1065 Lomita Blvd #250 · West Carson, CA 90710

$259,000

3 bd · 2.0 ba · 1,444 sqft · Manufactured · 66 Days on market

Built 1973 $179/sqft · at area comps Est $248k · at est.

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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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +5.5/15.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME TO POPULAR SAN RAFAEL ESTATES MOBILE HOME PARK. 55+SENIOR COMMUNITY. SPACE #250 IS MOVE IN READY 3 BEDROOM, 2BATH, 1444 LIVING SPACE WITH GENEROUS OPEN AND SPACIOUS FLOOR PLAN. OPEN LIVING ROOM AND DINING ROOM AREA, ALSO NICE HOBBY ROOM AREA. NICE WOOD FLOORE THROUGH OUT AND GRANITE COUNTER TOP IN THE KITCHEN AND BATHROOM. COMMUNITY HAS SWIMMING POOL, TENNIS COURT, GAME ROOM, BILLIARD ROOM, CLUB HOUSE AND ALSO SECURITY GUARD AT THE GATE IN THE NIGHT TIME. PETS PERMITTED WITH WEIGHT LIMIT.

Key facts

• Open living room
• Dining room area
• Hobby room area

Tags

• MOVE IN READY
• OPEN LIVING ROOM
• DINING ROOM AREA
• HOBBY ROOM AREA
• WOOD FLOOR
• GRANITE COUNTER TOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $259k.

Deal economics

• At list price, monthly cash flow is $815 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $243k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 2.8% in West 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 64/100 on livability (#408 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+; Watch: crime D+, amenities F, cost of living 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: Rents rising (+3.1%/yr); 63 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $3,298/mo this rent would consume 48% of the median local household income ($82k/yr) (locally 979% 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 $8k 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 + 3.1% rent growth), your $73k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $259k implies a 318% gain — meaningful room to come down on a strong offer.

Recommended offer $243,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1973 — 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. 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: 1.27% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.49%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (median comp): $248,151
• List price: $259,000
• Delta: 4.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1065 W Lomita Blvd #153	0.19mi	2/2.0 (-1)	1,440 (-0%)	1mo	$266,000	$185	85
1065 Lomita Blvd #449	0.21mi	2/2.0 (-1)	1,440 (-0%)	2mo	$337,000	$234	83
1065 Lomita Blvd #391	0.21mi	2/2.0 (-1)	1,440 (-0%)	4mo	$305,000	$212	82
1065 Lomita Blvd #92	0.23mi	3/2.0	1,440 (-0%)	9mo	$286,500	$199	81
1065 Lomita Blvd #7	0.23mi	2/2.0 (-1)	1,440 (-0%)	5mo	$295,000	$205	80
1065 Lomita Blvd #172	0.23mi	2/2.0 (-1)	1,440 (-0%)	7mo	$241,000	$167	78
1065 Lomita Blvd #180	0.19mi	3/2.0	1,554 (+8%)	2mo	$375,000	$241	77
1065 Lomita Blvd #248	0.15mi	2/2.0 (-1)	1,536 (+6%)	3mo	$250,000	$163	75
1065 Lomita Blvd #147	0.23mi	2/2.0 (-1)	1,344 (-7%)	0mo	$160,000	$119	72
1065 Lomita Blvd #199	0.23mi	2/2.0 (-1)	1,550 (+7%)	1mo	$222,500	$144	71
1065 Lomita Blvd #387	0.23mi	2/2.0 (-1)	1,344 (-7%)	11mo	$191,500	$142	64
760 Lomita Blvd #116	0.43mi	3/2.0	1,620 (+12%)	8mo	$295,000	$182	53

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 · 3.13% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.14×
• Total profit: $10,430
• Equity at exit: $38,618

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $77,914
• Equity at exit: $22,394

Cash invested: $72,520 (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 90710

• Rents YoY: 3.1%
• Active inventory: 63
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,298 high
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$692
• Net cashflow: $815

