CA	3.0	2.0	1235	$4,500	$3.64	43d	1	0.88mi
16523 S Denver Ave Gardena, CA	2.0	1.5	1200	$2,450	$2.04	43d	1	0.92mi
1107 S Central Ave Unit C Compton, CA	2.0	1.0	750	$1,975	$2.63	19d	1	1.08mi
2315 W Compton Blvd Apt B Compton, CA	2.0	1.0	800	$1,750	$2.19	43d	1	1.21mi
860 W 165th Pl Apt 201 Gardena, CA	2.0	2.0	925	$2,395	$2.59	43d	1	1.33mi
16920 S Vermont Ave Gardena, CA	2.0	1.5	1100	$2,795	$2.54	24d	1	1.35mi
16920 S Vermont Ave Unit D Gardena, CA	2.0	1.5	1100	$2,795	$2.54	19d	1	1.35mi
16935 S Vermont Ave Gardena, CA	2.0	1.0	850	$2,295	$2.70	24d	1	1.39mi
1040 W 165th Pl Unit 1 Gardena, CA	3.0	3.0	1500	$4,500	$3.00	5d	1	1.42mi
1029 W 160th St Gardena, CA	3.0	2.0	1248	$4,150	$3.33	43d	1	1.46mi
14707 S Denver Ave Gardena, CA	3.0	2.0	1072	$3,700	$3.45	20d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $295,000 Active 31 DOM
2. 2026-06-17
   days on market $295,000 Active 30 DOM
3. 2026-06-16
   days on market $295,000 Active 29 DOM
4. 2026-06-15
   days on market $295,000 Active 28 DOM
5. 2026-06-13
   days on market $295,000 Active 26 DOM
6. 2026-06-09
   days on market $295,000 Active 22 DOM
7. 2026-06-08
   days on market $295,000 Active 21 DOM
8. 2026-06-07
   days on market $295,000 Active 20 DOM
9. 2026-06-04
   days on market $295,000 Active 17 DOM
10. 2026-06-03
    days on market $295,000 Active 16 DOM
11. 2026-06-02
    days on market $295,000 Active 15 DOM
12. 2026-06-01
    days on market $295,000 Active 14 DOM
13. 2026-05-31
    pricedays on market $295,000 Active 13 DOM
14. 2026-05-23
    status Active
15. 2026-05-21
    status Active
16. 2026-05-16
    listed $329,000 Active
17. 2026-03-30
    status Active
18. 2026-03-22
    status Active
19. 2026-03-19
    historical Active Under Contract
20. 2026-03-04
    listed $285,000 Active
21. 2026-01-16
    historical
22. 2025-10-23
    status Active
23. 2025-10-23
    price $315,000
24. 2025-09-02
    historical
25. 2025-08-11
    listed $349,000 Active
26. 2009-05-07
    historical
27. 2009-03-05
    price $47,000
28. 2008-12-08
    listed $67,000

ⓘ 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 6 d/yr ≥87°F today · 19 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: $36,758
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,941
• − Management: −$2,941
• − Depreciation: −$8,582
• Taxable loss: −$129
• Est. tax savings @ 24.0%: +$31
• After-tax cash flow: $4,606/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: Los Angeles Unified
• NCES district ID: 0622710
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 54% ▲ 10.00%
• Median HH income: $50,403
• Composite: 35.67/100
• National rank: #4875
• State rank: #223 of 517 in CA

Livability — Carson

• Score: 67/100
• State rank: #309
• US rank: #10410

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carson, CA
• City population: 57,397
• 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

+391.0% since first listed

15 events — show timeline

• 2026-05-23 Relisted — CRMLS
• 2026-05-21 Relisted — CRMLS
• 2026-05-16 Listed $329,000 CRMLS
• 2026-03-30 Relisted — CRMLS
• 2026-03-22 Relisted — CRMLS
• 2026-03-19 Contingent — CRMLS
• 2026-03-04 Listed $285,000 CRMLS
• 2026-01-16 Listing Removed — CRMLS
• 2025-10-23 Relisted — CRMLS
• 2025-10-23 Price Changed $315,000 CRMLS
• 2025-09-02 Listing Removed — CRMLS
• 2025-08-11 Listed $349,000 CRMLS
• 2009-05-07 Listing Removed — CRMLS
• 2009-03-05 Price Changed $47,000 CRMLS
• 2008-12-08 Listed $67,000 CRMLS