1900 W Artesia #57 · Torrance, CA 90504

$64,000

2 bd · 1.0 ba · 516 sqft · Manufactured · 36 Days on market

Built 1958 Good condition $124/sqft · 45% below area Est $117k · 45% under ↓ 50% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.9/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

PROPERTY HIGHLIGHTS: A beautiful home for $64K; Low Space Rent $1350/month INVEST IN YOUR LIFE; NOT A MORTGAGE MINIMALISTIC LIVING = MAXIMUM FREEDOM • Get back your time from overworking to pay for high mortgages: Be there for your children before they grow up, instead of working overtime to pay for a house that you’re too tired to enjoy! • Open Concept smaller modern space for Living Life with less yet designed for durability and space saving uniqueness • Metal roof; Modern kitchen with Stainless Steel countertops and durable stainless-steel flooring with laminate overlay! • House made of solid wood & steel, no frail dry walls • Modern white

Key facts

• 2 parking spots
• Community pool
• Built 1958

Property features AI

Finance

• Other: Park name: Torrance Mobile Home Park; Paved road access via city streets
• Financial info: Monthly land lease (park) applies
• HOA & community: Torrance Mobile Home Park with onsite property management; Association amenities include pool and pet rules (call for details); Park rules and weight/pet limits apply; Manager approval required

Exterior

• Parking: Carport (2 spaces)
• Security: Onsite resident manager
• Utilities: Public/district water; Public sewer; Standard electric service; Natural gas available; Cable available; Telephone in street; Water available; Sewer available; Electricity available
• Home design: Mobile home (model: Castle); Single-story; No interior steps (accessible); Updated/remodeled condition; Mobile home remains in place; Has a view
• Construction: Metal roof; Siding skirt; Pier jacks foundation; Wood fencing in good condition
• Exterior features: Front porch; Open patio; Patio; Outdoor lighting; Shed on property; Walkstreet lot feature; Community/in-ground pool (association); Shared community pool

Interior

• Kitchen: Kitchen open to family room; Refrigerator; Gas range; Range/hood; Freezer; Water heater unit
• Bedrooms: All bedrooms on main floor; Main floor bedroom; Bonus room and den included
• Flooring: Laminated flooring
• Bathrooms: Full bathroom with tub and shower; Shower in tub
• Interior features: Built-in shelving/cabinetry; Open floor plan; French doors; Blinds on windows; One-level living; Front-door entry; Resident manager onsite
• Laundry & utility: Laundry area

🏷️ Possibly a rental listed for sale. The $64,000 price doesn't fit this home's estimated sale value (~$116,835) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $64k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $64k).
• Recommended offer: $62k (3.0% below list) — sets the bar for market timing.
• Cap rate 31.6% 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: Rents rising (+2.3%/yr); 34 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $442 of loan paydown is wiped out by about $2k 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 + 2.3% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,080 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1958 — 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 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?
5. 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?
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: 3.55% ✓
• Cap rate: 31.61%
• Cash-on-cash: 90.43%
• DSCR: 5.02
• GRM: 2.4

CMA / ARV

• ARV (median comp): $116,835
• List price: $64,000
• Delta: -45.22%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1900 Artesia Blvd #28	0.00mi	1/1.0 (-1)	552 (+7%)	13mo	$99,900	$181	73
17100 Gramercy Pl #25	0.25mi	1/1.0 (-1)	550 (+7%)	0mo	$145,000	$264	72
16949 S Western Ave #97	0.40mi	1/1.0 (-1)	512 (-1%)	21mo	$88,000	$172	58
17100 Gramercy Pl #2	0.26mi	1/1.0 (-1)	576 (+12%)	22mo	$162,400	$282	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 · 2.26% rent growth · sell at horizon

5-year hold

• IRR: 90.3%
• Equity multiple: 5.13×
• Total profit: $73,996
• Equity at exit: $9,543

10-year hold

• IRR: 93.1%
• Equity multiple: 10.41×
• Total profit: $168,544
• Equity at exit: $5,534

Cash invested: $17,920 (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 90504

• Rents YoY: 2.3%
• Active inventory: 34
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,269 high
• Mortgage (P&I): −$336
• Tax est. 1.5%: −$80 /mo · $960/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $1,350

Break-even live

Break-even rent $560

Max offer price $64,000

Occupancy floor 35%

Sensitivity live

Price	-10% $1,395	-5% $1,373	+0% $1,350	+5% $1,328	+10% $1,306
Rent	-10% $1,171	-5% $1,261	+0% $1,350	+5% $1,440	+10% $1,530
Rate	-1.0pp $1,383	-0.5pp $1,367	base $1,350	+0.5pp $1,334	+1.0pp $1,317

