3524 E Avenue R #110 · Palmdale, CA 93550

$225,000

4 bd · 4.0 ba · 1,587 sqft · Manufactured · 114 Days on market

Built 1978 Est $176k · 28% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Rent growth +2.9/5.0
• Livability +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

The biggest mobile home available for sale in East Palmdale, it features 3 good size Bedrooms and 2 Living Rooms, 2 full bathrooms, Covered Porch Area on left side of the home waiting for you to enjoy a peaceful afternoon siting in your rocking chair, also has Laundry room, Central Air Conditioning good for this coming hot season and Central Heating to stay warm during the winter. This manufactured house is waiting anxious for your family to enjoy it. Located close to the STEM school from K-12 The Palmdale Aerospace Academy, The Magnet Cactus Academy for Middle School Children, the community is for all ages and the space rent for new owners is $720 + Utilities.

Key facts

• Modern kitchens
• Community pool
• Built 1978

Tags

• UNIQUE MANUFACTURED HOME
• SEPARATE LIVING QUARTERS
• MODERN KITCHENS
• SEPARATE MAIN ENTRANCES

Property features AI

Finance

• Other: Manufacture name: Fleetwood; Length 63 ft, width 24 ft; Serial numbers noted
• HOA & community: Park name: Sagetree Village; Park amenities include spa/hot tub, clubhouse/rec room, gym, and pool; All-ages park; New space rent listed as $995; park deposit $250; deposit $3,000 (buyer/tenant fees noted)

Exterior

• Utilities: Individual utility meter; 100 amp electrical service
• Home design: Mobile/manufactured home (Fleetwood, 1978); Located in a park community (Space #110)
• Construction: Composition shingle roof; Skirted
• Exterior features: Siding exterior; Porch (two porches noted in unit features)

Interior

• Bathrooms: 4 full bathrooms
• Heating & cooling: Ductless heating and cooling; Mini-split multi-zone climate control
• Interior features: Porch

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $884 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $205k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 4.5% in Palmdale — 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 55/100 on livability (#861 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime F, amenities F.
• Palmdale Elementary (suburban): math 20% / reading 31% proficiency, ranked #1,147 of 1,400 in CA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.8%/yr); 410 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $3,087/mo this rent would consume 60% of the median local household income ($62k/yr) (locally 4384% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 1.8% rent growth), your $63k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y 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.
• Current owner paid $62k; list at $225k implies a 263% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 4→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% 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. 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 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?
6. 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?
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: 1.37% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.84%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $176,157
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3524 Avenue R #228	0.13mi	4/2.0	1,600 (+1%)	23mo	$170,000	$106	65
3524 E Avenue R #258	0.13mi	4/2.0	1,440 (-9%)	13mo	$185,000	$128	60
3524 E Avenue R Spc 73 Unit .	0.13mi	3/2.0 (-1)	1,536 (-3%)	21mo	$150,000	$98	58
3524 E Ave R #71	0.13mi	4/2.0	1,440 (-9%)	19mo	$160,000	$111	55
3524 E R Ave #256	0.13mi	3/2.0 (-1)	1,680 (+6%)	21mo	$170,000	$101	54
3255 E Ave R #65	0.46mi	3/2.0 (-1)	1,512 (-5%)	13mo	$184,000	$122	47
3255 E Avenue R #269	0.46mi	3/2.0 (-1)	1,440 (-9%)	5mo	$139,000	$97	46
3255 E Avenue R #34	0.46mi	5/2.0 (+1)	1,416 (-11%)	3mo	$185,000	$131	45

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 · 1.76% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.26×
• Total profit: $16,090
• Equity at exit: $33,548

10-year hold

• IRR: 14.9%
• Equity multiple: 2.13×
• Total profit: $71,478
• Equity at exit: $19,454

Cash invested: $63,000 (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 93550

• Home prices YoY: -29.4%
• Rents YoY: 1.8%
• Active inventory: 410
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,087 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$648
• Net cashflow: $884