Break-even live

Break-even rent $2,266

Max offer price $259,000

Occupancy floor 70%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 252nd St Unit 6 Harbor City, CA	2.0	1.0	1250	$1,999	$1.60	43d	1	0.24mi
1008 Harbor Heights Dr Unit B Harbor City, CA	3.0	2.5	1434	$3,295	$2.30	14d	1	0.34mi
1309 Hunt Ter Harbor City, CA	4.0	2.5	1685	$4,500	$2.67	43d	1	0.49mi
1435 Lomita Blvd #105 Harbor City, CA	3.0	2.0	1260	$3,250	$2.58	43d	1	0.54mi
25595 Pine Creek Ln Wilmington, CA	2.0	1.5	1170	$3,300	$2.82	11d	1	0.68mi
1500 W Pacific Coast Hwy Wilmington, CA	2.0	2.0	971	$3,256	$3.35	2d	2	0.74mi
256 W Lomita Blvd Wilmington, CA	3.0	1.0	1000	$1,800	$1.80	20d	1	0.79mi
24223 Ambassador Pl Harbor City, CA	3.0	2.0	1208	$3,800	$3.15	5d	1	0.80mi
1732 251st St Lomita, CA	3.0	1.0	1200	$4,000	$3.33	43d	1	0.91mi
1444 260th St #22 Harbor City, CA	2.0	2.0	935	$2,950	$3.16	7d	1	0.98mi
25122 Ebony Ln Lomita, CA	2.0	2.0	1716	$2,955	$1.72	20d	1	0.98mi
1530 260th St Apt 6 Harbor City, CA	3.0	2.0	1150	$3,295	$2.87	20d	1	1.00mi
26127 Frampton Ave Unit F Harbor City, CA	3.0	2.5	1161	$3,200	$2.76	43d	1	1.02mi
1676 259th St Harbor City, CA	2.0	1.0	1250	$2,795	$2.24	15d	1	1.06mi
1316 1/2 W Anaheim St Harbor City, CA	2.0	1.0	900	$2,100	$2.33	24d	1	1.08mi
1918 252nd St Lomita, CA	3.0	2.0	1488	$3,900	$2.62	43d	1	1.15mi
23502 Nicolle Ave Carson, CA	4.0	2.0	1700	$7,000	$4.12	1d	1	1.18mi
25018 Eshelman Ave Unit 9 Lomita, CA	2.0	2.5	1400	$3,295	$2.35	24d	1	1.19mi
1724 260th St Lomita, CA	2.0	2.0	1000	$3,350	$3.35	7d	1	1.19mi
25018 Eshelman Ave Lomita, CA	2.0	2.5	1400	$3,295	$2.35	43d	1	1.20mi
817 W 232nd St Unit G Torrance, CA	2.0	1.5	900	$3,250	$3.61	18d	1	1.22mi
24638 Eshelman Ave Unit 1/4 Lomita, CA	2.0	1.0	950	$2,950	$3.11	43d	1	1.23mi
24636 Eshelman Ave Lomita, CA	2.0	1.0	950	$2,950	$3.11	4d	1	1.24mi
25822 Walnut St Lomita, CA	2.0	1.0	900	$2,350	$2.61	43d	1	1.26mi
1311 Sepulveda Blvd Torrance, CA	2.0	2.0	1050	$3,650	$3.48	20d	1	1.30mi
22919 Mariposa Ave Torrance, CA	2.0–3.0	2.5–4.0	1480	$4,000	$2.70	43d	2	1.40mi
25326 Oak St Unit 1 Lomita, CA	3.0	2.0	1300	$3,650	$2.81	43d	1	1.41mi
25021 Oak St Lomita, CA	3.0	2.0	1281	$3,995	$3.12	7d	1	1.41mi
22919 Mariposa Ave #202 Torrance, CA	3.0	4.0	1780	$4,000	$2.25	24d	1	1.43mi
24139 Ravenna Ave Carson, CA	4.0	2.0	1356	$4,500	$3.32	18d	1	1.46mi
1557 Island Ave Wilmington, CA	3.0	2.0	1152	$4,200	$3.65	43d	1	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $259,000 Active 66 DOM
2. 2026-06-17
   days on market $259,000 Active 65 DOM
3. 2026-06-16
   days on market $259,000 Active 64 DOM
4. 2026-06-15
   days on market $259,000 Active 63 DOM
5. 2026-06-13
   days on market $259,000 Active 61 DOM
6. 2026-06-09
   days on market $259,000 Active 57 DOM
7. 2026-06-08
   days on market $259,000 Active 56 DOM
8. 2026-06-07
   days on market $259,000 Active 55 DOM
9. 2026-06-04
   days on market $259,000 Active 52 DOM
10. 2026-06-03
    days on market $259,000 Active 51 DOM
11. 2026-06-02
    days on market $259,000 Active 50 DOM
12. 2026-06-01
    days on market $259,000 Active 49 DOM
13. 2026-05-31
    days on market $259,000 Active 48 DOM
14. 2026-04-13
    listed $259,000 Active 504-char remark

    Show marketing remark (504 chars)

    WELCOME TO POPULAR SAN RAFAEL ESTATES MOBILE HOME PARK. 55+SENIOR COMMUNITY. SPACE #250 IS MOVE IN READY 3 BEDROOM, 2BATH, 1444 LIVING SPACE WITH GENEROUS OPEN AND SPACIOUS FLOOR PLAN. OPEN LIVING ROOM AND DINING ROOM AREA, ALSO NICE HOBBY ROOM AREA. NICE WOOD FLOORE THROUGH OUT AND GRANITE COUNTER TOP IN THE KITCHEN AND BATHROOM. COMMUNITY HAS SWIMMING POOL, TENNIS COURT, GAME ROOM, BILLIARD ROOM, CLUB HOUSE AND ALSO SECURITY GUARD AT THE GATE IN THE NIGHT TIME. PETS PERMITTED WITH WEIGHT LIMIT.