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17917 Evelyn Ave Gardena, CA	1.0	1.0	500	$2,175	$4.35	44d	1	0.56mi
1439 W 179th St Unit 03 Gardena, CA	2.0	1.0	650	$2,250	$3.46	44d	1	0.67mi
16416 Brighton Ave Gardena, CA	1.0	1.0	400	$2,195	$5.49	0d	1	0.89mi
16416 Brighton Ave Gardena, CA	1.0	1.0	400	$2,195	$5.49	44d	1	0.89mi
18424 S Normandie Ave Gardena, CA	1.0	1.0	550	$1,900	$3.45	44d	1	0.91mi
16120 Van Ness Ave Unit 6 Torrance, CA	2.0	1.0	690	$2,026	$2.94	19d	1	0.92mi
17901 Crenshaw Blvd Unit 4 Torrance, CA	1.0	1.0	615	$2,495	$4.06	25d	1	0.95mi
16020 Van Ness Ave Torrance, CA	1.0	1.0	550	$1,950	$3.55	44d	2	0.98mi
1321 W 186th St Gardena, CA	1.0	1.0	600	$1,800	$3.00	44d	1	1.03mi
2501 W Redondo Beach Blvd Unit 242 Gardena, CA	1.0	1.0	550	$1,800	$3.27	44d	1	1.09mi
1118 166th St Unit C Gardena, CA	1.0	1.0	389	$1,775	$4.56	44d	1	1.11mi
3313 Artesia Blvd Torrance, CA	1.0	1.0	750	$1,895	$2.53	44d	1	1.15mi
2125 W 157th St Unit 10 Gardena, CA	1.0	1.0	700	$2,050	$2.93	5d	1	1.16mi
15717 Brighton Ave Unit B Gardena, CA	1.0	1.0	650	$2,200	$3.38	25d	1	1.24mi
860 W 165th Pl Unit 103 Gardena, CA	1.0	1.0	589	$1,775	$3.01	44d	1	1.29mi
15702 Brighton Ave Unit 4 Gardena, CA	2.0	1.0	750	$2,500	$3.33	20d	1	1.31mi
844 W 164th St Unit 9402A Gardena, CA	1.0	1.0	615	$2,500	$4.07	44d	1	1.36mi
3444 Redondo Beach Blvd Unit 3 Torrance, CA	1.0	1.0	668	$1,850	$2.77	19d	1	1.38mi
17030 Yukon Ave Torrance, CA	1.0	1.0	600	$2,100	$3.50	44d	1	1.40mi
17035 Yukon Ave Torrance, CA	1.0	1.0	720	$2,195	$3.05	44d	1	1.43mi
16724 Yukon Ave Torrance, CA	1.0	1.0	705	$2,595	$3.68	25d	1	1.45mi

Listing history 21 events

1. 2026-06-21
   days on market $64,000 Active 36 DOM
2. 2026-06-18
   days on market $64,000 Active 33 DOM
3. 2026-06-17
   statusdays on market $64,000 Active 32 DOM
4. 2026-06-09
   status $64,000 Pending Sale 31 DOM
5. 2026-06-08
   days on market $64,000 Active 31 DOM
6. 2026-06-07
   days on market $64,000 Active 30 DOM
7. 2026-06-04
   days on market $64,000 Active 27 DOM
8. 2026-06-03
   days on market $64,000 Active 26 DOM
9. 2026-06-02
   days on market $64,000 Active 25 DOM
10. 2026-06-01
    days on market $64,000 Active 24 DOM
11. 2026-05-31
    days on market $64,000 Active 23 DOM
12. 2026-05-08
    listed $64,000 Active 1894-char remark
13. 2026-05-07
    historical $64,000 1894-char remark
14. 2023-10-13
    price $60,000
15. 2023-10-04
    price $72,000
16. 2023-10-01
    status Active
17. 2023-09-26
    historical Active Under Contract
18. 2023-09-13
    status Active
19. 2023-09-11
    historical Active Under Contract
20. 2023-09-05
    price $88,000
21. 2023-07-19
    listed $129,000 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥86°F today · 16 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: $27,231
• − Mortgage interest: −$3,585
• − Property taxes: −$960
• − Insurance: −$320
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − Depreciation: −$1,862
• Taxable income: $16,147
• Est. tax owed @ 24.0%: −$3,875
• After-tax cash flow: $12,330/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 · 1 photo

Good 80/100 Cosmetic rehab

This beautifully maintained manufactured home is in excellent condition with modern updates and a great location, making it an attractive investment for both resale and rental.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Add smart home features — Improves convenience and adds modern appeal, attracting more buyers and renters.
• Both Upgrade lighting fixtures — Modernizes the home and enhances curb appeal, making it more attractive to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Add smart home features — Improves convenience and adds modern appeal, attracting more buyers and renters. ↑
• Both Upgrade lighting fixtures — Modernizes the home and enhances curb appeal, making it more attractive to potential buyers and renters. ↑

ⓘ 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: 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
• County: Los Angeles County · 9,444,647 people
• City population: 153,473
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 33,084
• Household income: $107,552
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1335.0

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 0.72)
• Race & ethnicity: Asian 39% Hispanic / Latino 26% White 24% Two or more races 16% Black 4%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 1% Slovak 1% Portuguese 1%
• Foreign-born: 29% · Canada, South Korea, Vietnam
• Languages at home: 57% English-only · Spanish 14% Other Asian/Pacific 6% Korean 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: ▼ -940.72%
• Current HPI: 387.9811
• Rent YoY: ▲ 2.26%
• 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

-50.4% since first listed

12 events — show timeline

• 2026-06-17 Relisted — CRMLS
• 2026-06-09 Pending — CRMLS
• 2026-05-08 Listed $64,000 CRMLS
• 2026-05-07 Coming Soon $64,000 CRMLS
• 2023-10-13 Price Changed $60,000 CRMLS
• 2023-10-04 Price Changed $72,000 CRMLS
• 2023-10-01 Relisted — CRMLS
• 2023-09-26 Contingent — CRMLS
• 2023-09-13 Relisted — CRMLS
• 2023-09-11 Contingent — CRMLS
• 2023-09-05 Price Changed $88,000 CRMLS
• 2023-07-19 Listed $129,000 CRMLS