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 66%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37347 Waterman Ave Palmdale, CA	3.0	2.0	1383	$3,350	$2.42	1d	1	0.60mi
3559 E Avenue R14 Palmdale, CA	4.0	2.5	1483	$2,895	$1.95	1d	1	0.68mi
4206 East Avenue Q-14 Unit Q14 Palmdale, CA	3.0	2.0	1150	$2,850	$2.48	1d	1	0.73mi
37333 Scranton Ct Palmdale, CA	3.0	2.0	1756	$2,850	$1.62	24d	1	0.83mi
38532 33rd St E Palmdale, CA	4.0	2.0	1157	$2,646	$2.29	1d	1	0.92mi
38527 Pond Ave Palmdale, CA	4.0	2.0	1300	$3,200	$2.46	1d	1	0.95mi
3138 E Avenue Q4 Palmdale, CA	4.0	2.0	1318	$2,646	$2.01	1d	1	1.05mi
4636 Blue Ridge Ave Palmdale, CA	3.0	2.0	1526	$3,000	$1.97	24d	1	1.10mi
2658 Greenwood Ct Palmdale, CA	4.0	3.0	2043	$3,499	$1.71	1d	1	1.14mi
38638 31st St E Palmdale, CA	4.0	2.0	1186	$2,700	$2.28	10d	1	1.16mi
37526 Rose St Palmdale, CA	3.0	2.0	1361	$3,150	$2.31	1d	1	1.18mi
36905 Pond Ave Palmdale, CA	4.0	3.0	1908	$2,850	$1.49	1d	1	1.29mi
36935 26th St E Palmdale, CA	4.0	2.0	1530	$2,300	$1.50	6d	1	1.34mi
38659 Angele Trumpet Ct Palmdale, CA	3.0	2.0	1453	$2,950	$2.03	1d	1	1.37mi

Listing history 39 events

1. 2026-06-18
   days on market $225,000 Active 114 DOM
2. 2026-06-17
   days on market $225,000 Active 113 DOM
3. 2026-06-16
   days on market $225,000 Active 112 DOM
4. 2026-06-15
   days on market $225,000 Active 111 DOM
5. 2026-06-13
   days on market $225,000 Active 109 DOM
6. 2026-06-13
   days on market $225,000 Active 108 DOM
7. 2026-06-09
   days on market $225,000 Active 105 DOM
8. 2026-06-08
   days on market $225,000 Active 104 DOM
9. 2026-06-07
   days on market $225,000 Active 103 DOM
10. 2026-06-04
    days on market $225,000 Active 100 DOM
11. 2026-06-03
    days on market $225,000 Active 99 DOM
12. 2026-06-02
    days on market $225,000 Active 98 DOM
13. 2026-06-01
    days on market $225,000 Active 97 DOM
14. 2026-05-31
    days on market $225,000 Active 96 DOM
15. 2026-04-16
    price $225,000
16. 2026-02-25
    status Active
17. 2026-02-04
    status Pending
18. 2026-02-03
    listed $235,000 Active
19. 2020-07-11
    historical 669-char remark

    Show marketing remark (669 chars)

    The biggest mobile home available for sale in East Palmdale, it features 3 good size Bedrooms and 2 Living Rooms, 2 full bathrooms, Covered Porch Area on left side of the home waiting for you to enjoy a peaceful afternoon siting in your rocking chair, also has Laundry room, Central Air Conditioning good for this coming hot season and Central Heating to stay warm during the winter. This manufactured house is waiting anxious for your family to enjoy it. Located close to the STEM school from K-12 The Palmdale Aerospace Academy, The Magnet Cactus Academy for Middle School Children, the community is for all ages and the space rent for new owners is $720 + Utilities.

20. 2020-07-10
    soldstatus $62,000 Closed 669-char remark

    Show marketing remark (669 chars)

    The biggest mobile home available for sale in East Palmdale, it features 3 good size Bedrooms and 2 Living Rooms, 2 full bathrooms, Covered Porch Area on left side of the home waiting for you to enjoy a peaceful afternoon siting in your rocking chair, also has Laundry room, Central Air Conditioning good for this coming hot season and Central Heating to stay warm during the winter. This manufactured house is waiting anxious for your family to enjoy it. Located close to the STEM school from K-12 The Palmdale Aerospace Academy, The Magnet Cactus Academy for Middle School Children, the community is for all ages and the space rent for new owners is $720 + Utilities.

21. 2020-06-15
    price $65,000 669-char remark

    Show marketing remark (669 chars)

    The biggest mobile home available for sale in East Palmdale, it features 3 good size Bedrooms and 2 Living Rooms, 2 full bathrooms, Covered Porch Area on left side of the home waiting for you to enjoy a peaceful afternoon siting in your rocking chair, also has Laundry room, Central Air Conditioning good for this coming hot season and Central Heating to stay warm during the winter. This manufactured house is waiting anxious for your family to enjoy it. Located close to the STEM school from K-12 The Palmdale Aerospace Academy, The Magnet Cactus Academy for Middle School Children, the community is for all ages and the space rent for new owners is $720 + Utilities.

22. 2020-06-11
    price $72,500 669-char remark

    Show marketing remark (669 chars)

    The biggest mobile home available for sale in East Palmdale, it features 3 good size Bedrooms and 2 Living Rooms, 2 full bathrooms, Covered Porch Area on left side of the home waiting for you to enjoy a peaceful afternoon siting in your rocking chair, also has Laundry room, Central Air Conditioning good for this coming hot season and Central Heating to stay warm during the winter. This manufactured house is waiting anxious for your family to enjoy it. Located close to the STEM school from K-12 The Palmdale Aerospace Academy, The Magnet Cactus Academy for Middle School Children, the community is for all ages and the space rent for new owners is $720 + Utilities.