15. 2015-05-05
    historical 577-char remark

    Show marketing remark (577 chars)

    Huge Corner Lot with large Driveway sits this 2 Bedroom + Family Room, Dining Room and Living Room in San Rafael Estates. The home just had new Carpet and sits on a great lot. Large Master Bedroom with nice size closets. Nice Deck with Ramp up to front door. This home is tucked away in a corner so it is very private. Great home with lot of possibilities. San Rafael offers a large Recreation Center with newer Common area kitchen, Pool, 2 Jacuzzi's, Large Billiard Room, Two Lighted Tennis Courts, Card Room. The San Rafael Social Club offers Many Fun Activities for Seniors.

16. 2015-05-04
    soldstatus $62,000 Closed Sale 577-char remark

    Show marketing remark (577 chars)

    Huge Corner Lot with large Driveway sits this 2 Bedroom + Family Room, Dining Room and Living Room in San Rafael Estates. The home just had new Carpet and sits on a great lot. Large Master Bedroom with nice size closets. Nice Deck with Ramp up to front door. This home is tucked away in a corner so it is very private. Great home with lot of possibilities. San Rafael offers a large Recreation Center with newer Common area kitchen, Pool, 2 Jacuzzi's, Large Billiard Room, Two Lighted Tennis Courts, Card Room. The San Rafael Social Club offers Many Fun Activities for Seniors.

17. 2015-04-16
    historical Active Under Contract 577-char remark

    Show marketing remark (577 chars)

    Huge Corner Lot with large Driveway sits this 2 Bedroom + Family Room, Dining Room and Living Room in San Rafael Estates. The home just had new Carpet and sits on a great lot. Large Master Bedroom with nice size closets. Nice Deck with Ramp up to front door. This home is tucked away in a corner so it is very private. Great home with lot of possibilities. San Rafael offers a large Recreation Center with newer Common area kitchen, Pool, 2 Jacuzzi's, Large Billiard Room, Two Lighted Tennis Courts, Card Room. The San Rafael Social Club offers Many Fun Activities for Seniors.

18. 2015-02-25
    price $64,950 577-char remark

    Show marketing remark (577 chars)

    Huge Corner Lot with large Driveway sits this 2 Bedroom + Family Room, Dining Room and Living Room in San Rafael Estates. The home just had new Carpet and sits on a great lot. Large Master Bedroom with nice size closets. Nice Deck with Ramp up to front door. This home is tucked away in a corner so it is very private. Great home with lot of possibilities. San Rafael offers a large Recreation Center with newer Common area kitchen, Pool, 2 Jacuzzi's, Large Billiard Room, Two Lighted Tennis Courts, Card Room. The San Rafael Social Club offers Many Fun Activities for Seniors.

19. 2014-12-09
    listed $69,500 Active 577-char remark

    Show marketing remark (577 chars)

    Huge Corner Lot with large Driveway sits this 2 Bedroom + Family Room, Dining Room and Living Room in San Rafael Estates. The home just had new Carpet and sits on a great lot. Large Master Bedroom with nice size closets. Nice Deck with Ramp up to front door. This home is tucked away in a corner so it is very private. Great home with lot of possibilities. San Rafael offers a large Recreation Center with newer Common area kitchen, Pool, 2 Jacuzzi's, Large Billiard Room, Two Lighted Tennis Courts, Card Room. The San Rafael Social Club offers Many Fun Activities for Seniors.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $39,570
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$3,166
• − Management: −$3,166
• − Depreciation: −$7,535
• Taxable income: $6,017
• Est. tax owed @ 24.0%: −$1,444
• After-tax cash flow: $8,338/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 — West Carson

• Score: 64/100
• State rank: #408
• US rank: #13927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Carson, CA
• County: Los Angeles County · 9,444,647 people
• City population: 18,467
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 26,761
• Household income: $82,478
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 979.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 48% Two or more races 21% Asian 20% White 16% Black 11%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Ukrainian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 35% · Canada, South Korea, China
• Languages at home: 42% English-only · Spanish 38% Korean 6% Tagalog/Filipino 4%

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: ▼ -636.52%
• Current HPI: 363.6265
• Rent YoY: ▲ 3.13%
• 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

+272.7% since first listed

6 events — show timeline

• 2026-04-13 Listed $259,000 CRMLS
• 2015-05-05 Listing Removed — CRMLS
• 2015-05-04 Sold (MLS) $62,000 CRMLS
• 2015-04-16 Contingent — CRMLS
• 2015-02-25 Price Changed $64,950 CRMLS
• 2014-12-09 Listed $69,500 CRMLS