23. 2020-05-19
    price $75,000 669-char remark

    Show marketing remark (669 chars)

    The biggest mobile home available for sale in East Palmdale, it features 3 good size Bedrooms and 2 Living Rooms, 2 full bathrooms, Covered Porch Area on left side of the home waiting for you to enjoy a peaceful afternoon siting in your rocking chair, also has Laundry room, Central Air Conditioning good for this coming hot season and Central Heating to stay warm during the winter. This manufactured house is waiting anxious for your family to enjoy it. Located close to the STEM school from K-12 The Palmdale Aerospace Academy, The Magnet Cactus Academy for Middle School Children, the community is for all ages and the space rent for new owners is $720 + Utilities.

24. 2020-04-29
    listed $80,000 Active 669-char remark

    Show marketing remark (669 chars)

    The biggest mobile home available for sale in East Palmdale, it features 3 good size Bedrooms and 2 Living Rooms, 2 full bathrooms, Covered Porch Area on left side of the home waiting for you to enjoy a peaceful afternoon siting in your rocking chair, also has Laundry room, Central Air Conditioning good for this coming hot season and Central Heating to stay warm during the winter. This manufactured house is waiting anxious for your family to enjoy it. Located close to the STEM school from K-12 The Palmdale Aerospace Academy, The Magnet Cactus Academy for Middle School Children, the community is for all ages and the space rent for new owners is $720 + Utilities.

25. 2019-10-29
    historical
26. 2019-09-18
    price $74,990
27. 2019-06-20
    price $80,000
28. 2019-05-15
    price $85,000
29. 2019-04-22
    listed $90,000 Active
30. 2015-03-28
    historical
31. 2015-03-27
    historical
32. 2015-03-24
    historical
33. 2015-03-24
    historical
34. 2013-08-02
    historical
35. 2013-07-10
    listed $27,000
36. 2012-12-01
    listed $31,350
37. 2012-03-10
    listed $37,350
38. 2007-03-01
    listed $65,000
39. 2006-10-01
    listed $88,500

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 4 d/yr ≥100°F today · 10 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,048
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,964
• − Management: −$2,964
• − Depreciation: −$6,545
• Taxable income: $7,472
• Est. tax owed @ 24.0%: −$1,793
• After-tax cash flow: $8,816/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: Palmdale Elementary
• NCES district ID: 0629580
• Math proficiency: 20% ▲ 1.00%
• Reading proficiency: 31% ▲ 1.00%
• Median HH income: $48,652
• Composite: 25.34/100
• National rank: #12888
• State rank: #1147 of 1400 in CA

Livability — Palmdale

• Score: 55/100
• State rank: #861
• US rank: #23501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmdale, CA
• County: Los Angeles County · 9,444,647 people
• City population: 177,644
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 80,645
• Household income: $62,078
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 4384.0

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: Predominantly Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 15% Black 14% White 12% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 52%
• Foreign-born: 26% · Canada
• Languages at home: 42% English-only · Spanish 55% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -183.38%
• Current HPI: 440.8844
• Rent YoY: ▲ 1.76%
• 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

+154.2% since first listed

25 events — show timeline

• 2026-04-16 Price Changed $225,000 AVMLS
• 2026-02-25 Relisted — AVMLS
• 2026-02-04 Pending — AVMLS
• 2026-02-03 Listed $235,000 AVMLS
• 2020-07-11 Listing Removed — AVMLS
• 2020-07-10 Sold (MLS) $62,000 AVMLS
• 2020-06-15 Price Changed $65,000 AVMLS
• 2020-06-11 Price Changed $72,500 AVMLS
• 2020-05-19 Price Changed $75,000 AVMLS
• 2020-04-29 Listed $80,000 AVMLS
• 2019-10-29 Listing Removed — AVMLS
• 2019-09-18 Price Changed $74,990 AVMLS
• 2019-06-20 Price Changed $80,000 AVMLS
• 2019-05-15 Price Changed $85,000 AVMLS
• 2019-04-22 Listed $90,000 AVMLS
• 2015-03-28 Listing Removed — AVMLS
• 2015-03-27 Listing Removed — AVMLS
• 2015-03-24 Listing Removed — AVMLS
• 2015-03-24 Listing Removed — AVMLS
• 2013-08-02 Listing Removed — AVMLS
• 2013-07-10 Listed $27,000 AVMLS
• 2012-12-01 Listed $31,350 AVMLS
• 2012-03-10 Listed $37,350 AVMLS
• 2007-03-01 Listed $65,000 AVMLS
• 2006-10-01 Listed $88,500 AVMLS